THE  TREND IN SOUTH FLORIDA: 

MIAMI HOME BUYERS ARE LOOKING FOR HOMES WITH EASY PEDESTRIAN ACCESS  TO AMENITIES. 

THERE IS A WEBSITE WALK SCORE  WHERE YOU CAN PLUG IN AN ADDRESS TO SEE HOW ‘WALKABLE”  YOUR PARTICULAR NEIGHBORHOOD OR HOME IS.  IT WILL GIVE YOU DISTANCES, AS THE CROW FLIES, FROM ANY ADDRESS TO THE LOCAL RESTAURANTS, STORES, MALLS, SHOPS.   

HOW YOUR HOUSE OR CONDO IS MARKETED FOR SALE  IS WORTH GIVING SOME THOUGHT TO.  “LOCATION IS EVERYTHING”.  GETTING AROUND WITHOUT A CAR MAKES PROPERTY MORE APPEALING TO HOME BUYERS, ESPECIALLY IN SOUTH FLORIDA.

CONVENIENCE  DOES ADD VALUE… BUYERS WHO ARE LOOKING FOR THAT CAN AND DO PAY MORE FOR HOMES WITH PEDESTRIAN ACCESS TO LOCAL AMENITIES: RESTAURANTS, DRY CLEANERS, SHOPS AND BOOK STORES… A BIG SELLING POINT. 

BABY BOOMERS AND FIRST-TIME HOME OWNERS  (WHO COMPRISE A SIZEABLE  POOL OF CURRENT HOMEBUYERS)DO NOT WANT TO BE ISOLATED.  THAT DOESN’T MEAN THAT  BUYERS ARE FLOCKING TO HIGHRISE CONDOS IN DOWNTOWN AREAS.  IT MEANS THAT BUYERS (INCLUDING THE MANY EUROPEAN BUYERS PROCURING VACATION HOMES AND INVESTMENT PROPERTY IN SOUTH FLORIDA) ARE ATTRACTED TO NEIGHBORHOODS  WHERE YOU CAN STROLL , GO OUT TO DINNER, SHOP, STOP BY THE LOCAL COFFEE HOUSE AND THE BOOKSTORE … NEIGHBORHOODS LIKE COCONUT GROVE, MIAMI BEACH, CORAL GABLES, SOUTH BEACH AND SOUTH MIAMI…. NEIGHBORHOODS THAT HAVE SIDEWALKS, CHARMING TREE-LINED STREETS, STOP SIGNS, AND EASY PEDESTRIAN ACCESS . LOCATION INFLUENCES WHETHER BUYERS WILL DRIVE BY THE HOME YOU HAVE FOR SALE, OR LIMIT THEIR INTEREST TO JUST A CURSORY SEARCH ONLINE… AND THEN MOVE ON. HOW YOUR HOUSE IS MARKETED WILL IMPACT WHO SEES YOUR HOUSE, AND WHO BUYS IT.

IF YOU MISSED OUR BLOG ON MIAMI NEIGHBORHOODS “WHICH NEIGHBORHOOD IS RIGHT FOR YOU” YOU CAN LINK TO IT HERE

“For a lot of Americans, the whole problem of traffic congestion and having to drive everywhere to do almost anything has made other choices more attractive,” Kaid Benfield, director of the Washington-based Natural Resources Defense Council’s Smart Growth Program told the Wall Street Journal. … AS REPORTED IN  LIVE FIT MAGAZINE  BY PHOEBE CHONGCHUA

BUYERS  PREVIOUSLY RANKED HOMES BY THE QUALITY OF LOCAL PUBLIC SCHOOLS, NEIGHBORHOOD CRIME STATISTICS, PARKS, ACCESS TO PUBLIC TRANSPORTATION, SUPERMARKETS, SHOPPING, DINING AND OTHER AMENITIES, BUT THEY ARE NOW LOOKING FOR MORE.  ACCORDING TO A RECENT STUDY OF 90,000 HOMES ACROSS THE UNITED STATES,  BUYERS RANK WALKABILITY AND NOT HAVING TO RELY ON A CAR HIGHER NOW THAN IN THE PAST.  SELLERS NEED TO KEEP THAT IN MIND.

