Selling Your Maryland Home at the Right Price and Timing

 

"I suppose you are going to tell me why my house didn't sell now, huh?" 

The seller of this home was frustrated, his home sat on the market for the last 3 months and no one stepped forward to buy it.

"Yes, I have a pretty good idea why your house did not sell" 

I responded quickly.

As a listing agent with hundreds of sales under my belt...yes, I knew why the house did not sell.

"Can I ask you a question? I asked for his permission to continue

"Yes, you may..." said the desperate homeowner

"If I give you a $100 bill and ask you to sell it for $105 would you be successful? I asked, 

"What do you mean?" He was confused…

"This is exactly why your house did not sell...you gave your agent a $100 bill and asked him to sell it for $105...no wonder it did not sell, would you buy a $100 bill for $105? " I pressed him.

"Well..no of course," he said softly

"That's the reason why your house did not sell, you had the wrong price!" Let me explain...

It is very important that you should know about who SETS THE PRICE on a home before is sold? 

Not the seller, nor the agents...not even the buyers

The person that sets the price on any home is: 

The appraiser's home value opinion compared to other similar homes that recently sold.

Let me repeat that: 

The appraiser's home value opinion compared to other similar homes that recently sold.

As a listing agent, that message has to resonate with my sellers in order for them to be successful at selling their homes. 

Of course, there are other factors that may also apply when selling homes.

Like, Why your home must be sold twice? Let me elaborate...

 

In today’s housing market, where supply is very low and demand is very high, home values are increasing rapidly. Many experts are projecting that home values could appreciate by another 5%+ over the next twelve months. One major challenge in such a market is the bank appraisal.

If prices are surging, it is difficult for appraisers to find adequate, comparable sales (similar houses in the neighborhood that recently closed) to defend the selling price when performing the appraisal for the bank.

Every month in their Home Price Perception Index (HPPI), Quicken Loans measures the disparity between what a homeowner who is seeking to refinance their home believes their house is worth, as compared to an appraiser’s evaluation of that same home.

Bill Banfield, VP of Capital Markets at Quicken Loans urges anyone looking to buy or sell in today’s market to remember the impact of this challenge: 

“While a 1 or 2 percent difference in home value opinions may not seem like a lot, it could be enough to derail a mortgage.

A homeowner [or a buyer] could be forced to bring more cash to closing in order to make a mortgage work if the appraisal is lower than expected. On the other hand, if an appraisal comes in higher, they could be surprised with more equity than they had planned. Either way, if owners are aware of their local markets it will lead to smoother mortgage transactions.”

The chart below illustrates the changes in home price estimates over the last 12 months.

 

Bottom Line

Every house on the market has to be sold twice; once to a prospective buyer and then to the bank (through the bank’s appraisal). With escalating prices, the second sale might be even more difficult than the first. If you are planning on entering the housing market this year, let’s get together to discuss this and any other obstacle that may arise.

 

Source.. KCM Fernando Herboso Blog

 

Hi, my name is Fernando Herboso and my focus is on taking the time to help you market your home and sell it with the least amount of hassle. 

I am sincerely interested in my client's problems and my focus is to help them solve it..

I promise to take the time to understand who are you? 

What's important to you?, 

What are your goals objectives and preferences? 

Please call me at 240-426-5754 

or email me at Fernando@ReallyNiceHomes.com