Andi Grant's Blog - Everyday Real Estate with a Twist

Why My First Time Home Buyers Didn't Make an Offer on Your Home

Mon, 12 Mar 2012 10:08:57 -0700

Here's a List of Reasons Why My First Time Home Buyers Didn't Make an Offer On Your Home

Ah the joys of househunting with first time home buyers. No matter how much I coach and advise them before setting out to please look beyond the home seller's clutter, wall colors and furnishings when viewing homes because those items are easy fixes, they nod vigorously in agreement and then oftentimes shutdown when they physically see or smell the reality of the home in person.

Here are just a few things that have recently come up while home shopping with buyers this year and these weren't even my picky buyers:

Odors and Smells (pets, cigarettes, b.o. - yes I said it B-O)
Clutter (papers, clothes, cute AND creepy doll collections, choch-kies covering every shelving surface)
Flower-power wallpaper (that obviously came as a bundle package because it matches the rug, sofa and throw pillows)
Dark wood paneling with bulky overstuffed furniture (that made them feel closed in as if they had walked into a giant coffin - this was actually said by one of my first time home buyers recently!)
Sparsely decorated home that was all white or mostly pale monochromatic colors that ended up feeling like a museum and/or cold and clinical (brrrrr)
Heavy drapery that virtually eliminated all natural lighting in the middle of the day creating a dark oppressive atmosphere (think the Haunted House at your local theme park).

Crazy right? I mean some of those are really simple fixes that a coat of paint, an opened curtain and several bins could've easily have taken care of. But you've heard it before that you only have one time to make a great first impression.

By the way just so you know, I LOVED your home because I could see the great potential in it, but my first time home buyers who have no past experience of making a house a home, simply couldn't get passed some of the things I mentioned and decided to make an offer on a home that had a similar floor plan that made them feel much more comfortable. Did I mention it was just down the street from yours? Help me to help you with these simple fixes.

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Hideous bathroom photo courtesy of egazelle; Creeepy doll photo by thejustifiedsinner; cluttered desk by PuyoDead; pets on bed photo courtesy of Sheree K; cluttered hutch by evenllama18

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Affordable Homes, Affordable Payments, Quality Living

www.FirstTimeHomeBuyerRealEstate.com

Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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Outdated Homes Can Sometimes Be Like Cake... Without the Frosting

Mon, 19 Mar 2012 09:21:03 -0700

Outdated Homes Can Sometimes Be Like Cake... But Without the Frosting

Unless you've been hiding under a rock here in Los Angeles lately, you will have noticed that home inventory numbers are shrinking in many parts of the city, especially for the areas where homes are priced under the $500K mark. First time home buyers are now inevitably finding themselves having to sacrifice some of the bells and whistles just to jump into the home buying fray while the going is still good.

There are some homebuyers that can easily look beyond the outdated features of a house by visualizing modern upgrades that will eventually make it their perfect home, even if it takes a little time, effort and patience. But then there are others who just can't seem to get beyond the plain Janes needing a cosmetic fix, when in most cases all they will have needed to do is personalize it by adding the "frosting" to bring it up to their level of taste.

For some of my buyers who admittedly need a little help with seeing the vision, I've printed out some "Before" and "After" transformation photos from Janice Sutton of 1st Stage Property Transformations that I take along with us to show them ideas when faced with plain, outdated and sometimes hideous room features or an awkward space. Mind you, had the vacant home already been updated or staged by the seller, other buyers that also needed a little help in this area would've benefitted from the real-life visuals as well. But hey in this competitive market, as long as the homes are in good condition and in a fantastic resell location, I want them to leave the less attractive ones for my savvier first time home buyers!

Here is just one example of something that my home buyers and I have often seen throughout our househunting experiences here in Lakewood and Long Beach; A vacant room with an outdated fireplace as it's focal point.

Before (without the frosting):

AFTER (with the frosting):

WOW! What a huge difference! A savvy homebuyer will look beyond the easier cosmetic fixes if the house has so many of the other right ingredients that will make it the perfect home such as it being in good condition, in a great location, at a great price, with a floor plan that suits their needs, with room to grow.

If you are home buyer looking to buy a home in Los Angeles, Lakewood, Long Beach, Downey and Carson or a home seller in the same areas looking for a Realtor that has both the experience and resources to help you prepare your home for sale, do not hesitate to call me at 310-508-4354 or write me at andi@andigrant.com.

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Before and After photos used with the expressed written permission of Janice Sutton of 1st Stage Property Transformations. Plain cake photo by Blondie5000 for Creative Commons.
This work is licensed under a Creative Commons Attribution-NonCommercial-NoDerivs 2.0 Generic License.

____________________________________________

Affordable Homes, Affordable Payments, Quality Living

www.FirstTimeHomeBuyerRealEstate.com

Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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I want a 3 bedroom home...no wait make it 4! Home Buyers and Their Changing Criterias

Thu, 23 Feb 2012 01:25:29 -0800

I want a 3 bedroom home...No Wait Make it 4! Home Buyers and Their Changing Criterias

Working with first time home buyers continues to be the most challenging yet rewarding real estate experiences of my career. They are excited, golden and full of energy. In my opinion, savvier and more knowledgable than past decade buyers due to information accessibility in this computer age. Although open to suggestions, they will also research and weigh the material facts laid out before them as they do their best to make the most informed decisions when it comes to buying their first home.

However, I have noticed that no matter the buyer, whether first time home buyer or seasoned, laid back personality or difficult, the snare that is almost a guarantee with each and every one of them during the househunting experience, is that of the buyer(s) allowing their wants to slowly take precedence over their needs when it comes to their evolving search criteria, regardless as to whether or not their budget can truly accomodate the expansion. Heck , it even happened to me many years ago when I was searching for a home. What's that all about? You'd think it would be the exact opposite as reality met budget.

