an ongoing conversation place for everything real estate

Hey, Bill Black here! Whether you’re a home buyer or seller, safety should be one of your primary concerns when it comes to putting a property on the market or visiting such a property. Let me explain…

Let’s assume you’re a home seller and, of course, are going to have prospective buyers come to your property.

You want to make sure they have a pleasant and safe experience.

In the winter, that means you need to clear the ice and snow off the sidewalks and the driveway to prevent accidents. The last thing you need is an unhappy buyer with a broken arm or leg! You not only lose a possible sale but may end up with a lawsuit as well.

At any time of the year, make sure your property is well-lit, not only for the safety of potential buyers but for you and your family as well. That way, any hidden trip items (steps, toys, rakes, etc.) are removed. Plus, of course, burglars hate light!

Open houses can also be a safety issue, and that’s why I don’t do them for my sellers.

There’s always the potential for complete strangers to come tramping in and case your property so they can come back later for drugs, jewelry, firearms, or money. Why take the chance?

And, speaking of firearms, please put any unlocked weapons in a safety deposit box when you’re expecting an appointment with potential buyers! If they bring children with them, then you’re asking for disastrous trouble. Kids are naturally curious, and they’ll get into things you never expect them to.

The same goes for pets! Needless to say, any animal bite can be extremely serious and may leave you open to law suits if Fido bites the stranger in your house! Heck, I once had buyers in a house and discovered the owners had…snakes!

I’d recommend that you remove any potentially dangerous pet from the home while buyers are visiting.

Believe me, reptiles are not a good way to sell your home!

Now, if you’re a buyer, you can protect your safety and that of your family by asking ahead of time if there are any pets, firearms, etc. in the property you’re going to visit.

Lastly, I’d like to mention an issue that concerns everyone’s safety in a general sense – drinking and driving.

Now, I know that you’d never do this, particularly when it comes to buying or selling a home.However, last year, I had the awful experience of going to the funeral of a friend whose daughter had been killed by a drunk driver. No one should have the agonizing experience of burying their child.

So, I’d like to invite you to watch this video (Warning – graphic content and may not be suitable for children!).  This video has a powerful message on drinking and driving. And then, I’d like you to send that message to everyone you know and ask them to pass it on. One child’s death from a drunk driver is one too many!

Hey, I welcome your calls about any safety issues when it comes to buying or selling a home – or on any other real estate matter! Call me today at (402) 680-2500 or contact me right now at bill.black@cbshome.com.

Welcome to the newly redesigned Listing Detail Page on CBSHOME.com!

Here are just a few of the great new features available today:

• Overall a better design that creates a better user experience!
• You can view more photos per listing with five thumbnail photos displaying and quick links to virtual tours and guided tours.
• Easily Request Information, Schedule a Showing, Save that Property or View Your Saved Properties on each listing!
• Share a Property on Facebook or Twitter!

Plus, CBSHOME.com added new features to each listing!

• Each listing features a map that can be changed to an aerial view, bird’s eye view or road view.
• View Neighborhood Information, Mortgage Information and a full Map.
• Our newest feature is “Walk Score” which is a new widget that displays the nearest stores, coffee shops, etc to the property you are viewing!

Lake’s Best Buy! 1.22 acres. Lakefront walkout lot. 280 acre lake for power boats, pontonns, sailboats, jet skis. Also lake stocked for great fishing. Close to Metro area, but far enough away to always feel you are at the lake house. No builder attachment.

Visit www.KevinKermeen.com for the details and more pictures.

Many people look to their neighbors’ homes to see what they sold for when they estimate what value their home may appraise for. However, that is just one of the pieces of the appraisal puzzle.

Here are some of the factors that are considered when determining value:

· Incentives and concessions. Most of today’s buyers expect to pay the lowest possible price and still get some extras. Sellers and home builders are offering money toward closing costs, remodeling and decorating, upgrades, and association dues. The price set initially may not be the final price once concessions are factored out. Appraisers care about that final number.

