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Virginia Beach Real Estate Blog

Judy Reed

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Displaying blog entries 1-10 of 53

Has The Real Estate Market Left You A Little Spooked?

by Judy Reed

Haunted By Your House?

by Judy Reed

There's No Place Like Home!

by Judy Reed

It's Never Too Early to Plan Your Move

by Judy Reed

Even if you have yet to list your home for sale or found where you’ll move after you sell, you can still start planning how to handle storing and moving your household. Getting a jump on you plan could potentially save you money and mountains of stress when it comes to making your next move.

When to start planning

Moving has a lot of moving pieces, so start planning now. Most experts say it’s ideal to begin planning about two months before your anticipated move. That gives you plenty of time to determine what to do with furniture you want to store while staging your home, and how you’ll eventually get your belongings from Point A to Point B.

It gives you time to get bids from moving companies, check out portable moving containers (sometimes called pods), or scope prices for rental trucks. A solid two-month time frame will also help you scope out the best places to get moving boxes, packing materials and other moving accessories.

But don’t worry: If you need to move faster, you can still have a successful move. Here’s what to consider.

Choosing DIY, pro or pod

Will you count on friends and family who you pay in pizza, pay professional movers, or use portable moving containers? The choice may depend on how much and what kind of stuff you have, the amount of time you have, and the distance between the two places.

Your stuff: If you have a home full of fine furnishings or antiques, it may be worthwhile to pay more for professionals, whereas kid-friendly furniture that fits into a tightly packed moving truck might be better suited to a DIY move or rental portable moving containers.

Your time: If you have time to find moving boxes and packing material, and want to pack your own things, then a DIY or rental container move could work for you. However, if you are still wrapping up the sale of your new home or you’re slammed for time in other ways, hiring movers may be worth the money.

Your miles: If you are just moving across town, hiring movers might not be the best use of funds. A long-distance move requires a ton of strategy and it could be best left up to a moving company or a container shipped to your new home. Whichever route you choose, you’ll be spending a lot of time knee-deep in boxes and bubble wrap soon.

Planning a DIY or pod move

If you choose a pure DIY move, you pack, you drive, you unload. The biggest expense will likely be renting a moving van or truck. The biggest hassle will likely be lining up pals to help you!

An alternative to straight DIY is renting a moving container. The company will drop the pod off at a pre-determined time, you pack it up, and then they ship it to wherever it needs to go. If you need to store your things for a while until you actually move into your new home, many companies offer pod storage at an extra fee. Typically, pods cost less than a professional mover and less than straight DIY.

Once you decide on pod rental versus truck rental, you’ll then need to start the packing process. Start with the least-used stuff (items in the garage and backyard), and then move onto the living room, bedrooms, bathrooms, and finally, the kitchen.

One tip: Set aside a box of essentials you will need for the first night in your new home (a few dishes and silverware, basic cleaning supplies, phone chargers, towels for a first shower, sheet sets for everyone’s beds).

Planning a professional move

Concerned about finding a mover to trust with your most prized possessions? You can start by asking friends, family or your agent to recommend moving companies. But don’t stop here. Check customer comments on Yelp, the Better Business Bureau and other review sites.

Once you’ve narrowed things down, visit each company’s website or talk to them by phone. It’s smart to make a note of the full business legal name, the number of years they’ve been in business, and two very important numbers: Department of Transportation (DOT) and Motor Carrier (MC) license numbers. All moving companies that operate in the U.S. should be licensed with the DOT, and you can use that number to check safety ratings and inspection records.

Closer to your move, set up time for the movers to visit your home to do an estimate of how much your move will cost. It is absolutely critical to show them everything in every room so that they can provide an accurate estimate. Then review it carefully, looking for an inventory of your things, the distance between your old home and new home, and information on any other things the mover provides such as moving boxes or packing services. Be sure to keep a copy of the inventory list, and a copy of the estimate itself for your records.

When you’re ready, we have other tips for packing up, a checklist of who to notify, and what to leave for your old home’s new owners.

Which Comes First: Selling Your Home or Buying a New One?

by Judy Reed

Selling a home is stressful. Buying a home is stressful. Doing both? There should be a new word for that.

But somehow people do it, every day in every part of the country and in every market condition imaginable. So you can do this. And knowing what you’re in for and how to coordinate the sale and purchase aspects will make it more manageable.

Buy or sell first? Chicken or egg?

Like the proverbial poultry conundrum, there is no easy answer to which comes first, the buying or the selling. Whichever comes first will put additional pressure on the other side of the equation. But there is an order that will make sense for you. The first step is to take a good look at your finances, your willingness to move twice and the market conditions where you are buying and selling. Let’s look at three scenarios: Sell first, buy first or turn your existing home into a rental.

Sell first

Pros:
• You’ll have cash for a down payment
• No risk of having to juggle two mortgages at once
• No pressure to lower the price to sell quickly

Cons:
• May need to move twice
• Takes your investment out of the real estate market
• Puts pressure on you to find a new house quickly

If you’re like most of us, you don’t have cash to make a down payment on your new house and enough income to make two mortgage payments indefinitely. So it may seem like selling first is the smart, if not only, choice. But selling first leads to one major question: Where will you live in the time between selling and buying?