The original starter home list starts out looking like this:

Desirable location
2 bedroom, but if we can get 3 - great!
1 bath
2 car garage
It's ok if it needs updating or minor fixer work, after all it is our first "starter home"

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Then a week or two later, the "refurbished criteria" is hardly recognizable from the original model you first viewed or discussed and now looks like this:

The most desirable location
3 - 4 bedrooms
2 bath (one must be part of master suite)
Remodeled kitchen with granite countertops
Turn-key
2 car garage with enough room to accomodate a workshop, classic car hobby, and future eBay business

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Now don't get me wrong! Getting you the most for your money is what I do! In fact it's what I love most about negotiations! If it turns out that we can expand the criteria, keep you in your most desired area and stay in a price range that will not have you on a diet of PB&Js or eating bowls of cereal with a fork to save on milk for the next few years just to afford the payments, then heck yeah - of course we'll go for it! But in LA County's most desirable areas "Mo House" usually means "Mo money". If it turns out that your budget can only accomodate the "needs" list while still keeping you in your top desirable area, sending me blingy listings that are clearly beyond your budget is not going to frustrate me more than it will frustrate you. Lowballing in highly desirable areas will not produce favorable results.

Lets get back to the original criteria of first fulfilling your needs and then adding the wants to create the total package. Remember in most cases you can usually add, change or remodel features to create the perfect starter home, but the location - your stuck with!

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Affordable Homes, Affordable Payments, Quality Living

www.FirstTimeHomeBuyerRealEstate.com

Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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Can First Time Home Buyers Receive "Gift Money" to Help with Down Payment and Closing Costs?

Mon, 20 Feb 2012 15:14:30 -0800

First Time Home Buyers often ask me about getting money from parents and other relatives and friends to help them with down payment or their portion of closing costs in a homebuying situation. George Souto a loan officer in Connecticut has allowed me to reblog a very detailed article explaining who is an acceptable contributor donor in most cases when it comes to gift money in a homebuyer's conventional Fannie Mae loan situation.

NOTE: Please pay special attention to the "acceptable donor" sections and the part that states the gift money documentation includes a statement signed by both borrower and donor that NO repayment is expected. That caveat appears to be the one that is the glitch in the homebuyers being the recipient of the "gift money" award in many cases from what I've experienced.

Via George Souto NMLS# 65149 FHA, CHFA, VA Mortgages Connecticut:

A couple of days ago I posted a blog on "Seasoning Money", and ended the blog stating that I would post another blog on "Gift Money" Acceptable Donors & Required Documentation. After thinking about that a little more, I will actually be posting at least a couple of blogs on this topic, because the documentation does change between Conventional and FHA Loan, and one blog would simply would be to long. I will start with Conventional Loans, and what Fannie Mae considers to be an acceptable donor, and the documentation that Fannie Mae requires.

Fannie Mae allows for an acceptable donor to contribute towards the Borrowers downpayment and closing costs. This should not be confused with Seller Paid Costs. Seller Paid Costs are not "Gifts" and can ONLY be applied towards closing costs.

Acceptable Donor:

A Relative:

Spouse

Child or other dependent

Related to the borrower by:

Blood

Marriage

Adoption

Legal guardianship

Fiance

Fiancee

Domestic Partner

NOTE: If the gift is received from a relative, fiance, fiancee, or domestic partner who has lived with the borrower for the last 12 months, the gift will be considered the Borrowers own funds, as long as the other individual will also be using the purchased property as their principal residence.

Not An Acceptable Donor:

Affiliated with the:

Builder

Developer

Real Estate Agent (even if the Real Estate Agent is a relative of the Borrower)

Any other interested party to the transaction.

Amount of Gift:

Loan To Value (LTV) of 80% or Less - No minimum downpayment or closing cost are required from the Borrower, all of the funds can be gifted, for all owner occupied residential properties.

Loan To Value (LTV) of more than 80%:

One-Unit Principle Residence - All funds can be gifted

Two-To-Four Unit Principle Residence - 5% of the funds MUST come from the Borrower, and all other funds can be gifted

Documentation Required:

Gift Letter signed by the Borrower and the Donor stating the following:

Dollar amount of the gift

Date the funds are transferred

Must state that no repayment is expected

Relationship to Borrower

Required Documents to verify gift:

Copy of donor's check & Borrower's deposit slip

Copy of donor's withdrawal slip & Borrower's deposit slip

Copy of the donor's check to a Closing Agent

A settlement statement showing receipt of the donor's check

NOTE: Most Lenders will not accept a settlement statement showing the receipt of the donor's check, because they will want to see the funds in the Borrower's account before they will give a clear to close.

NOTE: Even though Fannie Mae will allow for just a copy of the donor's withdrawal slip & Borrower's deposit slip, most Lender's will require a copy of the check as well, which means that ALL gifts should ALWAYS be made by check.

The next blog on this topic I will cover FHA's requirements which slightly different in both documentation and allowable amount of gifts.

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Info about the author:

George Souto is a Loan Officer who can assist you with all your FHA, CHFA, and Conventional mortgage needs in Connecticut. George resides in Middlesex County which includes Middletown, Middlefield, Durham, Cromwell, Portland, Higganum, Haddam, East Haddam, Chester, Deep River, and Essex. George can be contacted at (860) 573-1308 or gsouto@mccuemortgage.com

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Affordable Homes, Affordable Payments, Quality Living

www.FirstTimeHomeBuyerRealEstate.com

Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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L.A. First-Time Home Buyers Shooting at Shrinking Targets: Buyer's Market Ha!

Fri, 10 Feb 2012 18:42:05 -0800

L.A. First-Time Home Buyers Shooting at Shrinking Targets: Buyer's Market Ha!