· Closing date. Forget what comparable neighborhood houses sold for a few months back. Appraisers want prices from the most recently closed transactions. “If a sale was more than 45 days ago, even 35, the price may be irrelevant.

· Condition and curb appeal. Appraisers typically find several properties with similar interior and exterior features to determine value. When markets are healthy, blemishes matter less, but when markets soften, problems—a dated kitchen or barren lawn—can reduce prices and deter buyers. The difference in value is not just the repair costs but the time and hassle to make them. It’s better for sellers to do work in advance.

· Foreclosures. Appraisers technically shouldn’t consider neighborhood foreclosures when valuing a home, since foreclosures don’t meet the Appraisal Institute’s definition of a property reasonably exposed in a competitive market. But when several neighborhood homes are abandoned, it’s hard not to caution sellers that this is a troubling trend and may affect home values.

· Changing demographics. If a house is in an up-and-coming area, the value can be expected to rise. A location that’s perceived as safe also may help attract the increasing number of single female buyers.

· Economic clouds. If there’s an oversupply of comparable homes for sale, or if the local job market is suffering, buyers may be hesitant to invest.

· Chemistry. It’s hard to account for those times when buyers fall in love with a house, despite a high price, poor condition, or tough economy. Emotional attachment is a factor that can’t be predicted. It’s what makes it harder to appraise homes versus commercial buildings, where buyers care more about the bottom line.

For more information on the value of your home contact bill.swanson@cbshome.com, or visit www.billswanson.com for a free online home valuation.

Don’t Let Opportunities Slip By…

If your current home no longer suits your lifestyle, there are two reasons why this may be a great time to make a move.

11. By selling now, you may have an opportunity to be a non-contingent buyer
during the spring, when many more houses are on the market for less money!

10. You can sell now for more money and we will provide for a delayed closing or
extended occupancy until early next year!

9. Even though your house will be on the market, you still have the option to restrict
showings during the six or seven days around the Holidays!

8. January is traditionally the month for employees to begin new jobs. Since
transferees cannot wait until spring to buy, you need to be on the market during
the Holidays to capture the market!

7. Some people must buy before the end of the year for tax reasons!

6. Buyers have more time to look for a home during the Holidays than they do
during a working week!

5. Buyers are more emotional during the Holidays, so they are more likely to
pay your price!

4. Houses show better when decorated for the Holidays!

3. Since the supply of listings will dramatically increase in January, there will be less
demand for your particular home! Less demand means less money for you!

2. Serious buyers have fewer houses to choose from during the Holidays and less
competition means more money for you!

And the number ONE reason why your Seller should list during the Holidays…

1. People who look for homes during the Holidays are more serious buyers!
Want more information regarding your home value and the selling process? Contact Bill.swanson@cbshome.com.

As Obama’s Administration tries to grasp the economic and housing problems, there is a new player in the game of short sales.  The US Treasury is acting like a referee in a game where the offense (sellers) and the defense (lenders) are not even on the same playing field.  The Treasury announced new guidelines for short sales on November 30th in an attempt to simply the process and improve closing conversions.  A few key factors in the guidelines are:

1)  Mortgage servicers have 10 days to approve or disapprove a short sales request

2)  When the short sale is finalized, the mortgage provider must fully release the borrower from the debt

3) It prohibits mortgage servicing companies from reducing real estate commissions

4)  It caps the aggregate proceeds to subordinate lien holders to $3,000

You can read more about the guidance, but please note it is not a law, in the Reuters article, Treasury Sets Guidance to simplify “short sales.” 

Will this guidance help streamline the process or continue to mask the solution for homeowners who wish to sell their homes and avoid foreclosure?    As noted in the article, “Second lien holders may proceed with a short sale outside of the Treasury program.”  The dismal success of the Home Affordable Modification Program may be a precursor for this guidance and leave us asking, “where is the real solution?” 

