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Tweaking Your Online Home Search

In today’s digital age, many home buyers are searching the internet instead of newspapers to find a house. But sometimes scouring real estate search engines is kind of like online dating. With an overwhelming number of homes available in major cities, it may seem like too much to handle. Rest assured, there are only a few right for you.

So to cut down on the time in front of the computer, here are a few tips we’ve learned from our very own homebuyers when searching online for homes, and some advice for the neighborhoods you have your eyes on! Instead of beginning your search one websites like Zillow.com, Trulia.com, and Realtor.com, where you’re only entering your zip code, take a moment to think about what exactly you want in a home before your search. (How many bedrooms, baths, square-footage, neighborhood, etc.). Now that you’ve got that squared away…

Narrow down the neighborhood

Sure, you’ve heard the neighborhood is nice. But what’s nice about it? Check out crime rates, commutes, and if you have small children, school quality. Are you close to grocery stores? These things matter. Get an idea of what these homes are going for, too, by looking at “recently sold” and “Pending” homes in the area. Another great way to narrow down the neighborhood is to use tools (Zillow offers this) like custom maps to literally “put a ring on it”.

  1. Then Refine Again.
    So once you’ve narrowed down those bedrooms, baths, price, etc. you need to refine your search even more. Are you only looking for homes with a pool? Foreclosures? New Construction homes? Be sure to refine this criteria before proceeding with your home search. You’ll thank us later.

Is it a buyers or sellers market?
When you are ready to look for a home, choose a realtor. You need to know exactly how much leverage you have. What are homes selling for? Did the sellers from recent sales get what they asked for?

Online Agent Recommendations? We’ll pass…

While search engines are a great places to find a new restaurant you want to try, it’s not the best place when looking for a real estate agent to help you with your home. Just like companies pay to be featured on Google, agents pay to be featured on real estate search engines. It doesn’t hurt to check out online reviews of the agents, it’s best to ask friends and family for any recommendations before moving forward.

For more real estate tips, tricks, and advice, contact Stephen Nissou!

Your Local San Diego Real Estate Expert,

Stephen Nissou
Nissou Realty Group   |   Keller Williams Realty
Office 619-873-2772
Cell 619-250-4541
www.StephenNissou.com
Stephen@StephenNissou.com

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What is an HOA?

HOA

Recently, I had a client who was looking to purchase a townhome in the Santee area. With each townhome we went to view, there was an “HOA” attached to it that was a monthly expense. My client, being a first-time home buyer, had a few questions about what an HOA is and what it covers.

HOA means Home Owners Association. It can exist in planned housing developments, townhomes, and condos. It is billed typically on a monthly basis, however sometimes can be billed quarterly. Most developments in areas of San Diego, such as Rancho San Diego and El Cajon, have HOA fees that an owner must abide by paying.

HOA fees are dues to pay for upkeep of common areas within the development, such as parks, tennis courts, swimming pools, and elevators. Sometimes, HOA fees also pay for things like trash pick-up and in certain complexes, water. They also serve as special assessments on homeowners when the association lacks sufficient reserves to pay for unexpected repairs.

Home Owners Associations are typically run by the home owners themselves within a neighborhood, and the up-keep is done through a property management company. Some homeowners are extremely picky about what their members can do with their properties, so picking a home with the right HOA is important. Sometimes, homeowner associations dictate whether Christmas lights can be hung, or what kind of window coverings can be used, while others are more relaxed and just want to keep property values up by doing things like mowing the grass in common areas or preventing homeowners from painting their homes unusual colors.

Home Owner Associations can have a huge impact on your decision to buy a property. When you are ready to purchase a property, you will be shown the HOA documents, which include the HOA budget and HOA contracts.

If you have questions or a concern regarding what an HOA is and what they cover, leave us a comment!

Your Local San Diego Real Estate Expert,

Stephen Nissou

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THE BENEFITS OF AN OPEN HOUSE

Open House

You’re ready to sell your home and your real estate agent suggests an open house to showcase your home. What are the benefits to an open house?

Open Houses are one of the most effective ways to showcase your home to potential buyers. It gets eyes on your home to bring in potential buyers who would otherwise be too lazy or unmotivated to book a showing. By adding in advertising and signage and you’re going to catch the eye of casual and serious prospective buyers.