It was bound to happen! There had to be a slight shift from buyers' market to sellers' market in quite a few areas of Los Angeles county where my buyers are currently looking. When working with first time buyers in the $450,000 or less range, one does tend to open one's self up to a large pool of buying competition because let's face it, the buyer that can afford $600K, can also afford $450K as some buyers are wisely looking for homes they can afford on one income level if future circumstances should force it.

As I am househunting with buyers in several different parts of LA county, I'm seeing the same thing happening no matter where we go, shrinking inventory and multiple offer situations.

The past three weeks of searching with some of my 1st time home buyers looked a little something like this:

First time buyers looking in the Northeast LA target cities of Alhambra and Highland Park: multiple offer situation after multiple offer situation. We initially found a great home, got an accepted offer, one of the two buyers then decided he wanted more bling for the price. He wasn't budging after 3 days of talks and we ended up withdrawing the offer as seller couldn't accomodate. Now 3 weeks later, one buyer is peeved while the other now regrets decision because the competition is not only fierce, they also have bigger pockets! I bet the other house is looking a whole lot better than the doghouse he's currently in. Yikes!

First time home buyers looking in Los Altos, California Heights, Bixby Highland areas of Long Beach, and Lakewood Village, Lakewood Mutuals, Mayfair areas of Lakewood: faced with multiple offer situations on both turnkey and fixers. I had one agent in Los Altos tell us during an open house that her last set of buyers submitted 11 offers before they were able to get in escrow in the same area and that had been an easy buyer for her. This wasn't what my 1st time buyers wanted to hear, but at least it helped them to know theirs wasn't the only case.

First timers searching in Downey and Lakewood: Again faced with multiple offer situations. We are even starting to see where some sellers want buyer to pay appraisal difference or perform any lender required repairs because they aren't paying for squat. That sure sounds like the language that was being used during the seller's market days, eh?

What was once an easy shot at a standing target for my first time buyers is starting to become not only a moving target in some areas, but a shrinking one!

Inventory levels for some first time home buyers are shrinking and one can only guess the reasons why behind the diminishing numbers:

Fewer FHA Ready homes causing first time home buyers using one of the most popular first time home buyer programs in Los Angeles to shun the fixer homes that will require extensive lender required repairs prior to close
Non-short sale homes for first-time buyers that can't wait (buyers facing lease renewals, growing family timeframes, relocation).
Homes being withdrawn off market by sellers looking for that "Zestimate" price, thus opting to rent/lease out their home when they aren't getting any bites.
Heavy buying competition as the largest pool of buyers are usually in the $450K price and below. The law of supply and demand kicks in as homes that once sat for 180 days now appear to be going within 30-55 days as turnkey sellers can afford to wait to get several stacks of offers in before choosing highest and best

Again, only guesses. I had all three sets of buyers say with different levels of exasperation in their tones these passed few weeks, "But I heard it was a buyer's market!" My standard answer that almost always applies: "The person who said it wasn't buying in your market or desired area."

I have yet to have an unsatisfied buyer so although finding a home can and does happen quickly for some, it may take a little while longer for others, but it will be oh so worth the wait! Hang in there!

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Shrinking target by viZZZual
This work is licensed under a Creative Commons Attribution-NonCommercial-NoDerivs 2.0 Generic License.

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Affordable Homes, Affordable Payments, Quality Living

www.FirstTimeHomeBuyerRealEstate.com

Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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Searching Long Beach Rentals is so 2011! First Time Home Buying is Where It's At in 2012!

Tue, 07 Feb 2012 09:11:09 -0800

Searching Long Beach Rentals is so 2011! First Time Home Buying is Where It's At in 2012!

"Every time tax time rolls around, I become mad at myself that I didn't buy a home to write off while my landlord gets one and continues to collect rents from me!"

I heard this from a Long Beach renter last week who called to ask about first time home buyer programs in Long Beach. This Long Beach renter was paying nearly $1800 a month rent! That's unbelievable considering that with record low interest rates, a large population of Long Beach apartment dwellers could easily afford to own in one of many great Long Beach neighborhoods as well as in any of the nearby cities of Los Angeles, Downey, Lakewood and Carson for nearly the same monthly payment, while being able to possibly have a great a tax write-off to boot!

With what I've been calling the holy trinity of homebuying: low home prices, low interest rates, and low down payment assistance, why not at least see if you can go from being a Long Beach renter in 2011 to a Long Beach first-time home buyer in 2012! Why continue to pay a landlord who only knows you as a check or an apartment building unit # when you can become a Long Beach homeowner with your own address and most likely be able to be reap the benefits of it around tax time?

We can help 1st time buyers with the following:

Mortgage Pre-Qualification Application
Down Payment Assistance Request
Answering your FAQs about the home-buying process
Choosing from one of many First-Time home buyer lenders
Connecting you to a first time home buyer Realtor® who can negotiate a great home price for you that's within your budget!

If you are currently a Long Beach apartment dweller or house renter and would love to become a first time home buyer and home owner in Long Beach, Los Angeles, Downey, Lakewood, Carson or in any of their surrounding cities, while also acquiring what could be a great tax write-off, do not hesitate to call us today at 310-508-4354

We look forward to working with you soon! Happy Househunting in 2012!

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Did You Know: A first time homebuyer is generally considered to be a person that hasn't held any title interest or ownership of real estate property within the last 3 full years?

APPLY NOW (no SS# required):

Pre-Qualification Mortgage Application

Down-Payment Assistance

Your Right To Privacy

Please note, we understand the importance of protecting your contact information. Our team will never share or sell your private contact information with a third party. By giving us your contact information to start the application process, you are giving us permission to contact you via email or phone per your preference. Click here to view our privacy policy.

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Affordable Homes, Affordable Payments, Quality Living

www.FirstTimeHomeBuyerRealEstate.com

Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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Are there any bookstores still OPEN in Long Beach? Why yes…yes there is!