IF YOU FOLLOW THIS BLOG, YOU’VE HAD ACCESS TO INFORMATION FOR BUYING AND SELLING REAL ESTATE.  IF YOU’D LIKE RECEIVE  FUTURE POSTS AND UPDATES FROM THE RESTIVO’S BLOG SITE, MIAMI REAL ESTATE CAFE , YOU ART WELCOME TO DO SO.  USE  THE  ‘SUBSCRIBE’  BUTTON BELOW.  WE WILL SEND AN EMAIL ACKNOWLEDGING YOUR COMPLIMENTARY SUBSCRIPTION  -  REQUESTING YOUR CONFIRMATION.

IF YOU OR SOMEONE YOU KNOW IS LOOKING FOR A PROFESSIONAL LOCAL REALTOR, PLEASE GIVE ME A CALL AT 305 793-1365 OR LEAVE ME A NOTE HERE

OUTDOOR MAINTENANCE

Divert Water: Check your gutters for build up of leaves, especially if trees hang over your roof. Trapped moisture can lead to moss and mildew and could cause damage to your roof and walls. While you’re checking the gutters, make sure the downspout points 2 to 2.5 feet away from walls.

Check the Roof: Make sure you’re diligent about roof maintenance. Inspect your ceiling for wet spots after the next rainy day. Ask a licensed pro to check out the roof for wear and tear. If shingles are buckling or curling, then it might be time to replace the roof.

Check Your Paint Job: Look for chips or cracks in the paint on the outside of your home. Scrape off falling paint and then sand it down so there’s no rough edges. Power wash the house to brighten it up.

Cut Trees and Shrubs: Overgrown hedges and trees should be trimmed. Leaving them to grow uncontrollably could cause the growth of mildew. Make sure branches are at least 7 feet away from the exterior of the house, helping maintain your roof and siding. Clean up out of control vines because they can crack siding and let moisture and pests into your home.

Love the Lawn: Rake up leaves, pull weeds or dead flowers. Replace the flowers with low-maintenance flowers like begonias or pansies.

INDOOR MAINTENANCE

Fresh Air:Give your A/C unit a little attention. An efficient A/C unit removes moisture from the air in your home, which could cause damage to the foundation if there’s too much. Make sure you change filters monthly. To save money on your energy bill, get rid of dust and dirt (it will save you money on your energy bill). Check the connections for leaks. Makre sure the drain pans are draining properly. If you feel there might be a problem, call a licensed A/C technician.

Windows and Doors: Check all windows and doors for leaks or drafts, especially near corners. Peeling and chipping paint can indicate water intrusion, so look out for that. Seal open areas between the wall and the frame to keep water out. Neglecting these things could lead to hazards like mold growth.

Pest Control: Keep garbage and debris under control on the outside of the home. On the inside, check for gaps and openings where mice and insects could get in. Seal cracks. Use a liner if you’re mulching your lawn.

Plumbing: Check for sweaty pipes, leaky faucets, faulty water drainage systems and clogged drains. Check the washing machine hoses for cracks, dampness or bulges. Look under the kitchen sink for leaks and check the outside of the dishwasher for wetness. Also make sure to check the water heater for corrosion or leaks.

Tiles: Check your tiles for missing grout between the tiles in the bathroom or kitchen. A small crack now can lead to an expensive repair later on. Re-seal soon if need be. Get in the habit of wiping down shower walls and the tub after each use. It will help eliminate scum and soap build up.

Doing these small repairs now will not only make your home feel clean and safe, but it could also help prevent expensive repairs down the road. So go ahead and enjoy your Spring Cleaning.

Specializing in Selling Miami’s Luxury Properties,    Alexandra and Vicki Restivo of EWM Realtors   offer a unique perspective as a mother-daughter team (with a broad base of expertise!).“ We work with an international clientele, have a Luxury Property Portfolio, and can assist buyers and sellers with the vast array of lifestyles South Florida has to offer”.

