Splashes of color in accent pieces (piece of art, a vase, flowers, table decoration)  provide a focal point.

In Miami,  earthy tones  (and use of stone, pebble, and rock), are often used to  create a spa-like feel.   The use of  texture, natural stone and wood  seem to be rather universally appealing, and in vogue.

By far the  most widespread appeal comes from using  orange, yellow, green and red hues.  A single accent wall can create contrast and compliment the rest of the room, or  serve as a backdrop to showcase a piece of art.

Staging a house for sale is something we do to make a statement, and create impact.   Setting the stage (‘staging’) seems to bring heftier sales prices on the homes we list and sell.   If you’re looking to sell your home, and need a knowledgeable real estate professional to list and sell it, we would love to talk with you.  Call us anytime you’re ready -  Restivo Team at EWM Realtors  -  Vicki Restivo 305 793-1365   –  Alexandra  Restivo 306 632-0164.

From October 2011 to March 2012, the average price per square foot in the 33156 zip code has risen.

If you would like to sell your house, call the Restivo Team to get a FREE Home Valuation. Our noteworthy sales record shows that we can sell fast and for the right price!

]]> http://miamirealestatecafe.com/2012/04/30/average-price-per-square-foot-in-pinecrest/feed/ 0 http://miamirealestatecafe.com/2012/04/20/tips-for-sellers/ http://miamirealestatecafe.com/2012/04/20/tips-for-sellers/#comments Fri, 20 Apr 2012 09:00:02 +0000 Alexandra Restivo http://miamirealestatecafe.com/?p=15359 If you’re interested in selling your house, there are a few things to keep in mind in order to make the process run smoothly.

• Hire a realtor to help you sell. The Restivo Team will help you with everything from preparing the house before it goes on the market, listing and showing it, negotiating offers and taking you to closing and beyond. We will even help you find a new home…in Miami or elsewhere.

• Make sure the house is decluttered and smells good. When a buyer comes in to view the house, they  want to be able to imagine themselves in the house. That’s hard to do when there are things all over-family photos, lots of clutter on counters and tables. You can go ahead and pack those things away. After all, you are going to sell your house and move elsewhere, so why not get a head start on packing! Pet odors and cigarette smells tend to turn buyers off as well. Be sure to clean the house, use air fresheners and candles to keep it smelling fresh and inviting, but try to use fresheners that are not too strong (in case some buyers are sensitive to smells).

• We have to market the house for what it is. Saying the house is waterfront, when in fact it only has a view of the water, is a waste of time. It won’t bring the right buyers in to see the house. We need to market it for what it it- a cozy charmer, a handyman special or in a great school district. Whatever your house has to offer, we hone in on those things and market it as such.

• Be realistic with pricing the house. We can list your house for whatever you think it’s worth, but the truth is, the market is what indicates what it’s worth. We understand that you may have put a lot of money in the house, and done a ton of work to it to make it absolutely stunning, but if the market doesn’t support it, it’s going to be hard to get a higher than market price (unless we’re dealing with a cash buyer). The best thing to do is let us run the numbers, let us run comparable sales in the area near you, and we can tell you what it’s going to sell at. For our sellers who have been made aware of what the market is, and where their house will sell, we can tell you that our sellers have gotten close-to, if not full asking price!!! The closer it is priced to where the market indicates it will sell, the better chance that it will sell near to that price.

• During showings and open house, we ask that you are not in the house. It makes it easier for a buyer to envision themselves in the home if the people who currently live there are not present. This way, they feel free to ask questions and explore…which is what you, as the seller, want!

There are many things that we can help with if you are interested in selling your home. These were just some of the things to keep in mind when you are looking to sell. Give us a call today. It would be our pleasure to sit down with you and discuss selling your house.

SOME THINGS NOT TO SHIP:

Anything that is  irreplaceable,  just carry it with you.   You won’t want to pack or send with the moving truck:   Wills, stocks, bonds, securities, jewelry, cash, collector items…   And make sure you have (in hand): cash, credit cards, a cell phone, car keys, airline tickets, and your new address … all readily available.

WHAT TO SCHEDULE  AND HANDLE…  BEFORE YOUR MOVE:  

Schedule any utility disconnections for the day after your move out … and arrange for utility hook ups in your new home for the day before move in.   That includes electric, gas, water, sewer, telephone, cable.   

Submit a change of address form - for mail forwarding.  The post office will have those – or you can get them online. 

Cancel newspaper deliveries. 

Advise your insurance companies (auto/home/liability/life insurance), credit card companies, doctors, dentists  of your address change. 

SIMPLIFY UNPACKING :

Some moving companies can handle the assembly beds and arrange furniture if you arrange in for that in advance.   If you want that,  have a sketch of the ‘floorplan’ laid out for them .    Label all your boxes with the name of room they are to go into (Kitchen/ Master Bath/Office/Upstairs Bedroom/Library…).

UNPACKING SERVICES:

There are  local companies in many cities that you can hire to actually unpack and organize your belongings, once the mover delivers and unloads the truck.   Some of them will hang clothes in the closets, and organize  your kitchen so you can wake up the next morning and make coffee and have toast.  If you missed our previous blog on UNPACKING SERVICES  you can link to it here.