Mon, 06 Feb 2012 15:17:57 -0800

Are there any bookstores still OPEN in Long Beach? Why yes…yes there is!

In my dream, I'm shopping Long Beach's Retro Row when I hear a sound that I haven't heard in awhile. But could it be? At first I think it's a figment of my imagination and then I hear it again. This time what appears to be the faint sound of a book being cracked open is immediately followed by the oh-so-subtle swish of a page turn. I hook the corner and there it is! OPEN, waiting for me to enter, a bookstore located on Long Beach’s famous Retro Row. No, you don’t understand, is the name of the great independent neighborhood bookstore located at 2226 E. 4^th st. in the heart of 4th St's famous Retro Row in Long Beach!

As I walk into the {open} bookstore, I'm surrounded by wall-to-wall bookshelves containing, get this, books! Real live bound books of gently used unique reading material of classic literature, sci-fi, biographies, children's books, fiction, comic books, back issue magazines, new independently published books and so much more! If that ain't cool enough, {open}'s founders and owners Sé Reed and Shea M. Gauer are introducing new independent authors, musicians, and artists to the city of Long Beach and it's press by allowing them to have book releases, concerts, literary performances and art exibitions at their {open} venue throughout the year. How awesome is that for Long Beach's huge eclectic and creative community?

All of a sudden I'm jarred out of my sleep by a nearby gardner's buzzing weed wacker. In a panic, I check the calendar on my phone and I'm elated to see that it's only 2012! Phew! The "e-age" hasn't completely taken over and {open} isn't only a dream! Unlike the impersonal mega-chain bookstores that are closing all around us, the {open} bookstore in Long Beach is still not only open, but remains a favorite neighborhood bookstore among many of Long Beach's locals and visitors to Retro Row alike.

So when you feel like cracking open a good book, checking out a new undiscovered artist or hearing a new twist on a favorite genre of music, be sure to visit {open} at a 4th Street Retro Row bookstore near you!

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2226 E. 4th St. @ Junipero Long Beach, CA 90814

Books ~ Magazines ~ Music ~ Art 　

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Affordable Homes, Affordable Payments, Quality Living

www.FirstTimeHomeBuyerRealEstate.com

Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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Which of the following first time home buyers is in a better position to negotiate a purchase on their behalf?

Fri, 27 Jan 2012 19:03:41 -0800

Which of the following first time home buyers is in a better position to negotiate a purchase on their behalf?

Buyer agency and Dual Agency have always been hot button topics among real estate agents across the country. There are states that allow dual agency as a legal and viable form of representation of buyers and sellers and others that do not. In response to a recent blog about agents slamming other agents for their practices for and against, I think professionalism should always be the first order when expressing one's opinion in a forum that has allowed and welcomed public comments from peers and consumers alike. Name calling and bullying those who do not agree (on either side) is unacceptable.

With that said, buyers have choices of having representation or not having it. I am pro-buyer's choice because democracy is the power of choice and that's a wonderful thing! Since we are speaking of choices, I do present a very basic elementary multiple choice question.

WHICH SET OF THE FIRST TIME BUYERS LISTED BELOW IS IN THE BETTER POSITION OF NEGOTIATING A PURCHASE TO THEIR MAXIMUM BENEFIT ON THEIR BEHALF? WHAT ORDER AND WHY?

A) First Time Home buyers representing themselves in a FSBO (For Sale By Owner)?

B) First Time Buyers having their own professional buyer representation?

C) First-time Buyers allowing listing agents (who already represent the seller) to represent them as well?

MY ANSWER AND OPINON OF WHICH FIRST TIME BUYER IS MOST LIKELY TO BE IN THE BETTER POSITION TO NEGOTIATE A PURCHASE ON THEIR BEHALF:

Choice B) Buyers having their own representation in a buyer's agent AGENT: 1 team (Buyer's) = 1 loyalty

The first time home buyer in this scenario is in a better if not best position in my opinion to most likely reap the maximum benefits in their home buying situation. Many agents on both sides can know the inventory and the market, negotiate pricing, ensure all inspections, reports and repairs have been performed, but only one listed in the above scenarios has the legal fudiciary obligation to NEGOTIATE AND FIGHT IN THE BEST INTERESTS SOLELY ON BEHALF OF THE HOME BUYER AND NO ONE ELSE IN THE TRANSACTION.

Choice C) Buyers allowing listing agent to represent them: AGENT: 2 teams (Seller and Buyer) = Divided Loyalties

An agent that is performing dual agency representing both seller and buyer will have in my opinion a much harder time of getting their buyer the best deal because they will have to diligently make every effort to get the best deal for their seller. How can one possibly get the highest purchase price possible for their seller while at the same time getting the lowest purchase price for their buyer? This is not to say there wouldn't be a lack of effort by the dual agent, it's simply a matter of having their hands tied in certain areas of agency where they would normally have free reign to the maximum benefit of their client when representing one or the other. To get a better understanding of dual agency, read short article written by top producing real estate broker and respected real estate author Elizabeth Traub. Also Realtors® Bill and Liz Spear of Ohio recently wrote a great blog article from the listing agent's perspective encouraging buyers to have their own representation for many reasons already stated.

Choice A) Buyers representing themselves in a FSBO (For Sale By Owner): NO TEAM OR LOYALTY (1 person sport)

The FIRST obvious duty and loyalty of a "for sale by owner" seller is to him/her/themself as the seller. THIS NON-REPRESENTATION SCENARIO IS BY FAR THE WORSE POSITION FOR A BUYER IN MY OPINION. The buyer is giving the money, the seller is taking it. Who has the most to lose in that situation? Unless the buyer is a licensed professional or someone who has bought and sold enough times where they feel comfortable in their home buying experiences to represent themselves, there is no other experienced person or third party in place to see that the buyer's interests are taken into consideration in all areas and aspects of the deal.