What are your thoughts?  What can we do to tackle this growing problem?

A short sale is simply a method for a distressed homeowner to sell their home, avoid foreclosure and thereby potentially limit their credit score damage. If you are a homeowner facing the possibility of foreclosure then you should look into a short sale listing to avoid it. If you decide on a short sale it is important that the individual “quarterbacking” the process for you is knowledgeable in all aspects of this highly specialized field.

As a seller, in order to qualify to sell your home “short” you must meet the following three criteria.

1. You must be behind on your mortgage payments.

2. You must owe the bank(s) more than your home is worth (based on fair market value).

3. You must be experiencing some sort of verifiable hardship. Examples could be job loss, divorce, medical hardship, death in the family etc.

From the lender’s perspective, they are agreeing to allow a pre-determined sale price that is less than the actual amount owed to be considered as payment in full of the mortgage(s). This has the valuable benefit of preventing a foreclosure and is a much better situation for the seller relative to their future credit-score rating.

From a buyer’s perspective (someone who is considering making an offer on a short sale property), an in-depth understanding of the process is critical both in determining if a short sale property is the right one for you and, if so, how to structure an offer that it has the best chance of being approved by the LENDER. It is possible to get a good deal on a property listed as a short sale but your agent must have the special knowledge necessary to navigate this relatively complicated process.

As the only real estate agent in Nebraska with a CDRS (Certified Default Resolution Specialist) designation, I have the special tools necessary to give sellers the best chance of a successful short sale and to give buyers the best chance of actually closing a short sale transaction. For a FREE consultation please give me a call at 402-964-4937 or send me an email at jim.dobey@CBSHome.com

You must see all the original woodwork in this Lovely 2302 fsf, 3 bedroom (main floor master), 2 bath, 2 car oversized garage, story and a half home in established neighborhood. Walking distance to schools, downtown, parks. Don’t drive by, you must see the inside of this gorgeous affordable home with finished basement and lots of storage areas!. New high efficient furnace and central air in 2007. Yes! It’s move in ready! Large patio just waiting for the barbeques! AMA

See all the details and pictures at: www.AllBlairHomes.com

1229 Park Street listed at $124,900. view all the details at www.AllBlairHomes.com

Just listed, visit this link for all the details and pictures: http://kevinkermeen.cbshome.com/Listing/ListingDetail.aspx?Search=b852030c-c692-4736-8946-023311475949&Listing=44642044&IRPAgentID=9618903&Image=1&First=11&Last=20&pagesize=10&SearchType=&ListingDistrictTypeID=&FirstLetter=&Sort=6&Cookies=&UseColorBar=false

Many sellers have often started to do their research by looking at other homes that are for sale.  When they find out that the ranch down the street is for sale they run down to the open house on Sunday to discover in horror that it is the same price that their agent just told them that they would put their home on the market for in a couple of weeks.

But your two- story home is in much better shape, with more square footage, not to mention the fact that you have upgraded all of the appliances, and there isn’t a spec of dirt… you think to yourself.

So why is that house listed at the same price?  First of all, as an experienced real estate agent we must only compare apples to apples.  Since your home is a two story home and this is a ranch I would explain to you that we must look at the two story homes in the area that have sold recently to find where your home value should be, and that the ranch down the street has done the same.  You may say that the two story about 5 miles away sold for over $250,000, but I will explain to you why that isn’t going to help you sell your home.

Realtor.com does a good job explaining:

If a house exactly like yours – same size, same age, same condition – on the other side of town is selling for $200,000, don’t think you’re made in the shade at the same price. A host of things in your own neighborhood can affect your home’s price – the quality of schools, the crime rate, or the street you live on. For instance, you may have a stellar home, but if it’s on a busy street, its value will undoubtedly be less than a comparable home on a road less traveled. Potential rezoning of adjacent areas also can affect comps: If that lovely forest behind your home is due to become a sea of condominiums, your home’s value is likely to be less than a similar home that will retain its forest view.