WE’VE EARNED OUR REPUTATION …   MAKING  BUYING, SELLING, RELOCATING EASIER FOR OUR CLIENTS:

We have recommended movers, painters, unpackers, furniture resources, cleaning services, landscapers, pool companies, storage companies for our buyers and sellers…   For anything you might need … just ask.

Moving can be stressful and hectic …  but we help simplify things for you,  so they run smoothly.  

Thank you for counting on us,  following our real estate blog, and recommending us to friends and family whenever you hear they are looking for an experienced real estate agent.   We look forward to your continued referrals, and to working with you … the next time you’re ready to move.  Vicki & Alexandra Restivo  305 793-1365 MiamiRealEstateCafe.com

Prices in New York and New Jersey will drop 13%.  Illinois and Indiana and Kentucky will have significant drops in their housing prices, because of the amount of shadow inventory in each of those states. 

Also in bad shape are North Dakota and New Mexico … South Carolina and North Carolina.

What about Miami?     Not only do we have beautiful weather year-round, but from all appearances the real estate market in Miami is one of the few that has actually stabilized, making our neck of the woods a good investment option.   If you are looking to relocate we would love to help you!  We specialize in South Florida, and we can also connect you with real estate experts nationally and internationally to help with the other side of your move .   The Restivo Team at EWM Realtors, International.   305 793-1365

If you’re getting a mortgage though, the lender will want an estimate of value from an appraiser.  They will loan based on the appraised value and that has a LOT to do with square footage .  And here’s where it gets sticky.

In the MLS (Multiple Listing Services) , and in the Miami-Dade Tax Rolls,  the size of a house is OFTEN  shown as ADJUSTED SQUARE FEET. What that means is that the air conditioned space is measured and noted …  but added to that is a percentage of the garage space and a portion of covered patio and porch spaces as well.  That means that the square footage of a property in the tax rolls is shown as being larger than JUST the mere air conditioned area of the home. 

Unfortunately, when an appraiser comes in to assess the value of home (for the purposes of you getting a loan), he/she measures and calculates  square footage based solely on GROSS LIVING AREA (which means the area  “under air” … airconditioned). 

When an appraiser measures gross living area, and compares the SUBJECT PROPERTY to the COMPARABLE SALES , he/she needs to compare apples to apples.  Value of the SUBJECT which is measured for gross living area  cannot be priced and valued properly if the appraiser uses ADJUSTED SQUARE FEET measurements of the comps from the tax roll.  Gross living area (which is the airconditioned area that an appraiser looks at)  is smaller than the adjusted square footage figures that the MLS and MiamiDade Tax Roll show.  And, using comps pulled from the MLS or Miami Dade tax roll (that show adjusted square footage), will result in a lower estimate of value on the SUBJECT PROPERTY, unless the appraiser makes corrections.

Example:    (Identical homes on the same block … same floorplan, same size, same age):

House A:  2300 sq ft in the tax rolls  (2000 sq ft  of GROSS LIVING AREA according to the appraiser) – value according to appraiser: $390,000

House B:  2300 sq ft in the rax rolls …  and the appraiser uses the 2300 ”size”  on this comp to calculate VALUE of the exact same house that is the SUBJECT PROPERTY he/she is appraising.  House B  house sold for $425,000 last week.

End result:  The value of of the SUBJECT is calculated based on incorrect comparison of the actual square footage.

Makes our jobs as Realtors somewhat of a challenge… to say the least.

This is an impressive listing …  Hampton Style with a Key West Flair …   in the heart of North Pinecrest …  6 bedrooms … 4 full baths … 2 guest baths …  three stories… 8 foot doors …  magnificent hardwood floors throughout  … chefs kitchen … oversized  lap pool … guest house … BEAUTIFUL NEW LISTING !  

I hope you don’t think that because you bought at the top of the market you’ll have to wait to sell.  If you are thinking of selling, we would LOVE to talk with you.  There’s a shortage of homes right now for the buyers who are looking.  There are homes for sale now in Pinecrest that are priced above where they sold  last year.   

Buyers appreciate and will pay for homes with updates … and  move-in ready …  and buyers are buying.  Whether you are buying or selling, we would love to chat with you.

If you’re looking to buy or sell,  we would love to work with you.  Whether it’s this home …  or another…   in Pinecrest,  Coral Gables, Palmetto Bay, Miami Beach or Key Biscayne … give us a call.   We’ve lived  in Pinecrest and Coral Gables for over 2 decades now….  We know the areas and neighborhoods you want to live in, and we pride ourselves on finding you the perfect home, and finding our sellers just the right buyer.   Call anytime  305-793-1365 or drop us a note here  and tell us how we can help … and we will …   Email: restivo.v@ewm.com  

Whether you’re contemplating selling your house now or doing so in the near future (or have family or friends who might be) we’d love to chat with you.  We need new listings to sell …  and would love to be your choice as Realtor.    305 793-1365  Vicki & Alexandra Restivo  restivo.v@ewm.com

That said, IF you are planning to sell within the next 6 months, every indication suggests that you sell now.