Today's first time home buyer is lucky enough to have several choices, leaving it ultimately to be their decision. Choosing an agent whether the agent be the listing agent or a buyer's agent does not necessarily guarantee protection, but most certainly places the buyer in a better position to be protected, especially the buyer in chosen spot #1...again in my opinion.

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If you are a buyer and have decided to seek your own representation in a home buying purchase in Los Angeles, Long Beach, Downey, Carson, Lakewood or their surrounding areas, do not hesitate to contact us at 310-508-4354 and we'll be more than happy to negotiate a transaction solely on your behalf. Be sure to also visit us at our website First Time Home Buyer Real Estate!

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Affordable Homes, Affordable Payments, Quality Living

www.FirstTimeHomeBuyerRealEstate.com

Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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FIRST TIME HOME BUYERS WANTED IN 2012! Los Angeles, Long Beach, Downey and nearby cities!

Fri, 13 Jan 2012 15:48:52 -0800

FIRST TIME HOME BUYERS WANTED IN 2012! Los Angeles, Long Beach, Downey and Nearby Cities!

Are you a first time home buyer looking to purchase your first home in 2012 using a first time home buyer program? This year is your lucky year!

As of right now, the holy trinity of home buying is still holding steady with lower home prices, low interest rates and low down payment incentives, positioning first time home buyers to truly benefit in a way that even their parents and grandparents would envy.

LOW HOME PRICES ~ LOW INTEREST RATES ~ LOW DOWN-PAYMENT

Contrary to media reports using the wide brush of national real estate numbers to preach doom and gloom in your local area, more home buyers are becoming home owners in Los Angeles county as thousands of homes were bought and sold last year in Los Angeles and it's surrounding cities according to CARETS MLS sold results data.

Total home sales 2011 (not including condos):

7000+ single family homes sold in Los Angeles (3700+ sold $300K and below)
2000+ homes sold in Long Beach (820+ sold $300K and below)
600+ homes sold in Downey (140+ sold $300K and below).

Because it's still early, the National Association of Realtors has yet to release numbers estimating how many homes sold were actually purchased from first time home buyers, but after facing many multiple offer situations last year for homes below the $400K mark (a range that is usually first time home buyer friendly), I reckon the numbers produced to prove quite strong!

Find out if you too can save money and become a homeowner in 2012 using one of the First time home buyer programs currently offered throughout Los Angeles County, including the cities of Long Beach, Downey, Carson as detailed at the First Time Home Buyer Real Estate website. You can also find out if you qualify for down-payment assistance. If you are ready to get started right away, be sure to request a mortgage pre-qualification application or call us today at 310-508-4354! Happy house hunting!

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APPLY NOW (no SS# required):

Pre-Qualification Mortgage Application

Down-Payment Assistance

Your Right To Privacy

____________________________________________

Affordable Homes, Affordable Payments, Quality Living

www.FirstTimeHomeBuyerRealEstate.com

Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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FIRST TIME HOME BUYERS BEWARE - Do Not Get Thrown Under The Bus!

Mon, 09 Jan 2012 16:47:29 -0800

I'm always glad to offer tips and insights to my first time home buyers. Here is an article posted to home buyers nationally by Realtor colleagues Bill and Liz Spear of Cincinnati who act primarily in the role of LISTING agents.

Unlike the agent described below, I will show you the homes personally.

I will negotiate on your behalf after extensively discussing with you our strategies on how to get you the most out of the deal.

- Andi Grant (Realtor with First Time Home Buyer Real Estate)

BELOW ARTICLE WRITTEN BY BILL AND LIZ SPEAR

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Via Liz and Bill Spear RE/MAX Elite Warren County Ohio: Cincinnati to Dayton (513.265.3004 www.LizTour.com):

Is Your Buyer's Agent Throwing You Under The Bus??

We're primarily listing agents, meaning the bulk of our work is done with Warren County home sellers. Sure we'll work with home buyers, but our focus is on attracting buyers for our sellers' homes. We'll market everywhere we can reasonably expect to find buyers for our homes. Cincinnati and Dayton MLS both of course, our blog, websites, Trulia, Zillow, Craigslist, flyers and mailings, all for the purpose of that one right buyer that matches that home.

Now if you're an area buyer, hopefully you've realized the importance of having your own, dedicated solely to you REALTOR®! An agent whose sole allegiance is to you and your best interests.

A great buyer's agent will work with you to find a mortgage expert to get you approved, help you search for candidate homes, and then take you through those homes until you find THE ONE that you write a contract on! They'll advise you on market trends, the negotiating process, the inspection process, and what it takes to get those keys in your hand.

Wait a sec you say? Your buyer's agent is telling you it's okay to go to the listing agents direct to ask to see all the homes you want to see, and then give them a call when YOU find the right home for THEM to write that offer on? Maybe they're even offering to rebate you some of their commission since they're not showing you homes? Or they're too busy to make it today but they say it's "okay" for the listing agent to show you the home?

Hear that loud BEEP BEEP BEEP sound?? That's the big ol' bus that is about to back up and flatten you! Because when you call to ask us to show you our listings, we're going to ask if you're working with an agent. Now if you aren't truthful and say "No", then of course we're going to show you our listing....and the fact of the matter is if YOUR AGENT calls us to make direct arrangements with us, most likely we'll honor your agent and show you our listing because our primary job is TO SELL THE LISTING!

Now ask yourself "Who do WE (Liz and Bill) work for?". What's the answer? "The SELLERS!". Period. That initial contact forward, our responsibility is to get YOU to pay the most possible, and for our sellers to make the least possible concessions to keep the deal together.

Don't mistake our friendliness for thinking we're working for you. We are not.