If you truly want that SOLD sign in your yard, trust your real estate agent to give you a quality comparative analysis of the homes that have sold in the last six months in your area.  This will tell you where you should list your home because it shows the successes and the failures over the last six months.  Do you want to be a success- then give me a call to help put that SOLD sign in your yard! Stephanie Mathis 578-6308

1. Maintain a perfect lawn. A green lawn demonstrates tender loving care.
2. Size trees and shrubs to scale. Make sure they don’t block windows, doors, and other architectural features on the home’s facade. Also, too many trees can cast too much shadow and cause potential buyers to worry about maintenance and costs.
3. Light up the outside. Good illumination allows buyers to see a home at night and adds drama. Sellers should use low voltage or solar lighting to highlight branches of specimen trees, a front door, walk, and corners of the house.
4. Add splashes of color. With every changing season, a landscape should provide a new display of colors, texturs, and fragrances.
5. Let them hear the water. The sound of water appeals to buyers, and you shouldn’t just reserve this for your backyard. A small fountain accented with rocks provides a pleasant gurgling sound, blocks street noise, and is affordable.
6. Use decorative architectural elements. A new mailbox, planted window boxes, and decorative rocks all add to the curb appeal.

I hope these tips help sell your home fast!
For all your real estate needs, call Kevin Kermeen ~ REALTOR

Cell Direct: (402) 657-9656

www.KevinKermeen.com

Is protecting the security of my clients worth the extra expense of an electronic lockbox? In my book, of course it is but there are still many agents in town that almost exclusively utilize the push button or combo lockboxes.

Think about this scenario: when an agent calls to make an appointment and the house has a combination lockbox, where do you think the agent will write down the code? They write it on the agent printout of the house of course. How hard do you think it would be for an unscrupulous ‘buyer’ to peer over the shoulder of the agent to see what the code is? Not too difficult. I once saw an MLS property printout tossed into a gas station garbage can WITH the code scribbled right on top.

One of the push-button styles has 10 buttons on it, 1-9 and 0. An odd fact about that particular lockbox is that it doesn’t matter which order you punch in your numbers, it’s a simple depressed button mechanism that releases the lock. If your code is 4231; the box could be opened with 1234, 1243, etc. It reminds me of a funny story. Several years ago, I had an appointment to see a house and was not notified that it had a coded box on it. Here we are on the porch, it was cold out, after office hours, and the agent didn’t answer her phone. I left a message for ‘Minnie’ that I needed the code to get into her listing.

She didn’t call back right away so I decided to try to figure out the code myself. (Now I try guessing these codes as a warped ‘hobby’) I tried the address of the house, that didn’t work. I looked at her companies sign and the last four digits of the phone number were 9512.  I tried that and the box opened. I remember thinking to myself that was a pretty big security risk but we went on in (the house was vacant).

She did return my call as we were standing in the living room and I told her thanks anyway, we were already in the house, I got the code on my second guess. There was a long silence on the other end of the line until finally she timidly asked “How did you know I was born in 1952?” I laughed and told her it was a somewhat superhero-like ability I tapped into once in awhile when agents didn’t answer their phones. She then said something like: “You scare me” and hung up! I still laugh to this day about what she must have thought.

Same scenario a couple years later, on another porch except this house had a dial type lockbox on it needing three letters to open it. He didn’t answer his phone either but this time I got it on my first guess. I won’t say how because it truly is so ridiculously simple (and moronically stupid of that agent) it shouldn’t be put on a public blog. That agent also called me when I was in the house already and felt pretty stupid when I told him how I figured it out. Oh, also, if you use these particular lockboxes, please learn how to change the code from the default. I’ll bet half of these that are in use have the same three letter code. Really, that’s like keeping the photos that come with the wallet…

To be fair, there are a number of good agents who utilize these types of lockboxes strictly for their bank repo properties so the direct safety and security of a homeowner and their belongings are not at risk. They use these so that repairmen can have access as well as their client’s representatives can periodically gain access to the house.  But I still believe that even vacant houses have valuable stuff inside that some ‘less than savory’ characters may want to take. We had a case a couple years ago of a woman who moved herself and kids into the basement of a spec home and stayed for a couple weeks! Yikes!