The reason behind that is just last week the banks and the federal government came to an agreement as to how to move forward with the current inventory of foreclosed properties (‘shadow inventory’).   They came to an agreement as to how that bottleneck would be released (by the lenders) onto the market .

And not only that, but now there will be a new onslought of properties  that are currently ‘underwater’ which the lenders will begin foreclosing on.  Anytime there’s an increase in distressed property for sale, there is a corresponding decrease in value.Completed foreclosures are down 38% … but property in the process of being foreclosed on are going up each month.

We would be pleased to sit down with you for a seller consultation anytime you’d like to talk more about selling …  what your house will likely sell for …  and whether this is the best time for you or not.   Information is key to deciding, and we will be happy answer your questions, and see if this might be a good opportunity for you to consider selling .  Call us anytime you’re ready or email us at restivo.v@ewm.com  …  Vicki & Alexandra Restivo EWM Realtors 305 793-1365  or send us a note through our real estate blog

Recently two of our sellers asked us to recommend someone who might help do a tag sale and clear out a house:     

Bobby & Betty …  They don’t advertise their services …  They handle  liquidations … the sale of personal items in estates and private homes.

They’ll go in, empty drawers and cabinets,  go through papers, categorize, organize,  tag,  price & arrange everything for sale.   They normally advertise their weekend tag sale only in the  Miami Herald (but occassionally on Craigslist too, depending on the area), and then hold a two day weekend tag sale. 

They keep 30% of what they collect from the tag sale … The two women work in Miami-Dade (primarily in the Gables, Pinecrest, and Palmetto Bay) and can be reached at 305 / 665–1949 (Coral Gables) and 305 / 667-3384 (Pinecrest)

Anything unsold, at the end of the two-day sale, they’ll have removed.

This weekend,  March 10 and 11 they are holding a tag sale at 16 Phoenetia in Coral Gables…

We appreciate you reading our blog,  buying and selling  property through us, and referring us to your friends and family.  We love selling real estate, and look forward to helping you with your next move!  Alexandra and Vicki Restivo  EWM Realtors  305 793-1365  restivo.v@ewm.com

“SUNNY ISLES BEACH-POINCIANA ISLAND UPDATED 2,650+SQF 4BED/3BA SPACIOUS TWO LEVEL HOME, UPSTAIRS HAS WOOD FLOORING, FEATURES REMODELED MARBLE FLOORS LIVING & DINING AREA. HIGH CEILINGS, SKY LIGHTS OFFER NATURAL LIGHT. PRIVATE YARD, YACUZZI. LARGE MASTER BED W/VIEWS & TERRACE.SECURITY CAMARAS ALL AROUND. SOUND SYSTEM. GUARD-GATED, SECURITY, PATROL, TENNIS, POOL, CLUBHOUSE, PROVIDE EXCLUSIVE COUNTRY CLUB FEEL. WALK TO RESTAURANTS, SHOOPING. ACROSS FROM THE BEACH.PRIVATE BOAT DOCK!!!”   Listed for $660,000.00.

Looks and sounds fabulous.  And from the MLS photos, it appears to be lived in. 

What’s missing is the fact that there is no kitchen  …   Nowhere is that mentioned.  

When I made the appointment to show the listing, nothing was mentioned.   The only way it even came up was when I called back to reconfirm our appointment, asking about immediate move-in / and a possible lease-purchase option or pre-occupancy prior to closing.  The listing agent said it might be tough to move in right away, because there was no kitchen … but … there were plans to add a kitchen and laundry room.  

The listing agent confided that there had been two solid offers (contracts)  on the property,  both of which fell through before closing.  Wonder why.

 There are several problems with listings like this:    

1)  Not only does this kind of lack of information spin the wheels of the buyer  (and Realtors!)  who might like it online… but the buyer won’t get financing without there being a kitchen.   (And maybe this explains why the listing agent has had two offers that mysteriously fell through … and couldn’t figure out why.)

2)  Listing something without showing it for what it is (or isn’t!) attracts the wrong buyers.

3) Nowhere will a future appraiser grasp that there is no kitchen…  NOWHERE!   And that means that  (if and when) it sells,  the written information in the MLS will cause it to become yet another of the many  misleading ‘comparable sales’  used to calculate property values on other properties under contract.

Information is key.  Our reputation has been well-earned, by consistently providing information that enables our clients to make informed decisions …

If you’d like to schedule a buyer or seller consultation  (without obligation to list or sell through us) we would like to meet and chat with you.   Call us any time at 305 793-1365  -  our direct line.   Or you can connect with us here  by clicking this link …  or email us at restivo.v@ewm.com .  We look forward to chatting with you.  Alexandra and Vicki Restivo … The Restivo Team at EWM Realtors, International.

We appreciate your reading and following our real estate blog, MiamiRealEstateCafe.com  and invite you to subscribe if you’d like to receive market updates directly to your email.