If we're friendly, [because we are] you're going to relax a bit. Hopefully, it puts you in a more receptive mindset for that seller's home. And oh yeah, it might also mean you let your guard down. We'll ask a few subtle questions that help us gauge whether you're a legitimate buyer, how much interest you have, maybe find out where you live, how many kids you have, why you're moving, etc. All seem innocent enough on the surface? Maybe, but those elements together may give us all the clues we need to know how hard our sellers can negotiate with you and your buyer's agent (you know that agent you said you DIDN'T have?). It's called LEVERAGE. A "buyer's" agent who advises or approves of THEIR buyer previewing homes with the LISTING agents is giving your leverage away!

For example, we find out you've only got four weeks left to get out of your home and you don't want to do temporary housing? THANK YOU VERY MUCH!! Woo hoo, jackpot for our sellers! They don't have to move too much off price....just enough to get you to sign the papers. Now it's a week later and you ask for inspection items. Take it or leave it....or maybe we'll advise our sellers to stand more firmly and only agree to fix minimal, simple, less expensive things just enough to keep you under contract just because we can!

So let's take the example out a bit further. Assume the list price of the home was $200,000 and your agent offered to give you 1/3 of their commission for not having them show you homes. So your agent is going to rebate you a couple of grand give or take a bit. Now with that information you provided us, how much extra do you think you paid for our listing? We're betting more than a couple of grand more than you "saved". Now add what you lost during the inspection phase. The hole just got deeper didn't it?

And the bad thing? You don't even realize that you and your buyer's agent cost YOU money. You may cuss us and our sellers out for negotiating so hard, but you know what? We're okay with that. WE WORK FOR THE SELLERS. Our seller's opinion is the one that counts to us.

This is another case of being cheap, being expensive. Hire a good buyer's agent. Have your agent take you to ALL homes if you want to make sure your confidential information stays confidential and your interests are the ones being served and PRESERVED.

The FIRST time you meet us as listing agents should be at the closing table!

Serving Warren County's residential real estate needs,
Liz and Bill aka BLiz

The Liz Spear Team
Elizabeth & William Spear
RE/MAX Elite: Ask for us by name if you visit the office!
Two locations: Lebanon & Mason, OH
Office direct: 513-248-3660 Liz direct: 513-265-3004
Bill direct: 513-520-5305 Fax: 866-302-8418

MailTo: Liz@LizSpear.com Our Website: Warren County Ohio Homes

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First Time Home Buyers - Sweat Equity 101

Fri, 06 Jan 2012 13:18:38 -0800

First Time Home Buyers - Sweat Equity 101 Below Portland Realtor colleague Carla Muss Jacobs asks the question "What Ever Happened to Sweat Equity?" as some first time home buyers insist on the shiny and new when their budget states fixer-upper. There are programs such as the 203k offering help when it comes to making the ugly duckling a swan within months of the first time buyer's purchase.

IN LOS ANGELES COUNTY:

Via Carla Muss-Jacobs - Exclusive Buyers Agent Portland | Portland Real Estate | (503-810-7192 | BuyersAgentPortland.com):

What ever happened to sweat equity?

Many, and I mean MANY moons ago I bought my first home. I was 19, married and we used my (then) husband's VA benefits.

The house WAS NOT in a really great area. It was not in the best condition. It didn't have everything I dreamed of.

But the house WAS NOT an apartment, It was not unlivable. It didn't have bad bones, or bad neighbors. I didn't lack anything. The roof was good, the siding was sound, the lot was nice.

When we bought the home we knew one thing: We would be putting in some SWEAT EQUITY!

Sweat Equity . . . buyers, at that time, were looking for places to move into where they could put in their time, energy and resources in order to get some sweat equity out of it. It was common and more to the point, buyers expected to update on their own -- little by little over time. At that time -- SWEAT EQUITY -- was valued.

In a triage method, we tackled the rooms that needed our TLC the most. We made them comfortable, then moved on. Sweat equity . . . we knew we were putting that in our home.

We worked on the yard and put in a cement pathway, flowerbeds, grass -- both in the front and back. We painted, we tiled, we yanked carpet and we refinished the hardwoods. We put nice trim around the windows, shutters on the outside, we painted, and painted and painted.

On the larger projects we would hire out. We bought materials and hired for labor only.

And let me tell you . . . we both worked 8 hours, full-time jobs. A 40-hour work week is JUST TIME SAME AS IT WAS THEN AS IT IS NOW! Nonetheless, we worked on our home and made it shine.

Why are Buyers in today marketplace forgetting about SWEAT EQUITY?!? They want everything perfect,move--in ready, turn key . . . but they don't seem to like those "perfect" price tags.

Flippers are turning a profit in my local market. They are the only ones that seem to want to put in any SWEAT EQUITY and I see the bumped up prices on their finished product. They are lovely, some of them.

I wish we had the HUD's FHA 203(k) rehab loan program back in the day. Oh how I wish . . .

Why aren't Buyers taking advantage of this?

HUD's FHA 203(k) rehab loan is the type of loan iGIVING BUYERS . . . SWEAT EQUITY

EBA Portland ~~ 100% BUYER REPRESENTATION ~~ 100% of the Time

EBA Portland, LLC is an Exclusive Buyer Agency serving the Metro Portland real estate market since 1999. If you’re a Buyer in the Metro Portland area (including: Beaverton, Tigard, Hillsboro, Lake Oswego, Downtown Portland,) and contemplating a purchase, talk with a Buyer’s Agent . . . better yet, talk to an Exclusive Buyers Agent. Exclusive Buyers Agents do not work for listing brokerages or Sellers. An EBA’s fiduciary duty is: 100% BUYER REPRESENTATION . . . 100% of the Time.
Carla Muss-Jacobs
503-810-7192
Carla@carlahomes.com
BuyersAgentPortland.com

All rights reserved ©

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A REALTOR Speaks Out on the "Realtor Speak" Nonsense!