Conversely, the electronic eKey lockboxes that are available are about as secure as can be. The listing agent gets notified when it’s opened via the internet, sometimes mere minutes after the box is opened, and access is denied from 10PM to 6AM. (Sorry to my sellers but no, I can’t come and let you in your house if you’ve locked yourself out after a night out on the town anymore…)

To read another humorous story of a coded lock box ordeal, check out the “Phoenix Real Estate Guy”. Funny stuff!

 I would certainly be in favor of mandatory electronic lockboxes but I don’t believe that will ever happen.  At the very least, we agents would like something on our ‘agent print outs’ at least indicating that there is a code needed for entry. Please don’t input the showing instructions as simply:  ‘vacant, show anytime’ with no mention of a coded box!

Oh, and one other thing: For you agents that are writing the code on your MLS printout, at least transpose a few digits that you alone will know… oh, and don’t throw it away at the gas station!

Bottom line: If you are thinking about listing your property for sale, whether occupied or vacant, don’t you owe it to yourself to use an agent who thinks enough of the security of your property to spend the extra fifty bucks on a proper lockbox?

Bill Swanson is an agent with over 20 years experience with CBSHome Real Estate, a subsidiary of Berkshire Hathaway.  For a no-obligation market analysis of your home, even a quick and easy online evaluation, along with other aspects of Bill’s marketing plan, call or email Bill today!

The homes that are selling in todays market are: clean inside and out, decluttered, minimal furniture, great curb appeal, low maintenance. If your home has not sold, it most likely one of the above reasons it hasn’t or maybe it is over priced.

Maybe your neighbors home was listed at $200,000 and it sold, what your neighbor didn’t tell you is it sold for $170,000. So now you put your home on the market for $220,000 because your home is in better condition than your neighbors. Well thats why you need a Realtor, just becasue your neighbors home sold, doesn’t mean they received the asking price. So now your home is overpriced and your not getting any showings and wonder why. Maybe you used a real estate agent that doesn’t expose your listing to 2500 MLS agents? Or maybe you just hired the wrong agent? Thats ok, everybody makes mistakes, “Live in learn and learn by living” is my motto!

Price and condition is all it takes to sell a home in Blair Nebraska. I am approaching $5 million dollars in sales.

Call me today for a free consultation. I will be brutally honest with you because we have one combined goal,  SELL YOUR HOME! Call Kevin Kermeen with CBSHOME Real Estate today, there IS a difference. (402) 657-9656 or visit my website at www.KevinKermeen.com

Call Kevin Kermeen with CBSHOME Real Estate today (There IS a difference): 402-657-9656

This is a gorgeous 2 bedroom affordable home in Blair. All original woodwork and hardwood floors that was just redone. WOW. I knew this home would sell fast.

If your thinking of selling a home in Blair Nebraska, call me today I have multiple buyers in the $70,000 to $115,000 price range.

I recently had the opportunity to represent my mom as a buyer; who was looking for a new home after living in her current home for 35+ years.  She had a great inventory to choose from.  But after weeks of looking, she kept coming back to the same house (and ended up buying it).  Main reason- the landscaping was great; which made her think the sellers must have really cared about this house both inside and out!

If you’re trying to sell your home, improving the landscaping can increase curb appeal as well as improve your home’s value.

Mature trees and a well-landscaped yard may improve your home’s value by 10 to 15 percent, while poorly landscaped properties detract from the value of the home.

