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Why You Need an Experienced Real Estate Agent in a Thriving Market

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I hear many people say that it’s easy to be a Real Estate Agent in a booming market; That could not be further from the truth! Most people who udder those words are not involved ina real estate transaction in such a market.

If they were in the middle of trying to find a home, they would be ready to pull all their hair out because they would be on offer #7. If they were lucky enough to be in escrow, they would be pissed off because the home they decided to offer the stars on didn’t appraise!! People tend to forget that offering over list price is not always the answer (it can be if done correctly which we will talk about later).

If you have a buyer’s agent that does not have much experience and a listing agent who has the same amount of experience, it could be a recipe for disaster!!

The secret to getting your offers accepted in a booming market is NOT price, it’s NOT offering the world and not getting and value for your buyer client. The secret is relationships, speed & experience!!

Using an agent who has been in the market for 15-20 years and knows many of the listing agents in the market is one of your biggest secret weapons. Having an agent that works 6-7 days a week, from sun up to sun down, that’s available to show you the new listings the minute they come onto the market is your next best secret weapon. An agent that knows the value of the neighborhood and that can put a deal together with the listing agent before the contract is ever written is what gets offers accepted.

Experienced agents LOVE working with other experienced agents… Why? Simple: They know that once that offer goes into escrow they will be getting a check in about 30-40 days. Most important, they have peace of mind that they will get the home sold and closed for their client. The highest offer ISNT always the best!!!

Now when selecting a listing agent in a booming market it is equally as important to have an agent who has the same experience.

I have sellers asking to reduce the commission structure just because they know their home is going to sell once it hits the MLS. And I can appreciate that point as a seller BUT I would argue that in a booming market it gives the opportunity for a seller to receive LOADS OF CASH in their pockets as long as their agent knows how to work the multiple offer process. Why shouldn’t the agent share in the rewards? Only if the agent does hit the agreed upon purchase price. For example,  I sell a home between $300-$320k, I get a full 6%. Should I have to drop the price below $300k, I will reduce the commission to 5%. If you as the seller hit the big time we share in the reward! If I can’t than I will also reduce the commission.

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The average agent does not have the experience to handle 10 offers coming in at the same time while screening buyers, protecting the seller and keeping the train on the tracks!! It is not easy!! There is nothing worse than taking a listing off of the MLS after selecting an offer and 15-20 days down the road have it cancel because of a low appraisal or the buyer can’t get their loan done. An experienced agent knows what other experienced agents have vetted their buyers properly… They also knows whatlender are strong and which ones to stay away from.

At the end of the day, selecting your agent when wanting to buy a new home OR sell your home to buy another is one of the most important decisions you will ever make! Making the wrong decision can literally cost you 10’s of thousands of dollars.

I am a true Las Vegas native of 45 years and have been licensed for 15. Ranked in the top 1% of LV agents for the last 6 years I can get you into a new home or sell your home for top dollar!! Call me today 702-218-4585 DarylHanna@gmail.com

Do I Need a Real Estate Agent?

I hear and read about it all the time… Especially from sellers!! One of the biggest myth’s in Real Estate is…. YOU DO NOT NEED AN AGENT!

 

Why do we need an agent? First and foremost, there has been several Real Estate Companies in the past that have tried to — believe it or not — cut  agents out of the transaction by offering flat fees. They get a listing on the MLS and that is it. The sellers deal with all the showings, offers directly, phone calls, all the problems, and worst of all deal with all the paperwork! NONE of those companies are still in business because guess what? We DO need Real Estate Agents!

 

There are tons of issues that can arise in a real estate transaction. When an agent is representing a seller it is their job to make sure the seller gets top dollar for their home. This happens only when the property is marketed correctly, including professional photos, aggressive marketing, taking care of the cooperating agents CORRECTLY (you agents know what I mean), and once the home is sold to make sure that the buyer’s agent performs the correct steps in a transaction.