EWM Realtors International, Inc  is among  the Top Real Estate Companies in the country.  Owned by Warren Buffett’s Berkshire Hathaway/HomeServices of America,  EWM is affiliated with Mayfair International, Christie’s Great Estates, and World Properties.   Esslinger Wooten Maxwell is a definitive source for Luxury South Florida Residential and Commercial Property,  offering clients a wide-reaching support system.

As luxury real estate consultants, and top producing Realtors associated with EWM Realtors,  Alexandra and Vicki Restivo provide expertise and guidance,  whether you’re thinking about  moving to South Florida, or relocating elsewhere.  The Restivo’s  website and blog is MiamiRealEstateCafe.com 

“If  you  are considering  buying  or selling  property any in Miami. We can explore the opportunities and timing for acquiring property in South Florida with you…  and chat with you about listing your property for sale  now … versus later … or buying  now … versus later.”

“The media rely on us  for market perspective and information.  International clients and colleagues consult with us …  referring buyers and sellers in the Miami area, as well as  global relocations.   If you are looking for a experienced Realtor, please let us know.”  

You can contact EWM’s  Restivo Team here  or  directly at 305-793-1365. 

IT’S HARD FOR BUYERS TO ENVISION LIVING IN A HOUSE …IF WHAT THEY’RE LOOKING AT IS ONE EMPTY ROOM AFTER ANOTHER.

I HAVE TO LAUGH WHEN REALTORS POINT OUT :  “THIS IS THE KITCHEN”… “HERE IS THE MASTER BATH”.  YOU MUST BE KIDDING!  THOSE ARE TWO ROOMS THAT ANYONE CAN RECOGNIZE (UNLESS OF COURSE THE HOUSE IS STILL UNDER CONSTRUCTION!).  ALMOST AS BAD IS THE ALL-TOO-FREQUENT COMMENT ‘THIS IS A BONUS ROOM’.  BUYERS HAVE NO IDEA WHAT TO DO WITH A BONUS ROOM!

IF YOU ARE SELLING AN EMPTY HOUSE,  YOU NEED TO MAKE IT MEMORABLE.  HERE ARE SOME QUICK AND SIMPLE WAYS TO DO THAT:

PUT PLANTERS BY THE FRONT ENTRY FILLED WITH BRIGHTLY COLORED FLOWERS. ADD A VASE OF FRESH FLOWERS SOMEWHERE VISIBLE IN EITHER THE MASTER BATH OR KITCHEN. PLACE A COUPLE OF REALLY NICE WINE GLASSES AND A BOTTLE OF WINE ON THE KITCHEN COUNTER.

PLACE A SMALL END TABLE AND CHAIR AND ARRANGEMENT OF BAMBOO IN THE CORNER OF THE LIVING ROOM AND CREATE A FOCAL POINT.  A FEW WELL-PLACED BRIGHTLY COLORED ACCESSORIES  CONNECT THE BUYER TO THE HOUSE.  

GUEST-TOWELS  (ROLLED AND TIED WITH SHEAR RIBBON) IN THE POWDER ROOM AND MASTER BATH ARE A NICE TOUCH.

STAGGER THROUGHOUT THE CLOSET & PANTRY SHELVES A VARIETY OF DESIGNER  AND GOURMET BAGS.  I GET EMPTY ONES FROM BOUTIQUE SHOPS AND GOURMET STORES …  YOU CAN ASK AT  NORDSTROM,  TIFFANY, NIEMAN MARCUS, GUCCI, VICTORIA’S SECRET, BARNES AND NOBLE, CRATE AND BARREL, PIER 1, GODIVA CHOCOLATES… MOST STORES ARE MORE THAN WILLING TO HELP,  IF THEY KNOW YOU’RE STAGING A HOUSE.  THEY BENEFIT FROM FREE ADVERTISING. 