Even if you’re not currently trying to sell your home, now would be a good time to begin paying attention to your investment if you think you’ll be moving any time within the next few years, since some landscaping takes a while to mature.

Here are some basic steps to improving your home’s value through landscaping.

• Mature trees add significantly to the value of the home because they can provide shade and privacy in addition to adding to the aesthetic appeal. But because trees take years to mature, they should be one of the first landscape additions homeowners should make.
• Well-maintained lawns are critical to an overall tidy appearance. If your lawn is patchy or has bald spots, you may need to invest in a lawn renovation. Most lawns need regular seeding, aerating and fertilizing for an overall healthy appearance. At the minimum, lawns should be mowed regularly, which can mean up to twice a week in the peak growing season to avoid removing more than a third of the blade in one cutting. A useful resource on lawn care is the Organic Lawn Care Manual, by Paul Tukey.
• Prune overgrown shrubs, but try to avoid over-pruning into unnatural-looking ball or square shapes. An excellent resource for proper pruning is the American Horticultural Society Pruning and Training.
• Weed beds and re-mulch for a finished look.
• Remove weeds between pavers and in concrete cracks.
• Tidy the yard by removing anything that doesn’t belong there. Store unused children’s play equipment, bikes and toys. Empty and toss dead plant containers. Get rid of junk, trash or anything else that is cluttering up the lawn.
• Plant annuals for color that lasts throughout the growing season.
• Sweep porches, decks and other hard surfaces. If needed, power-wash the house, wood and concrete surfaces to remove caked-on dirt and mold.

By the way, my mom’s new house is working out wonderfully for her.  She’s added some of her own touches to the landscaping and said she’s so happy that most of the work was already done for her.

If you’re ready to buy or sell, or just have a real estate question, we’d be privileged to help.  Give us a call.

* Landscaping steps courtesy of:  Robin Wedewer, Gardening Examiner

Omaha and Lincoln websites now sharing listings.

With 87 percent of today’s home buyers using the Internet to search for homes, it’s important to choose a real estate agent and company with the most effective online marketing strategy.

We are teaming up with our sister companies, HOME Real Estate and Woods Bros Realty in Lincoln by sharing our property listings across the leading real estate web sites in Nebraska.

CBSHOME Real Estate is leveraging our HomeServices of America affiliation and strength for the benefit of our buyers and sellers in Nebraska. Our CBSHOME Omaha and Council Bluffs listings are now available on Lincoln, NE’s most popular real estate websites. And in turn, CBSHOME.com now displays Lincoln properties.

Find Lincoln Homes for Sale	Find Lincoln Homes for Sale
Now also Find Omaha Homes for sale on our sister company’s websites in Lincoln, NE.

How to Search for Listings on CBSHOME.com

• On the home page; click on “Find a Property”
• From the Map or Area Search tabs, you can select the Omaha, Iowa or Lincoln Market areas
• Now  add your search criteria and begin looking for that new home!

Where else do CBSHOME listings appear?  We syndicate to national real estate search website such as Truila, Zillow, and Google Base.  We also appear on local websites such as The Omaha World Herald.

Wow, if your thinking of selling your home in Blair, Nebraska and you own a home in the $75,000 to $115,000 price range, call Kevin Kermeen right now to list your home. I have multiple pre-approved buyers looking to buy in this price range. The first time homebuyer tax credit is expiring soon, don’t miss out on selling your home! Call Kevin Kermeen today: 402-657-9656

Thanks for viewing my blog. So your moving to Blair, Nebraska. Lets tour the City, Schools, Parks, Entertainment Venues, Subdivisions and anything else you would like to learn about before moving to Blair. I can show and sell you any home in and around Washington County Nebraska whether it’s listed by my Company or not. One call does it all when you call Kevin Kermeen! Real Estate, Mortgage, Title and Insurance! Expect Results…Get Results! Call Kevin today. (402) 657-9656