 

When an agent is representing a buyer, it is the agents job to guide the buyer through the jungle of a real estate market. Markets are always full of sellers with their heads in the clouds with their list prices. The buyer’s agent makes sure the buyer does not over pay for a home and that the client does not lose their appraisal & home inspection fees. This agent is also responsible for ordering the home inspection, making sure the lender gets a copy of the purchase contract, making sure the lender and the title company are on the same page so the appraisal can be ordered in a timely fashion. Make sure the client gets a copy of the HOA resale docs (ordered by the listing agent) and knowing all the contingency periods (due diligence period, appraisal, financing, HOA are all contingencies that need to be tracked). The agent needs to make sure the buyers loan stays on track and at the end when it all comes together it closes. One of personal biggest values to a buyer is keeping the train on the tracks. This is VERY important in a real estate transactions!

 

There are so many ways a deal can cancel. A private person trying to close a real estate transaction with no training and no experience is almost impossible. It does happen from time to time but I would bet there are many mistakes happening!! And real estate is NOT something you want to make a mistake with… It can cost you everything!!

 

A solid real estate agent should NOT be viewed as a cost but as an asset… We can put way more money in your pocket than what you are paying out. You definitely get what you pay for in this business. I will cover this on another blog post!! But cutting an inexperienced agents commission to save a buck in a real estate transaction is one of the worst things you could do!!

 

Hire an agent that has a ton of experience and pay him what he asks VS. paying an inexperienced agent who is cutting their commission to get the deal I would bet that the experienced agent will put more money in your pocket at closing… Period!!!!

 

Negotiate Your Home Price

I have been licensed now for 14 years and I have seen things that would blow the average person’s mind! I wish I would have kept a journal about all my adventures as a Realtor in the city of Las Vegas. One day maybe I will write a book??

Let me get back on track… One of the strangest phenomenons I have encountered as a Realtor is a buyers focus on “LIST PRICE” and how the list price controls them… What do I mean by this? Most buyers just think the list price is a fixed number that cannot be changed OR some think its “RUDE” to offer less… They will literally tell me they love the home but the list price is just way to high “We will entertain an offer once the seller lowers the price” or “Let’s just keep an eye on this one.”

NO NO NO people… There is no time to be waiting or coming back! That home will be gone and probably for a LOWER PRICE!! Not always but you have to at least try to make an offer!! I am here to tell everyone the list price is NOT SET IN STONE and can be changed to a lower number OR higher… Higher?? Why would anyone go higher you may ask?

Well… If the home will appraise for a higher amount than you can raise the price of the home in your offer and ask that the seller pay that difference back to you in the form of a seller contribution to the buyers closing costs… In other words we are asking the seller to pay $$ towards your closing costs at closing… But this would NOT work if the home is already listed to high… You have to pay attention to the VALUE NOT THE LIST PRICE…

 

I myself really do not pay much attention to “LIST PRICE” when I am out showing property… What I care about is what the home will appraise for and work off of that… If a home is listed at $350,000 and the comps support a $320,000 value (I will explain what a comp is right after this,) then unless you have $30k to throw at the deal out of your own pocket the list price is meaningless to you as the buyer. We would offer $320k or maybe $325k in hopes we can make the seller see the light… That would be a deal that would have a chance at appraising and in turn actually closing.

Most deals that fall out of escrow are one of three things… Inspection issues with the home, Financing complications OR Appraisal issues… ALWAYS be concerned with what the value of the home is rather than the list price!!

Make sure your agent has a list of comps with him whenever you are considering what to offer. Comps are sold/closed properties that are comparable to the home your looking at in the same neighborhood OR within one mile radius… Always better to use comps from the same subdivision. Once your agent can determine value you can decide on a proper offering price. Just remember you will lose both time and money if you get into escrow on a home that does not appraise.

If the seller does not agree to come down on price and you are not able (or do not want to) come up with the difference than you will be out not only the cost of the appraisal but by the time the appraisal comes back you would have already paid for a home inspection as well. $750-900 lost and non-recoverable… This is the exact type of situation where a Realtor can really make or break you! A Realtor can really put thousands of dollars in your pocket but just as easily cost you thousands!! And the scary part is a lot of buyers do not even know what is happening because as long as everything works out how would you know. You only find out when the deal falls apart… Pay attention to VALUE and NOT LIST PRICE…

Thinking about Skipping a Home Inspection? Think again!