By doing an open house, you can set the scene your way with prospective homebuyers. Many times, prospective buyers will want to view your home with little to no notice. It can be stressful keeping your home “showcase ready” while on the market. With an open house, you’ll be able to prepare for an event that has the potential to bring in many potential buyers. Sweeten the deal by baking cookies and setting them out or filling vases with fresh flowers.

Another benefit of having an open house is that you are able to lock in an interested buyer. If your home has already caught the eye of a potential buyer they are more willing to come back for a second look at your home in a less formal setting. An open house gives the buyer the opportunity to also bring family and friends to the showing. Any given weekend, you’re likely to see multiple open houses in a particular location.

Buyers that are interested in purchasing a home in your area is able to compare homes in the area that are for sale by attending many different open houses, which gives you the opportunity to allow your home to stand out in a crowd.

Finally, another benefit of an open house is that you get to choose the timing to showcase your home. Holding an open house has the potential to put your home on the real estate map. Work strategically with your agent to schedule and organize a successful open house.

 

Your Local San Diego Real Estate Expert,

Stephen Nissou

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Questions to Ask Before Hiring a Home Inspector

home-inspection

As home buying season has kicked off in full gear for the spring and summer months, open houses are attracting prospective buyers. With that, hiring a home inspector can provide negotiation leverage for your buyer, or warn them of any potential problems.
Not all states have licensing requirements for home inspection companies. Ask your realtor if they have any suggestions for contacts.

Here are a few things to ask before hiring a home inspector:

1. Do you preform repairs, or just home inspections?

Some homebuyers will request advice from a general contractor rather than a home inspector. Home inspectors are typically checking the roof or appliances if they are included in the home. A general contractor is coming in to look at problems from a repair standpoint and can quote any repairs that need to be done.

After the home inspection, it might be in your best interest to hire a specialist or general conractor to find out how much the kitchen renovation or plumbing upgrade might cost you. Get the un-biased opinion first, then bring in a contractor to quote you for any repairs that need to be done.

2. Are you bonded and insured?

It is best to be sure that you are insured, so that if something happens to the inspector (i.e falls through the attic, or slips while inspecting your roof) you are covered. If the company doesn’t have proper insurance, they might sue you or the current homeowner. They can also try to a put a lien on the property. Be sure that the company is insured before the inspector comes onto the property.

3. Can you provide me wih references?

Check the inspection companies references by asking previous clients about the inspection, such as; if they arrived on time, if they inspected all aspects of the home (including the roof/attic), etc. Does the inspector offer you a full comprehensive report that spells out all the findings and lists all areas of the home?

4. Can I tag along on the inspection?

Sometimes, homeowners will leave the inspectors alone to examine the home, while others are more hands-on and will follow the inspector around. Ask the inspector to walk around with them and see if you can ask all the questions you need to.
5. What does the home inspection include?

You need to ask what the inspection includes in order to fully be aware that the inspector is not missing any parts of the home, or any important issues that may arise. The inspection really should be as thorough as possible. Open every door and every window and test every outlet. Many inspections don’t test the appliances, but they will turn on dishwashers and laundry machines to see if there is any damage on the gaskets, etc.
6. Will you send me a sample inspection report?

The inspector should send you a detailed report after completing the inspection. Ask to see a sample to make sure the information is presented in a clear and thorough format that is easy to read and understand. Also, see if the reports have any color photographs because those images can clearly demonstrate problem areas and help during the negotiation process with the seller and the seller’s agent.

7. Do you have any special expertise?

If you’re buying a special type of property (new construction, historic home, etc.) be sure that the inspector understand that there are special considerations for these types of properties. Older homes will have issues that newer homes won’t have, while recently constructed properties may have new materials and different types of framing that require a more critical eye.

8. How much do you charge?

Shopping on price alone will lead to cutting corners. You might save a few hundred dollars to hire the cheapest inspector but you could be paying in a bigger way because the inspector wasn’t thorough enough or the report was difficult to understand and follow.

Do you have questions about home inspectors? Give me a call today to see how I can help you! 619-250-4541

Your Local San Diego Real Estate Expert,

Stephen Nissou

 

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Short Sales- What Are They?

When looking to buy a home, many times you see the phrases “short sale” and “foreclosure.” For many first time home buyers, they may not know or understand what that means.