ANOTHER WAY  TO MAKE THE HOUSE MEMORABLE IS  TO PUT EMPTY SHOE BOXES IN THE CLOSETS (BUT WITH A TWIST): USE  PICTURES  OF FABULOUS DESIGNER SHOES (PRINT THEM OUT, IN COLOR, ONLINE) AND AFFIX THEM TO THE SIDES OF THE SHOE BOXES THAT  BUYERS WILL SEE.   STACK BOX AFTER BOX ACROSS THE LENGTH OF SEVERAL SHELVES.  BELIEVE ME, THEY WILL REMEMBER YOUR HOUSE!

FOR OTHER TIPS FOR HOME BUYERS AND SELLERS, VISIT MIAMI REAL ESTATE CAFE. COM  AND CLICK ON THE LINKS FOR EITHER BUYERS OR SELLERS …  AND FOR STAGING TIPS, LOOK UNDER  ”STAGING” IN THE BLOG ARCHIVES.

CREATE A ‘PRETEND’ BEDROOM … I USE EMPTY BOXES, DRESSING THEM WITH BEAUTIFUL LINENS,  LUSH PILLOWS AND THROWS (with a small sign hand-written sign… ’DECORATIVE DISPLAY… PLEASE DO NOT SIT”).

STOCK THE REFRIGERATOR WITH BOTTLED WATER AND SOFT DRINKS… FOR YOUR POTENTIAL BUYERS.

LOOKING FOR AN EXPERIENCED REALTOR?  PLEASE GIVE ME A CALL AT 305-793-1365 or CONTACT ME HERE.  IT WILL BE A PLEASURE TO ASSIST WITH ANY OF YOUR REAL ESTATE NEEDS.

Though our Blog, MiamiRealEstateCafe  and through our personal connections  we get  property requests from Realtors and buyers (both)  and we may possibly  have a buyer for your property already. 

If you are considering selling your house, please call us.   We can tell you what your house would likely sell for, through a  home valuation,  and that  ”CMA” that we will give you, of relevant sales in the neighborhood, will help determine whether this is the right time for you to sell or not.

Please contact us here, or at (305) 793-1365.   We will be happy to help, if this is the right time  for you.

I OFTEN HEAR REALTORS SAY:  ”RE-PAINT THE HOUSE TO MAKE IT MORE  ”NEUTRAL” and  MORE APPEALING TO BUYERS.” 

THERE’S A CERTAIN DEGREE OF VALIDITY TO THAT ” BLANK CANVAS”  THEORY …  BUT   … WILL  BUYERS  ACTUALLY REMEMBER YOUR  HOUSE … OR WILL IT BLEND INTO  UNMEMORABLE SAMENESS?  Here are Five ways to Make  Buyers Remember Your House!

FIVE  LITTLE  TIPS:  ”MAKE  BUYERS REMEMBER YOUR HOUSE”: 

IN THE MASTER…

1) PLACE A BASKET AT THE EDGE OF THE TUB…   FILLED WITH ROLLED-UP TOWELLS, CANDLES, AND BATH SALTS. LUXURIOUS THROW PILLOWS.  Create a SPA feel.

2) HANG A THOUGHT PROVOKING NIGHTIE… with store tags attached… on the closet door.

3) SET A TRAY … WITH TWO COFFEE CUPS,  CHEERFUL CLOTH NAPKINS  and a  SEASHELL …  on the foot of the bed.

IN THE KITCHEN…

4) TWO EMPTY WINE GLASSES…  a  nice BOTTLE OF WINE and a HANDWRITTEN NOTE:  ”8:00pm is Just Perfect“  …  FRESH FLOWERS…. on a tray on the counter.

ON THE PATIO…

5) CHAISE  LOUNGE (OR ADIRONDACK CHAIR)  AND A SIDETABLE…  “TRAVEL GUIDE” or GOURMET MAGAZINE (OPEN, and FACE DOWN)… TWO COLORFUL PLASTIC GLASSES.

PROSPECTIVE BUYERS WILL REMEMBER YOUR HOUSE!    THINKING ABOUT SELLING?  PLEASE CALL ME .  305-793-1365 OR SEND ME A NOTE HERE.

Not again!   Pricing your house for sale at $763,247.00?  