Gap housing

If you sell your home before you buy a new one you will almost certainly have a gap of time, whether it’s days or months, between needing to be out of the old house and when you can take possession of your new one. Do you mind moving twice, first into a rental or in with extremely hospitable friends or family? Can you find a rental that offers month-to-month leasing?

Even if you plan to sell first, it makes sense to start shopping for your new home right away. If you find one you want, you can be ready to make an offer as soon as your home sells. If nothing else, it gives you a head start and something to do while you’re vacating your home for showings.

It might seem less stressful to sell your home, rent an apartment and give yourself some time to take a breath and look around. But first look at the housing market. In a rising market, time is money. Once you’ve sold your home, you’re out of that market and the longer you wait to get back in, the more it will rise without you. Watching the value of the home you sold soar, along with the prices of potential new homes while you sit out a six-month lease is no fun. If you’re in a slow, or “buyers’ market,” you can probably afford to sit out for a while. But don’t wait too long or the market may turn around on you.

Rent-back

Wouldn’t it be nice if you could sell your house but stay in it until you buy a new one? You can, with the right sales contract. It’s called a rent-back provision. Essentially, when you sell your house you negotiate a deal to become a tenant for a period of time until you can buy and move into a new house. You’ll pay at least enough to cover their mortgage payment but you can stay put until your new home is ready, which can be priceless. There’s a hitch, of course. If you sell with a rent-back requirement, you’ll likely get fewer offers. You’ll also have a relatively short window of time to find a new home because buyers probably won’t want to wait for months to get into their new home.

Buy first

Pros:
• Only have to move once
• No pressure to pick a house that may not be exactly what you want

Cons:
• Pressure to sell quickly
• Financing can be hard to find – and expensive

If you want to be assured of moving directly into your new home without a pit stop as a renter, you’ll have to buy first. But unless you’re sitting on piles of cash that may seem impossible. It’s not. There are a couple of ways to make this work.

Contingency offer

The first and probably most appealing option from your standpoint is to make a “contingent” offer on your new home. What that means is that you enter into a contract to buy the new home when and if you sell your current one. (The contract will include an expiration date, so it’s not like you can promise to buy your new place and then lollygag about selling your old one.) But nothing in life is as easy as that, so of course there’s a downside. In a seller’s market, a contingent offer probably won’t be considered too seriously.

Sellers are already stressed about selling their own home, now you’re asking them to stress about you selling yours as well. A contingent offer also eats up most if not all of your negotiating room. So unless the house is seriously overpriced, the asking price will be the floor, not the ceiling of your offer. Talk to your agent about whether a contingent offer makes sense given local market conditions.

Borrow what you need

If the conditions aren’t right for a contingent offer, all is not lost. You may not have cash to make a down payment and keep up two mortgages. But you do have an asset that you didn’t have when you were a first-time homebuyer: Your home.

Assuming you’ve got some equity built up, you can use it to finance your next move. You may have heard about bridge loans. These are short-term loans to help “bridge” the gap between selling and buying. You can either get a bridge loan to completely pay off your existing mortgage and provide a down payment on your new home or you can get one that just provides a down payment. But beware. These are considered high-risk loans, so they come with a higher interest rate than a typical mortgage loan. They’re also trickier to get than they were a few years ago.

Today more people use a HELOC or Home Equity Line of Credit to finance a purchase before a sale. Essentially, it allows you to borrow against the equity in your home. You can draw money out as you need it to make your down payment and cover the extra mortgage. Like a bridge loan, it’s a short-term solution. (And lenders probably won’t offer you a HELOC if your existing home is already on the market.)

Even if borrowing gives you some breathing room, there is no way around it. If you buy first, you’re going to be under more pressure to sell your existing home.

Become a landlord

Pros: 
• Skip the stress of selling
• Add to your real estate portfolio

Cons:
• Don’t get cash out to make down payment
• Stress of being a landlord/finding tenants
• Potential tax consequences

If you can cobble together a down payment without selling your house, either through a HELOC or stellar saving habits, you might want to forgo selling altogether and rent out your existing home. If you can get enough rent to cover mortgage and maintenance costs, it could be a good investment. However, there are tax implications as well as stress implications. So check with a tax adviser about your particular circumstances before committing to this option.

Bottom line: It depends

There are options and which one works for you probably depends upon market conditions. In a buyer’s market, you have more leverage on the buying-side of the deal so you may be able to make an offer to purchase contingent on the sale of your home. In a seller’s market, you may be better able to negotiate a rent-back of your current home. And in either case, invest in some stress balls or a gym membership to get you through.

On the fence about putting your home on the market this fall?

by Judy Reed

Fall is here...is it time for a change?

by Judy Reed

Quick Ways To Turn Off Buyers: YOUR SELLING CHEAT SHEET!

by Judy Reed

Ready For An Empty Nest?

by Judy Reed

Drowning In Your Mortgage Payment?

by Judy Reed

Displaying blog entries 1-10 of 53