Thu, 29 Dec 2011 11:18:33 -0800

A REALTOR Speaks Out on the "Realtor Speak" Nonsense!

Kate Elim, a Realtor colleague in VA, penned a great response post to an inspector who wrote extremely disparaging remarks slamming real estate agents as he gave what I feel were VERY harmful misguided translations to buyers on what he deemed was "Realtor speak" when a Realtor (the buyer selected) offers a preferred vendor list or suggestions.

_______

WHAT HE SAID:

“Here’s a list of 3 inspectors”

Really means: All 3 have been carefully screened and none of them will find any problems with the home.

WHAT I MEAN IN "REALTOR SPEAK":

I TRUST THESE PEOPLE WITH MY OWN FAMILY AND FRIENDS BECAUSE I HAVE REFERRED THEM TO THOSE WHO I WANT THE ABSOLUTE BEST FOR. IF THEY ARE GOOD ENOUGH FOR THEM, THEY ARE DARN SURE GOOD ENOUGH FOR YOU!

_______

WHAT HE SAID:

“We’ve been referring this inspector for years”
Really means: He is 65 years old, going blind, can’t climb a ladder and can’t fit into a crawlspace.

WHAT I MEAN IN "REALTOR SPEAK":

THIS INSPECTOR HAS DISCOVERED EXISTING ISSUES THAT WERE NOT DISCOVERED IN PREVIOUS HOME SALES IN MULTIPLE DEALS I'VE HAD - HE'S THAT GOOD AND I HOPE HE IS AROUND FOR AS LONG AS HE CAN CLIMB LADDERS AND CAN SEE! IF HE EVER GETS TO OLD TO CLIMB, WALK AND CRAWL, HOPEFULLY THEY WILL HAVE CREATED A SPECIAL HOVEROUND BY THEN THAT CAN HELP HIM TO!

HE GOES THE EXTRA MILE AND HAS EVEN REINSPECTED FOR BUYER WALK-THRU FOR FREE EVEN THOUGH HE COULD LIVE 16 - 25 MILES AWAY FROM SUBJECT PROPERTY, JUST TO MAKE SURE HOME REPAIRS THAT AREN'T VISIBLE TO YOU AND I HAVE BEEN REPAIRED! HE IS THAT COMMITTED!

I'D RATHER HEAR THINGS WRONG FROM HIM THAN FROM YOU THE BUYER LATER, SOMEONE WHO I HOPE WILL TRULY LOVE THEIR HOME AND CONTINUE TO SEE THE VALUE IN IT FOR MANY YEARS, RESULTING IN THEM ADDING ME TO THEIR PREFERRED RECOMMENDATION LIST. ANYONE WHO HAS EVER BEEN REFERRED BY SOMEONE INCLUDING THIS INSPECTOR WAS A PREFERRED REFERRAL TO ANYONE ELSE THAT PERSON KNEW HAS KNOWN OR EVER READ ABOUT.

________

WHAT HE SAID:

“Here is our preferred vendors list, you can find an inspector on here”
Really means: Everyone on it has paid money to be on the list.

REBUTTAL RESPONSE:

THIS IS SUCH A BLATANTLY IRRESPONSIBLE STATEMENT AND MOST CERTAINLY NOT THE STANDARD OR NORM! ANYONE ON MY LIST IS THERE BECAUSE I TRUST THEM! I DO NOT BELIEVE IN ANYONE PAYING ME TO BE ONE OF MY PREFERRED CHOICES. NO ONE CONTROLS MY STRINGS, I AM NO ONE'S PUPPET. I HAVE NO RECIPROCAL BACKSCRATCHES OR OBLIGATIONS OWED TO ANYONE! *ALSO REFER TO FIRST ANSWER*

_________

WHAT HE SAID:

“This inspector can schedule an inspection on a day’s notice”
Really means: He is sleeping with the agent.

^---- WHAT TYPE OF PERSON THAT CALLS THEMSELVES A PROFESSIONAL WOULD WRITE THIS? Utterly irresponsible, slandeorus and simply unwise.

MY REBUTTAL RESPONSE "REALTOR SPEAK' NOT NEEDED: A HOME INSPECTOR CAN SCHEDULE 3 HOMES PER DAY DEPENDING ON THE SEASON AND HOW MANY HOURS OF SUNLIGHT THEY HAVE. Are you telling me every inspector has filled 3 inspection slots every day in this slower market and is so busy they don't have room to squeeze one in? Is the person who wrote that statement performing 8 hour long inspections so that he could only book one per day?

________

Buyers come to experienced professionals for their expertise and their resources! EVERY buyer has a choice. They can go with whomever they choose. My only request is that the person they choose be experienced with the type of purchase they will most likely be engaged in, and has a track record for closing complicated deals as first timehome buyer and government programs notoriously are. I am most certainly going to also give them a list of my "preferred" lenders, and inspectors and detail the strengths of each. People who again I trust with my own family members and friends. I believe in giving buyers choices and throwing mine into the pot. Whoever they choose after that is...wait for it... is their CHOICE.

I SAY WHAT I MEAN AND I MEAN WHAT I SAY. NO NEED FOR THIRD PARTY TRANSLATIONS!

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Affordable Homes, Affordable Payments, Quality Living

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Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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MOVE TO BELMONT HEIGHTS, LONG BEACH CA - Where Small Town Beach Living Awaits You!

Sun, 04 Apr 2010 02:57:35 -0700

BELMONT HEIGHTS, LONG BEACH CA - Where Small Town Beach Living Awaits You!

I LOVE Belmont Heights and you will too! Belmont Heights Long Beach CA gives you the best of every world!