Myth #5 – You Do Not Need a Home Inspection

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This could not be farther from the truth! In fact this is never the case when dealing with a residential real estate transaction. You ALWAYS need to perform a home inspection…. Why? Simple. There are hundreds of systems and behind the scenes areas of a home that you cannot see. These are the areas you should be concerned about –plumbing, electrical, HVAC (your heating & cooling system), attic insulation, roofing– just to name a few!

A home inspector will inspect ALL aspects of the home to give you an idea of how the home will perform once you close. The inspector will also look for clues that may suggest past repairs, flood damage, evidence of mold or faulty workmanship on home renovation projects.

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Anyone who lets a friend or family member do their home inspection is really taking on a huge liability, so much in fact that I make them sign a waiver waiving their home inspection. And at the end of the day it really is cheap insurance at $300-350 for most homes. If you have a larger home with a pool you may get up into the $400-500 range but still very reasonable considering what that inspector can protect you from. I have heard of people waiving home inspections and after closing finding concrete poured down their toilets. Imagine that bill!!

 

Always get a home inspection when buying a new home… My personal choice is John Prodromides – Jpro Inspections 702-595-1101  who I have been using for 14 years now… If you have any questions or need any help with anytime real estate call/text me anytime 702-218-4585

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Home Buyers Guide: Buying a Home with Bad Credit

 
5-important-things-about-bad-creditA huge myth I want to talk about is, you can’t buy a home with bad credit… I will say that some people’s credit is so bad that they would definitely never qualify for a mortgage, but even for these people, home ownership is not out of the picture.

The government came up with a program to help people get into a home with questionable credit, called FHA.  It was designed to not only allow people trying to buy a their fha-loanfirst home with poor credit, but it also reduced the down payment to 3.5%! Before you would need solid credit to qualify for a conventional loan (and have 20% down), you now have the opportunity to actually get into your 1st home with marginal credit and only having to come up with 3.5% down.The government recently reduced the amount you can use on FHA to $287500 MAX loan limit… It used to be $417k and we all hope one day they will raise it again because we all know trying to buy a home in Las Vegas for $287500 or less is not easy.

There is another government secured loan that allows for lower FICO scores and that is VA… VA loans are exclusively for active & non-active military!! They also come va-loanswith a 0% down up to $417,000… The closing costs on these loans are very minimal and if you have an amazing agent (like ME) you can sometimes get the sellers to pay up to 3% towards those closing costs… I have literally closed several VA loans recently where the client walked out of the signing with a check in hand!! Literally ended up with a home that cost them $0 out of pocket expense to get in to… Truly AMAZING!!!!! If you want to know how call me 702-218-4585!!

As I explained earlier, for people with terrible credit that will not ever qualify for a loan, there are other options. In this day and age there are a lot of people out there with very bad credit but are very good & solid buyers!! They have a ton of cash and just wBalancing a home mortgageent through a bad time which ruined their credit. For those people there are a few different options: #1 would be getting a mortgage with a hard money lender. The interest rate is normally a few points higher than normal and the investor charges a few points up front and normally requires 30-40% down. #2 is doing a lease option,  sometimes you can find sellers that own their home outright and are willing to do either lease options or they will act as the bank and do seller financing. Both of these will cost you 10-20% down, points up front and a higher interest rate. Lease options are normally 3-5 years long with a balloon payment due at the end. The seller financing normally last just as long but sometimes you can get the seller to do a 10-15 year term.