A short sale is defined as a “sale of real estate in which the proceeds from selling the property will fall short of the balance of debts secured by liens against the property, and the property owner cannot afford to repay the liens full amount and where the lien holders agree to release their lien on the real estate and accept less than the amount owed on the debt.”

To put it in simpler terms: a short sale is a sale of property that sells for less than the balance owning on its mortgage.

Short sales can be on apartment buildings, vacant land, or single family residences. Not every property can qualify for a short sale in the banks eyes. A bank has to agree to a short sale if they feel as though it is in their best interest to approve the short sale if they see that it can make more money through a short sale rather than a foreclosure.

So what’s necessary for a short sale? Many short sale transactions are normally handled by agents that specialize in short sales and/or foreclosures. What makes a short sale work is an “underwater home,” a willing short sale bank, a seller with a financial hardship, and a buyer that is willing to purchase the home.

Agents will determine the type of short sale (Fannie Mae HAFAs, non-GSE HAFA’s, etc.) and gather the required paperwork to submit to the bank. The agent will help the seller to price the home so that it is attractive enough to entice buyers to buy it, and is high enough to satisfy the banks interest in the home. The agent will put the home on the market and submit all offers to the seller. The realtor will also negotiate the short sale and submit the short sale approval letter to the seller.

Still have questions about a short sale and the process? Give me a call today at 619-250-4541 and I would be happy to help!

 

Your Local Real Estate Expert,

STEPHEN NISSOU

 

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July 4th Fireworks in San Diego County 2014

Fourth of July, 2014 Fireworks and Festivities Schedule for San Diego County and Surrounding Cities (July 1st – July 4th, 2014)

Where and when can you see the fireworks display for July 4th? Whether you’re looking in San Diego Harbor or Surrounding Cities, the events will be fantastic!

San Diego

  • Annual Big Bay Boom July 4 Fireworks Show
    Location: Multiple Locations along San Diego Bay
    Time: 9:00 PM
    Take in the largest display in the county, with fireworks launched from four barges strategically placed around North San Diego Bay, they can be seen from Shelter Island, Harbor Island, the Embarcadero area and Seaport Village/Coronado Landing. Just find a place along the bay and you will not be disappointed. Music from 105.7 “The Walrus” FM radio.
  • Sea to Shining Sea 4th of July Firework
    Location:
     SeaWorld San Diego – 500 SeaWorld Dr, San Diego, CA 92109
    Time: Fireworks at 10:10 PM
    SeaWorld San Diego is excited to light up the sky with an amazing fireworks extravaganza to celebrate the 4th of July.
  • Ocean Beach
    Location: Ocean Beach Pier at the end of Newport Ave.
    Time: 9:00 PM
    Spend the day picnicking, swimming in the ocean, walking and playing in the sand and shopping along Newport Ave. Then bundle up as the sun sets and pull up a blanket for a really spectacular fireworks show launched from the OB Pier.
  • Old Town 4th of July
    Location: Old Town State Historic Park
    Time: 11:30 AM to 4:00 PM
    Parade, crafts and activities of early San Diego recreate an old fashioned Independence Day celebrated on the frontier. (no fireworks)

Coronado

  • 4th of July Celebration in Coronado
    Location:
     Various Locations on Coronado
    Time: 10:00 AM – 9:00 PM
    Celebrate the 4th of July in the Crown City with a parade down Orange Avenue at 10:00 AM, a concert in Spreckels Park at 4:00 PM and fireworks over Glorietta Bay at 9:00 PM.