This charming residential neighborhood offers you everything that a community should. A small town feel with friendly neighbors, tree-lined streets, affordable real estate that's a short walk to the beach and a 10 minute drive to downtown city life. How often do you get that combination? If you were to ask me where you could raise a family, retire, or do the "singles thing," surprisingly enough the answer would all be the same, Belmont Heights! You have it all here and it works beautifully!

You've been reading an ongoing theme in my blogs when it comes to many of the great southeast Long Beach neighborhoods and that is the friendliness of the residents here. Belmont Heights is no exception! Even the palm trees are waving hello to you as you enter the area! When driving down the streets you are sure to see smiling families bike riding, hear chimes in the background and feel an overall sense of tranquility. Here in Belmont Heights, the hustle and bustle of everyday life is exchanged for a deep sigh of contentment and laid-back friendly.

The small town touches come in when you unexpectedly stumble across a cute diner or ma and pa grocery store in the middle of a residential street.

No seriously, the name of the small town store smack dab in the heart of Belmont Heights is named "Ma n' Pa Grocery."

The Belmont Heights residents are fiercely protective of this endangered species and rightly so! Charming neighborhood general stores where you can buy fresh produce are hard to come by. If you are ever in the area, be sure to treat yourself to a delicious freshly made sandwich or homemade dinner.

I could go on and on when it comes to the charm that is Belmont Heights in Long Beach, CA. I have quite a few favorite neighborhoods in Long Beach and this ranks right at the top. But I'll let you judge for yourself.

If you would like to get more information about buying in the lovely neighborhood of Belmont Heights or for a free Home Value Quote, do not hesitate to call me at 310-508-4354 or visit www.AndiGrant.com.

Be sure to read my other blogs on Belmont Heights and the surrounding areas of Bluff Heights, Naples and California Heights.

____________________________________________

Affordable Homes, Affordable Payments, Quality Living

www.FirstTimeHomeBuyerRealEstate.com

Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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Long Beach Home Sales Report - November 2011

Tue, 06 Dec 2011 18:27:41 -0800

Long Beach Market Report - Long Beach Home Sales Report - November 2011

The Long Beach Real Estate Market is still looking very good in terms of the number of Long Beach Single Family Homes sold for early winter. Only 19 less homes sold than the previous month as people started to settle into their fall schedules, which is not typical as most people during the holidays are less inclined to be uprooted for showings or to move. So although Long Beach will generally see a activity drop-off, it looks like many first-time home buyers and repeat home buyers are taking advantage of the Long Beach Market slowdown in these holiday months by submitting offers to Long Beach home sellers who are eager to jumpstart the new year with the hope of a pending sale and escrow.

645 ACTIVE (Long Beach Homes Currently for Sale) Hang in there!

465 PENDING (Long Beach Homes with Accepted offers or currently in Escrow) You're almost at the finish line!

163 SOLDS (Long Beach Homes Sold as of the end of November 2011) CONGRATULATIONS TO THE LUCKY BUYERS AND SELLERS! There were also 18 more homes sold this November 2011 than in November 2010*

LONG BEACH HOMES SALES REPORT

LONG BEACH MARKET REPORT AND TREND FALL AND WINTER 2011

*All Sales Data courtesy of CARETS MLS. Long Beach Market Report originally posted at FirstTimeHomeBuyerRealestate.com

HOME BUYERS: Search LONG BEACH HOMES today!

HOME SELLERS: FREE CMA - HOME MARKET VALUATION to get your home priced right!

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Affordable Homes, Affordable Payments, Quality Living

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Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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Long Beach Homes with Curb Appeal!

Tue, 22 Jun 2010 19:22:04 -0700

Long Beach Homes with Great Curb Appeal!

As I walk through the various Long Beach neighborhoods, I'm oftentimes filled with a great sense of pleasure when I see Long Beach Homes featuring great curb appeal! In some ways I feel like it's the homeowner expressing a bit of their personality while at the same time sharing a form of art with the rest of the community.

Long Beach homes with great curb appeal are the homes in which the homeowner appears to have taken into consideration their home's overall exterior and curbside appearance. This type of homeowner understands it's the home's way of smiling to the outside world! Their home says, "welcome" to a visitor, passerby, neighbor or potential home buyer.

There's nothing that subliminally kills the warm fuzzy curb appeal message than that of an unkempt home! Faded peeling paint, a cluttered yard or dead vegetation or weeds that appear to have choked any remnants of life are prime examples of this. I often tell sellers when it comes to home selling, "Home is where the beating heart is!" If the home looks like it's already died or dying a slow death due to neglect, a homebuyer that is starting a new and exciting chapter in their lives will most likely give the fresher, livelier looking homes first notice and viewing.

Long Beach Homes with great curb appeal usually have clean walkways, fresh exterior paint colors, landscaping that is complimentary to the house and depending on the season, blooming flora that expresses life and vibrancy!

< What are the chances the homeowners of this charming Long Beach home featuring great curb appeal would be willing to swap or sell to me later when I'm ready to open the Bed & Breakfast that is on my "Things To Do List?"

I briefly spoke with the proud homeowner of this beautifully landscaped Spanish style home. Pride of ownership was not only coming through his smile and conversation, but through all of the exterior of his home as well. From the plant and flower selections to the winding tile walkway leading to a welcoming ornate gate.

The curb appeal of a home is a great shared experience for all who look upon it!

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If Long Beach sounds like a great fit for you or if you are looking to upgrade or downsize, do not hesitate to call me at 310-508-4354!

____________________________________________

Affordable Homes, Affordable Payments, Quality Living

www.FirstTimeHomeBuyerRealEstate.com

Prudential 24 Hour Real Estate Direct: (310) 508-4354 ~ Alternative (562) 726-ANDI ~ Fax (562) 861-0285 Email: andi@andigrant.com DRE # 01728424

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