As always, for your real estate needs do not hesitate to reach out. Visit http://www.HannaGroups.com for more information.
DH

Fact or Fiction? You Must Put 20% Down to Buy a Home

It is amazing to me the amount of people that still think you have to have 20% down to buy a home… This used to be the norm (and probably still should be) but there is a whole myriad of loan programs available for borrowers these days…

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Depending on the unique situation of the borrower there are loan programs designed to help first time home buyers like FHA which is a government insured loan that does not require high FICO requirements and requires only 3.5% down payment. If you are a veteran or active duty you can use your VA status which requires $0 down and also has low FICO requirement…

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If you are a public worker (police, fire, teacher, nurse, doctor, etc..) I belong to a foundation called Homes for Heroes which allows me to contribute 25% of my commission back to the buyer after closing and sends 5% to the H4H Foundation to help Vets in need… If you have excellent credit you can qualify for 3%, 5% & 10% down conventional products and if you have excellent credit and money in the bank you can put 20% down and avoid the PMI fee that most other loan programs have…

Image result for home is possibleNevada has a few different grant programs called Home is Possible that allow up to 5% of the purchase price to be contributed to the borrowers down payment & closing costs… The best thing about it is these grants never have to be paid back… These programs are designed to get people back into their own homes after all the displacement that happened in 2008-2010… If you or anyone you know is curious about how much you can get approved for call/text/email me anytime 702-218-4585 DarylHanna@gmail.com

15-Year Mortgage vs 30-Year Mortgage

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Now you have spoken to a lender and made the decision to get approved for your new home loan… Here is something to consider before starting to look at homes, what type of loan program am I going to go with.

30-year fixed or 15-year fixed? 30 year adjustable or 15 year adjustable? Interest only? FHA, VA or CONVENTIONAL??? LOTS OF DECISIONS!!

This decision is probably your biggest when you think about the amount of money you will end up paying for your new home in the long run… I deal with hundreds of buyers every year and almost ALL of them go with the 30 year fixed rate mortgage… Most would love to be able to put the 20% down needed to get rid of the PMI (private mortgage insurance) but a lot of people these days do not have 20% to put down… Thank God, we now have 5%, 10% down conventional programs and of course the 3.5% FHA program and the VA 0% down is always nice!!

WAIT!!!! Before you decide on the 30 year just because it lowers your monthly mortgage payment, you need to consider how much money you will end up paying in interest at the end of that 30 year period… It will BLOW your socks off!!!

SO if you can swing it, the 15 year plan is the way to go… Your home will paid off in half the time and the amount of savings in interest payments is HUGE!! We are talking 10’s of thousands of dollars…. 100’s of thousands depending on the size of the mortgage!!

Another thing you need to consider is the amount of time you think you will be spending in the home!! If you are only looking to live in the home long enough to fix it up and flip it than an interest only loan may be the way to go!! Talk to your lender about these options and make sure he gives you a GFE (good faith estimate) on each different program… Get informed!!

Call me anytime with any questions 702-218-4585

Common Myths to Homebuying

The First Step is Looking for a House


What an exciting and equally as scary time it is when you first decide to buy a new home. WOW! Your very own home! NO MORE RENTING! You can actually bust down that wall or paint the walls any color you want withou1-hbt having to get permission. You can landscape your yard anyway you want (well maybe in the backyard, at least if you have an HOA). And just the overwhelming sense of freedom that comes with owning your own home… OK… SO…. Where do you begin??

Over the next several months I am going to tackle 9 common myths about the home buying process and it is my goal to educate all who decide to read, exactly how you should go about buying your dream home!! I can tell you from lots of experience, most new home buyers start trying to find the perfect home they love and want Couple In Kitchen Using Laptop to Research Real Estate. Screen can be easily used for your own message or picture. Picture on screen is my copyright as well.to move into, online… They login to Zillow or Realtor.com and start the search for their first dream home. Although this can be super fun at first, it is actually the worst way to go about it!!