WHY?   What did you have for breakfast ?  

Who thought up that bit of nonsense?  Who on earth suggested  listing your home for a price NO ONE CAN REMEMBER?  They should be hung out to dry!   Seriously, what market segment  were you afraid of “missing out” on?  

While I can understand pricing a house at $799,000… I think that to is often a  MISTAKE .  Think about who you’re selling to.  $799,000  is the TOP of a  $750,000 to $800,000  search…. and  $799,000 makes you invisible to anyone looking above $800,000.   INSTEAD OF SLICING YOUR BUYER POOL IN HALF …   DOUBLE IT.   How?  Priced at $800,000  you’re at the top of one search group ($750,000-$800,000)  and at the bottom of another($800-850) … where you’ll be perceived as having MORE VALUE.    

At $799,000  you’re  the MOST EXPENSIVE HOME in one search , but you are INVISIBLE to someone looking above $800,000.  Position yourself to take advantage of BOTH SEARCH GROUPS:  The “perception of value” may well grab you a buyer wanting an $850,000 house… and who sees  enormous “value” in yours. 

The name of the game is maximizing your visibility. 

So, getting back to that $724,542.00  listing price ( or was it $763,247.00 ?) … Who can remember?    Not remembering  ‘price’ diminishes value…. especially if your buyer ‘remembers’ a lower figure .  

WHY confuse the heck out of everyone? I’m not a fan of the   ’dollar under’ theory… nor of  “hard-to-remember-pricing”.  Most buyers “search”  for property’ in a range… clearly understanding that in the vast majority of home sales, there’s at least the potential for “some” negotiation.  Keep it simple:  The more visibility… the better.

Sellers undertaking the ”FOR-SALE -BY OWNER”  challenge (FSBO)  …thinking it can’t be all that hard… are in good company.

How many times have  I heard:   “WITH THE INTERNET NOW, I CAN LIST IT ONLINE and I DO OPEN HOUSES… so…HOW HARD CAN IT BE?”   Actually, less than 5% of all real estate sales actually end up selling without a Realtor involved… and most FOR SALE BY OWNERS end up selling through a Realtor.

Attracting REAL buyers can be challenging enough,  but finding a qualified buyer is a whole other ball of wax.  If you think  running an ad in the paper, putting up an open house sign and holding open houses will do the trick,  you are certainly NOT ALONE.   (Most people , including many Realtors, would agree.)  Ads and open houses  attract  a variety of people:  the curious, the neighbors, the lookers, and YES the buyers too… but not necessarily “qualified buyers”  or “buyers in your price range” or even “buyers interested in what your house has to offer”. 

HOW CAN I SELL MY HOUSE?   Realtors use marketing strategies to attract the right buyers to the right properties. Through the Internet, web sites,  their sphere of influence, the MLS, Realtor.com, Trulia, to name but a few,  they connect with buyers who would specifically be looking for your house, and  pre-qualify them before traipsing them through your house.

WHAT ABOUT THE SALES CONTRACT?Attracting the right buyer is a small part of the puzzle.  Contracts are often  intricate and complex, containing specified terms, deadlines, addendums and obligations on the part of each party. Good faith deposits are at risk if deadlines are not respected. There are specific disclosures and responsibilities on the part of both buyer and seller. 

WHAT ARE YOUR OBLIGATIONS AS A SELLER?  … Obligations with regard to disclosures and legal issues?  What about lead based paint?  If your house was built before 1978 you need to supply the buyer with specific information and disclosures.  What are the time-frames and deadlines  for inspections, loan application,  homeowner or condo association requirements, surveys, appraisals, title evidence?  What are the risks and repercussions for not complying  or not adhering to the time-frames?  Who is responsible for overseeing the process?  

WHAT ELSE DO YOU NEED TO KNOW?  Should your sale  be  ’as is’… or are you, as  the seller,  willing to repair and subsidize deficiencies and repairs cited in the inspection reports?  Who should do the inspections?  Who is responsible for the repairs? What about Radon Gas? Mold?  Insurance?  A survey? Title? Are you in a flood zone? Special windstorm insurance needed? Is there anything you are required to divulge about the condition of the house,  pre-existing conditions or past repairs?  What happens if there’s a problem?  What happens if there’s a hiccup? Who needs an attorney?

