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        <title>Denver Real Estate Blog</title>
        <link>http://www.denversrealestate.com/blog/home-seller-information/</link>
        <description>Denver real estate topics including local metro Denver community news and events.</description>
        <item>
            <guid>http://www.denversrealestate.com/blog/5-low-cost-kitchen-upgrades-that-appeal-to-buyers.html</guid>
            <link>http://www.denversrealestate.com/blog/5-low-cost-kitchen-upgrades-that-appeal-to-buyers.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>5 Low-Cost Kitchen Upgrades that Appeal to Buyers</title>
            <description> <![CDATA[ 
Throughout history the kitchen has always been considered the heart of the home and is a key feature to selling a home. Most home buyers prefer modern, updated kitchens because they will be using it daily and often it is the place where guests and family congregate.


When selling your home take time to visit other homes for sale in your neighborhood to see how the kitchens in those homes compare to yours. If the other homes have modern designs and new appliances, potential buyers visiting your home will expect the same or better.


Updating a kitchen does not always have to be extensive or expensive. Sometimes lower-cost kitchen upgrades can do the trick.




Use a neutral color to repaint.


Clean, clean and clean some more.


Change light fixtures and kitchen hardware.


Use lower cost granite.


Eliminate all clutter and open up the countertops.


 ]]> </description>
            <pubDate>Fri, 27 Jan 2012 10:01:46 -0700</pubDate>
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            <guid>http://www.denversrealestate.com/blog/how-to-react-to-a-low-offer.html</guid>
            <link>http://www.denversrealestate.com/blog/how-to-react-to-a-low-offer.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>How to React to a Low Offer</title>
            <description> <![CDATA[ 
You have waited for what seems like eternity and now, out of the blue an offer comes in to purchase your home. The excitement builds and turns into relief, then you realize that the offer is much lower than your list price. What should you do?


Give every purchase offer for your home due consideration. Is it truely unacceptable? If so, your best response is to propose a counteroffer with price and terms that are acceptable. In this market many home buyers submit an offer to check the motivation level of the seller, expecting a counteroffer if it is unacceptable. Keeping a dialog going with a potential puchaser of your home and keeping them involved often times will result in a sale.


Check your Emotions at the Door


Even a low purchase offer still means that there is someone interested in purchasing your home. It deserves a response so stay calm and talk over the different options you have in responding with your Realtor. 


Prepare a Counter


A counteroffer signals the buyer that you are willing to negotiate. Some buyers have a fear of paying too much for a home and want to test a sellers limits. The best response to unacceptable offers is to counteroffer with a price and terms that you are willing to accept. This is true even in multiple offer situations because in competition a low offer could come back with the best offer in the end.


Be careful in how you counter an offer because you could counter yourself out of a deal by changing some things. It is common practice today for a seller to request closing cost assistance. Often times the purchaser needs this assistance in order to close and countering it out of the offer could kill a deal. Make sure your Realtor discusses what is truely important to buyer with their agent.


Talking Terms


Price is usually the first component of any agreement but it is not the only factor. Other negotiating points include closing dates, posession dates, inclusions. In some cases it may make sense to leave price and remove the refrigerator, change a closing date or possession date. By making one part of a transaction more appealing it can make the entire package more appealing.


Check Comparable Home Prices


Check with your Realtor for any new comparable homes either on the market or sold since you listed your home for sale. If those new market statistics indicate the prices have fallen you may need to lower your expectations to match the marketplace if you truly want to sell.


Check the Buyers Comparables


Many times a purchaser or their agent will submit comparable prices with an offer to convince a seller that the offer is fair. Give any comparables submitted with an offer due consideration. Are they similar and truly comapable? If they are, you may have to adjust your expectations. If those comparables are not valid you may want to include comparables with your counteroffer to the purchaser to validate your own price. If the buyer does not include comparables to try and justify the low purchase offer, your Realtor can ask the buyers agent to provide those comparables.


Talk it Out


In many cases having your Realtor discuss the offer with the buyers agent can help to identify what is truly important to both parties and make a counteroffer more likely to be acceptable.


 
 ]]> </description>
            <pubDate>Thu, 26 Jan 2012 09:36:27 -0700</pubDate>
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            <guid>http://www.denversrealestate.com/blog/tips-to-make-moving-easier-after-selling-your-home.html</guid>
            <link>http://www.denversrealestate.com/blog/tips-to-make-moving-easier-after-selling-your-home.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Tips to Make Moving Easier After Selling Your Home</title>
            <description> <![CDATA[ 
You have sold your home and now it is the time to move, but where to start is the big question. You want to be able to make the move as easy as possible and you want to be able to put your furniture and boxes in the right rooms so you do not have to search every box for your coffee maker, your pajamas, your toothbrush, etc.   


Here are some tips to have a smooth transition from one home to the other.   