North County Coastal

  • San Diego County Fair 4th of July Celebration
    Location:
     Del Mar Fairgrounds – 2260 Jimmy Durante Boulevard, Del Mar
    Date: July 4, 2014
    Time: Starts at 9:30 AM, Fireworks at 9:00 PM
    Start off the day at the Fair with a patriotic opening ceremony at 9:30 AM, then enjoy the Hometown Heroes Parade at 7:00 PM, a concert provided by the Navy Band Southwest followed by a spectacular fireworks display.
  • Red, White and BOOM!
    Location:
     LEGOLAND California – One Legoland Drive, Carlsbad
    Time: Fireworks at 8:30 PM
    Take the whole family and spend the day enjoying over 60 rides, shows and attractions along with some all-American picnic games like burlap races and water-balloon tosses and then top it off with an awe-inspiring fireworks display set to patriotic music.
  • Oceanside’s Independence Day Parade
    Location: North on N Coast Hwy 101 from Wisconsin Ave to Civic Center Drive (just past City Hall)
    Date: June 28, 2014
    Time: 10:00 AM
    Come see floats, bands, walking groups, cool cars and much more. The theme this year is “The Spirit of Freedom.” (no fireworks)
  • Oceanside Fireworks Show
    Location: El Corazon Site at Rancho Del Oro Road
    Date: July 3, 2014
    Time: 6:00 to 10:00 PM
    Bring a beach chair and enjoy Oceanside Fireworks Show with music by El Camino High School and Oceanside High School bands along with bites from amazing food trucks.
  • Camp Pendelton Beach Bash
    Location: Del Mar Beach on Camp Pendelton
    Date: July 4, 2014
    Military members and their families enjoy an explosive fireworks show, live bands, a video tribute, sun, surf, patriotism and Esprit de Corps all in one day at the 4th of July Beach Bash!

North County Inland

  • Independence Day Celebration
    Location:
     Grape Day Park, 321 North Broadway, Escondido
    Time: Starts at 4:00 PM, Fireworks at 9:00 PM
    Pack a picnic, and grab a blanket to enjoy an afternoon full of music, food, kid-friendly activities, contests and fireworks with the 1st Marine Division Band.
  • Grand Tradition July 4th
    Location:
     Grand Tradition, 1602 South Mission Road, Fallbrook
    Time: Starts at 4:00 PM, Fireworks at 8:45 PM
    Enjoy a day of live entertainment, dancing, kid friendly activities, Quack-Up Suck Race, Rubber Raft Regatta, food and drink, and fireworks! Tickets include admission and tickets which can be used for food, beverages and activities.
  • Mira Mesa Fourth of July Celebration
    Location:
     Mira Mesa Community Park, Mira Mesa Boulevard and New Salem Street, Mira Mesa
    Time: Fireworks at 9:00 PM
    Come early for the parade and family friendly activities and stay late for the fireworks.
  • An Old Fashioned Fourth of July and Fireworks
    Location:
     Poway High School Stadium, 15500 Espola Road, Poway
    Time: 7:00 to 10:00 PM
    Following the Poway Old-Fashioned Fourth of July celebration at Old Poway Park (10:00 AM to 4:00 PM), head to Poway High School for music, more food, glow sticks and fireworks.
  • Rancho Bernardo’s The Spirit of the Fourth
    Location: Webb Park
    Time: 7:00 AM to 9:30 PM
    It’s a whole day of fun in Rancho Bernardo with a pancake breakfast; a festival with food, music and games; a parade; and fireworks!
  • Rancho Santa Fe’s 33rd Annual 4th of July Parade & Picnic
    Location:
     16948 Avenida De Acacias, Rancho Santa Fe, CA 92091
    Time: 1:00 PM
    Pack a few blankets and chairs for a free patriotic parade followed by a concert performed by the Coastal Communities Concert Band. (no fireworks)
  • San Marcos 4th of July Celebration
    Location:
     Bradley Park, Rancho Sante Fe Road and Linda Vista Drive, San Marcos
    Time: 6:00 to 9:00 PM
    Carnival games, jumpers, food and fireworks!
  • Scripps Ranch 4th of July Parade and Festival
    Location:
     Scripps Ranch Hoyt Park (Festival)
    Time: 10:00 AM to 1:00 PM
    After the community parade, enjoy fun, food, music and games at the free festival. (no fireworks)
  • Independence Day Celebration: Honor our Heroes, Celebrate our Freedom
    Location:
     Moonlight Amphitheatre, 1200 Vale Terrace Drive, Vista
    Time: 5:00 to 9:00 PM
    Celebrate Independence Day Vista Style with live music, the Light up the Night Dinner and fireworks.