Why you may ask??? Simple… What normally happens is you end up finding what you think is the most amazing, gotta have it home in the universe. You call the listing agent and ask to see it. If the agent on the other end of the line has any experience at all they will ask if you have spoken to a bank yet and have you been prequalified. You will say no and they will tell you they cannot show you until you speak to a lender. Any Realtor that has any sense would never show a property without pre-qualifying the lead first… What if the home is $300k and you only qualify for $250k?? What if you do not qualify at all?? are-you-pre-qualified2Now you have started out your home buying journey frustrated and mad. What you should do is your research, interview 2-3 agents and pick one that you feel most comfortable with. They will advise you on a few qualified lenders you can interview and once you have a lender you like you will go through the process of getting prequalified… Once you have an approval at $300k, the Realtor you selected will start a search for you and email you properties to look at. You will let him know which ones you want to see. The buyer’s agent will show you the listings & if you find one you love, you will write an offer. What most buyers do not realize is you cannot write an offer without a letter from the bank. Looking at a listing without one is a total waste of time…

 

Another thing to keep in mind, when you use the listing agent to show you the home, remember who that agent represents… THE SELLER!1-da! This is called DUAL AGENCY… There are only 2 states where this is legal and Nevada is one of them!! You really should have a skilled buyer’s agent helping you and looking out for YOUR best interests… And it is FREE!! Keep in mind the sellers pay 100% of the commissions…

 

To recap… Interview 2-3 Realtors… Pick one and ask for a few lender referrals… Select a lender you like and work on your pre approval letter… Get your letter which will show the amount you are approved for and have the agent start a search for you in the MLS… Go look at property and find the home of your dreams… Now you are free to make an offer!! Wishing you much success!! DH

 

 

Buyer’s Surviving in a Seller’s Market

My real estate business has always been an even mix of buyers and sellers… So I represent approx. 40-50 buyers every year and right now in Las Vegas if you are looking to purchase a home in the $150-$300k range you are no doubt about to start pulling your hair out!! Why you may ask…. Simple… There is an inventory shortage in that price range and a HUGE demand fueled by low interest rates… So no matter what you are selling (watches, TV’s, homes, etc…) that has a shortage of inventory and huge demand you are always going to have rising prices and battles between buyers trying to attain those items… If a home lists in this price range and is somewhat turn key move-in ready we will see multiple offers within the first 12-24 hours… There is NO stealing or asking for the world from these sellers… You MUST go in with your highest & best offer right off the bat…

I have listed a few tricks buyers can use to get their offers looked at and hopefully accepted… You always have to remember that sellers would rather work with an all cash buyer #1… Reason being is all cash offers have no appraisal and can close quickly! No banks to deal with! Second would be conventional loan types where the buyer are putting 10-20% down… These buyers tend to be a little stronger than VA or FHA loan types… But NOT always I might add!! This is just the way most sellers think or that their agents inform them… It should be noted that there are plenty of VA/FHA buyers that are much stronger than conventional buyers so this rule of thumb has some flaws…

Trick #1  If you are a VA/FHA buyer ask for the least possible dollar amount from the seller in closing costs… Asking for the seller to pay your closing costs makes your offer weak! Asking for $0 would be best!!

Trick #2  If the comps will support a higher than list purchase price and you need the help from the seller on your closing costs than offer above list equal to the amount you need help with… So if the list price is $200k and you need $6000 in closing costs than offer $206k… ONLY if the home will appraise otherwise it is a waste of time… The more the seller will NET is the name of the game!!

Trick #3  If you are up against multiple offers do NOT ask for the seller to pay for your home warranty & agree to take the home “as is” meaning you will agree to NOT ask the seller for any repairs… It is important to keep in mind that agreeing to take the home “as is” does NOT mean you can’t ask for repairs once you get the home inspection report back! If you end up finding some major issues you can still ask for the seller to repair, give a credit or you can cancel… You are NOT waiving your right to ask for repairs… This only happens when you waive your due diligence period… DO NOT do that!!

Trick #4  If you have the cash on hand offer above list price and agree to waive your appraisal contingency… This is where you will need an agent who really knows their stuff and can tell you what the home is expected to appraise for… This is the BEST way to compete against all cash offers… If a home is listed at $200k and would only appraise for $200k and you offer $215k trying to steal the home from the all cash buyers, you will need to pay the $15k out of pocket as the bank will only lend on appraised value…

Hopefully these tricks will help you out there in the field… If you find yourself needing help call me anytime 702-218-4585 I would love to help you…. DH

 

 

DarylHanna@gmail.com 702-218-4585 hannagroups.com homeispossiblehanna.com http://bit.ly/2bxpxiM