YOU WANT TO SAVE THE COMMISSION?   SOME THINGS ARE BEST LEFT TO THE PROFESSIONALS! Contracts and closings can be veritable quagmires.  Ever seen HGTV’s “Do It YOURSELF Home Make-Overs?”  A lesson in leaving it to the professionals. Penny-wise and Pound-foolish?  If you’re selling, get a good Realtor!  Not just any Realtor.  A good one.  Save yourself the headaches.

IF YOU’RE  THE BUYER… buying from a FSBO? If you’re buying from a FSBO, here’s my suggestion:  Use your own agent… a buyer’s agent…. who can navigate  and streamline the process, making certain it’s all handled properly and that you’re represented properly. You will likely save not only the headaches, but come out ahead in the long run.

Using a professional Realtor can make a world of difference,  the difference between getting the house (or, if you’re the seller: getting the house sold)… or not.  If you’re looking to buy or sell real estate, and would like the help of a professional real estate consultant, please give me a call or send me a note here.

SELLING YOUR HOUSE?  DON’T GET OVERWHELMED BY  ‘WHERE TO START”.   START BY REMOVING THE CLUTTER:  BOX UP  PHOTOS, TRINKETS, COLLECTIONS… ANYTHING THAT COLLECTS DUST.  YOU DON’T WANT BUYERS DISTRACTED, TRYING TO FIGURE OUT WHO LIVES THERE . 

EMPTY OUT THE CLOSETS, AND RE-ORGANIZE. YOU ARE MOVING ANYWAY!  WHATEVER YOU DO NOW, YOU WON’T HAVE TO DO LATER. GET RID OF WHATEVER YOU DON’T USE AND DON’T WEAR.  THERE SHOULD BE SIGNIFICANT EMPTY SPACE EN EVERY CLOSET (AND THAT GOES FOR THE LINEN CLOSETS AND PANTRIES AS WELL).  ARRANGE HANGING ITEMS  BY COLORS, OR ALTERNATE PRINTS WITH SOLIDS … LEAVING SPACE BETWEEN THE HANGERS.  BASKETS.

CREATE  A “MODEL HOME” OR A ”HOTEL” FEEL  (YOU DON’T WANT HOME BUYERS  WONDERING ABOUT WHO IS/WAS THERE. YOU WANT TO CREAT A ’”THIS COULD BE MINE!’” FEEL SO THEY CAN IMAGINE THEMSELVES LIVING THERE.  

PLACE THE FURNITURE SO AS TO CREATE FLOW AND DEFINE SPACE.  GIVE EACH ROOM A PURPOSE. REMOVE ANY FURNITURE THAT BLOCKS THE DOORS OR WINDOWS.  REMOVE EXCESS FURNITURE TO MAKE THE ROOMS SEEM BIGGER.  THE MORE FURNITURE, THE SMALLER THE ROOM WILL ‘FEEL’.

EMPTY BEDROOMS?   I TELL MY SELLER CLIENTS  TO STACK  THOSE BOXES ( EMPTY … OR THE ONES  FULL OF PHOTOS/BOOKS/PERSONAL NICKNACKS) AND CREATE A ‘BED’.  DRESS IT WITH LUXURIOUS LINENS AND PILLOWS AND YOU’LL HAVE AN ‘INSTANT’ ROOM.  BELIEVE ME, A ROOM WITH MINIMAL FURNITURE OUTSHINES AN EMPTY ONE.

MOST BUYERS DON’T MIND SEEING STACKS OF BOXES IN THE GARAGE. IT’S  AN SOLID INDICATOR THAT THE SELLERS ARE SERIOUS ABOUT MOVING.  ALTERNATIVELY… PORTABLE STORAGE UNITS WORK WELL, AND CAN BE FILLED, AND CARTED AWAY.