East County

  • El Cajon 4th of July Picnic and Fireworks
    Location:
     Kennedy Park – 1675 East Madison Avenue
    Time: 12:00 to 10:00 PM
    Enjoy a picnic in sunny San Diego East County and stay for a spectacular fireworks show.
  • Julian 4th of July Parade
    Location: Along Main Street from Julian High School to Frank Lane Park
    Time: 10:00 AM to 4:00 PM
    Julian presents a homegrown event that celebrates the town’s gold rush era history, the dedication of veterans and active duty military who serve our country, and local residents who cherish the special qualities of the little town tucked into the Cuyamaca Mountains east of San Diego.
  • Ramona Rotary Community Fireworks and Family Picnic
    Location:
     Olive Pierce Middle School – 1521 Hanson Lane, Ramona
    Time: 5:30 to 10:00 PM
    Join the Romana Kiwanis and Rotary clubs for food, fun and fireworks.
  • Santee Salutes
    Location:
     Town Center Community Park East, 550 Park Center Drive, Santee
    Time: 3:30 to 9:30 PM
    Rock out with 80z All Stars playing hits from the 80s, a patriotic ceremony by the HMH-462 Color Guard, inflatable zone, food trucks and fireworks.

South Bay

 

  • Independence Day at the Border
    Location:
     Larsen Field – 4061 Camino de la Plaza, San Ysidro, CA 92173
    Date: June 28, 2014
    Time: 3:00 to 4:00 PM
    Come and enjoy an Independence Day Celebration in San Ysidro complete with family activities, live music, drinks, food and fireworks!
  • National City’s 4th of July Carnival
    Location:
     Kimball Park – D Ave & E 12th St, National City, CA 91950
    Dates: July 2-6, 2014
    The National City Host Lions Club invite you to celebrate the 4th of July with a weekend long carnival complete with rides, games, food, fun and fireworks on the 4th of July at 9:00 PM!
Your Local San Diego Real Estate Expert,
 

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Three Things to Negotiate in Order to Get a Better Deal

Price:

Know your market. Let’s face it, in order to get the very best deal possible, you need to know what the market value is. A savvy buyer and a professional agent are going to be market experts. They will be able to identify what market value is and then negotiate to get BETTER THAN MARKET VALUE.
Present your knowledge to the seller. Negotiating begins with the presentation of the offer. Simply putting an offer in on a property with no “set-up” is going to leave you with limited leverage in the negotiation and many times will be perceived as a “shark” simply by trying to take advantage of the seller. A powerful offer presenation will tell your story and humanize you to the seller, which allows them to be more flexible for you, not see you as their competition.
Let them know you love the home but in order to negotiate the best price you have to bring the seller back to reality. The seller knows you like the property because you put an offer in. It’s imperative to remind them of the short comings that you are willing to overlook as long as the market makes sense. They will recongnize that you are buying a property that you like but it also has to make financial sense.
Obtain and maintain leverage during negotiations. In every negotiation, there are times when the leverage shifts. Learn the strategies that will allow it to shift in your favor, and you can negotiate with tough sellers and get the best price.
Concessions:
It starts with the presentation. When you set up the offer with a powerful presentation, you laid the grounwork for the seller making some concessions on things that may need to be updated, upgraded, repaired, and replaced.
Change VS. Cash Back: Once you are close to where you want to be financially, you can refer back to those items. Most sellers know there are things that not EVERY buyer is going to like in their home. Sellers that stop negotiating on price will often be willing to move more on repairs, etc. that they know could come up in another negotiation.
Closing Costs:
The surefire price reduction: Sellers are not surprised when a buyer asks for closing costs. Similar to concessions the closing costs offer a good avenue for the savvy buyer to negotiate a better price by minimizing the cash they have to bring to closing. Closing costs are a great negotiation tool, whther you need them to do the closing or not, as long as you know how to present the offer.
Know your guidelines and limits. It’s important to know the rules. There are limits to what you can and cannot as for and your agent or mortgage lender can educate you on these important items.
Avoid asking for closing costs on cash deals. Some would argue that it makes the seller feel like they are getting a higher price. Just like you, the buyer, the seller is only concerned with HOW MUCH WILL I NET. Most sellers are completely confused and feel taken advantage of when closing costs are requested on cash deals. When they are confused, they shut down in negotiations.
A great negotiation can assist you in buying under the market value in many cases. A poor negotiator can cost you thousands!
For more inforomation on this topic and many others, please visit www.StephenNissou.com.
Your Local San Diego Real Estate Expert,
 

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Things Your Real Estate Agent Doesn’t Tell You

1. Am I reputable?– Even if your agent has had their license for 10 years, your home might be the first one they’ve tried selling in years. Get all the facts before signing a Buyers Agent Agreement. Ask how many transactions they’ve completed last year, and make sure to do a quick internet search with their name to make sure they come up under real estate.
2. That big commission check does not go right into the agents pocket. – Everyone thinks that real estateagents get a huge commission check for every sale. What many don’t realize is that for every listing they close, there are expenses many don’t notice. Agents divide the commission with their brokerage. A portion of the check goes to the sign they put outside your house, your lock box, hosting an open house, sending out flyers for your home, access to the MLS, association membership, advertising and more. So that $6000.00 commission checks that may believe goes right into the agents pocket? At the end of the day and after paying all the expenses it comes out to about $2500.
3. As an agent, their safety is compromised every single time they walk into an empty house. 
– Don’t even make me tell you the things I’ve seen or walked in on. You don’t want to know.
4. I can’t tell you the ethnic background of the people in the area, or the local crime rate, either. – I would be violating the Fair Housing Laws if i told you. The best thing to do is look it up yourself before committing.
5. Wide Open is the way to go!– Clear bathroom countertops and kitchen spaces when selling your home. People love when they can walk into a room and see wide-open counter spaces.

6. Don’t skip the final walk-through of the home. –  I’ve seen washers, dryers, stoves, and chandeliers walk out the door when the agreement stated that they needed to stay there. The final walk through is your last chance to make sure that any repairs that needed to be made were completed and working properly, and that all the owners personal items are removed.

7. The open house helps me more than it helps you.– The majority of visitors at the open house are usually just nosy neighbors. Open houses give me the opportunity to hand out my business card and gain potential clients.
Your Local San Diego Real Estate Expert,
Stephen Nissou
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Getting Financially Fit

If you’re planning to sell your home, be sure that you are executing a home sale that aligns with your life. For many sellers, the property preperation work is the first thing they think of. Decluttering your home is always the first start. Hire an agent to come into your home and tell you what needs to go. Then pack up the stuff and hire painters and housekeepers to update the home. Finally, here is where the financial preparation comes into play.

1. Get cleared on your current credit score. Chances are this is where everyone spots credit glitches like bills that need to be paid and errors that sometimes occur. Be sure this gets the green light before listing your home to sell. And remember, the earlier you get started the more time you have to get it solved. Sometimes it can take months (or even a year) to complete this process. The earlier you start, the quicker you can finish.

2. There’s a lot that needs to be accounted for in housing costs before making a decision to sell your home. Just because interest rates are good, or you just got a raise doesn’t mean you’re ready to buy or sell. Factor in what the actual increase in your mortgage payment is going to be and how much you’ll net on your current home, how much cash you need to close on your new home, and how much things like utilities, property taxes, insurance, and other home-related expenses will be.

If you’re looking to downsize your current home to a smaller home or condo, you might see an increase in your property taxes. You might even get an HOA bill you’ve never seen before. Ask your agent to help you understand what sort of downsize or new property you can look to get into at various price points. Ask your mortgage broker to help you understand financial scenarios for purchase prices, down payments and monthly payments, and your tax advisor to understand impacts of various home scenarios on your income taxes.
3. Home inspections are key when getting ready to sell your home. Sometimes surprise property problems can complicate your sale or taxes that need to be paid to close the deal. Don’t wait until you have a buyer for your home. Get a home, pest, and / or roof inspection before your house even goes onto the market. This empowers you to make any necessary repairs what needs doing in your home.

4. Create a financial plan for the sale of your home. When you buy a home, sellers pay both agent’s commission. Make sure to calculate the average 5-6% of the purchase price to cover your listing agent’s work and the buyers agent too. Depending on the condition of your home, you might need to spend a few bucks on DIY projects to showcase your home to it’s full potential.

 

Need advice on your home sale, or looking for a mortgage broker / financial advisor who can help you? Give me a call today to see how I can help you.

 

Your Local Real Estate Expert,

Stephen Nissou

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Kitchen Designs Worth Looking At

Nissou Realty Group recently stumbled upon some really great Kitchen designs while helping a client with staging their home. Open kitchen floor plans are all the rage for 2014.  Check these out and let us know what your favorite is!

 

 

For more kitchen designs check out our Pinterest page at www.Pinterest.com/NissouRealty

 

Your Local San Diego Real Estate Expert,
Stephen NIssou

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