The first thing that you need to decide is how you are going to move. Are you going to do it all yourself, part of it yourself, or hire a mover to do it all. The answer to that question depends on your household size, the amount of time you have to move, and your budget. Before you decide to hire a professional mover, you should get at least three estimates from licensed moving companies.     


If possible, go to the new house and take pictures of every room so you can write down in a notebook where the items should go in your new home. Make sure that you write on the list which major items need to be assembled first, like the beds. This will make it easier to place your furniture where it goes so you do not have to move it later unless you want to.   


If you have a month before you have to move out, start as soon as you can. Fill out change of addresses and get the utilities scheduled to be turned off in your old home and turned on at the new house. Before you start packing, go through stuff and get rid of things that you no longer need or use. Have a yard sale or donate use-able items to charity.


This way you are not bringing items to your new home that you do not need. There will be less to pack and unpack.   


If you have children arrange for someone to watch them on moving day because there is a lot going on and you will probably not have time to watch the children to make sure that they do not get in the way or get hurt. The same thing goes for your pets. Ask a friend or family member if they can watch your pets. You can also check to see if you can


board them for a couple of days until you are settled in.   




Using these tips will help make your move smoother. 
 ]]> </description>
            <pubDate>Thu, 27 Oct 2011 09:34:48 -0600</pubDate>
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        <item>
            <guid>http://www.denversrealestate.com/blog/sell-your-home-during-the-holidays.html</guid>
            <link>http://www.denversrealestate.com/blog/sell-your-home-during-the-holidays.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Sell Your Home During the Holidays</title>
            <description> <![CDATA[ 
If you are in the process of selling your home and the holidays are approaching, the question comes up as to whether you should take your home off the market during the holiday season. The answer to that question depends on the seller. There are reasons to take it off the market and reasons to keep it on the market. Sure the seller needs to take into account that from Thanksgiving to New Years potential buyers and the seller themselves will be busy with family obligations and showing their home may not be convenient. On the other side of that coin any buyers out looking at homes during the holidays are serious about finding and buying. There may not be as many buyers out, however the best offers from motivated buyers may come during the holidays.


If you do decide to keep it on the market, here are some things that you should consider:  




You should downsize your Christmas tree and consider decorating a tabletop tree that is around three to four feet tall instead of a six-foot or higher tree. If you have children, they may not like this idea so that is also something to consider when keeping your home on the market during the holidays.   


Keep the presents in the closet or in an out-of-the-way corner   


When you decorate use more red than green because red is a color that is more emotionally appealing   


Use greenery such as rosemary or evergreen garlands instead of banners   


Use centerpieces of wintry pieces of nature such as pine cones   


If you are using candles as decorations make sure that you do not leave them burning and unattended   


If you are having an open house or your real estate agent is showing your house, put out a plate of cookies next to holiday paper napkins for the potential buyers and the real estate agent


You can simmer some spicy apple cider on the stove and set out a ladle and cups for them to enjoy with their cookies.   




Without having all the decorations, large Christmas tree, and presents setting around under the tree, you are making your home seem more spacious. You want the potential buyers to imagine them living in your home with their own furniture and decorations, not yours. Before you do consider keeping your home on the market over the holidays, consider all the advantages and disadvantages prior to making the final decision.
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            <pubDate>Thu, 27 Oct 2011 08:54:07 -0600</pubDate>
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            <guid>http://www.denversrealestate.com/blog/remove-the-wallpaper-and-sell-your-home.html</guid>
            <link>http://www.denversrealestate.com/blog/remove-the-wallpaper-and-sell-your-home.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Remove the Wallpaper and Sell Your Home</title>
            <description> <![CDATA[ 
Each year I show countless homes to prospective home buyers which allows me to understand what home buyers in the metro Denver marketplace are looking for in homes that they may want to purchase. Luckily wallpaper is for the most part outdated and rarely used. Unluckily for some home sellers wallpaper is outdated and rarely used. 


One of the most important things that home sellers in todays marketplace need to take into account when selling their homes is the need to make the home appealing to as wide a base of prospective sellers as possible. To appeal to todays home buyers, homes need to look as close as possible to model homes or homes you see in designer magazines which use neutral tones.


The reasons why a metro Denver home seller should remove remove wallpaper include:




Neutral toned paint has a much broader appeal to potential home buyers - The wide variety of colors and patterns in wallpaper make it an extremely personalized design choice meaning it is much less likely to match a potential home buyers own tastes. In addition, the majority of people today dislike wallpaper in general. By removing wallpaper sellers increase their chances of selling.


Wallpaper in photos will decrease the number of showings - Photos taken to display the property online, in the MLS or on brochures that show wallpaper will immediately turn off a substantial pool of buyers for the home. They won't even come see a home they otherwise might have loved. The buyers will simply choose to see another, less personalized option.


Wallpaper removal can be costly - Lets think about that for a few seconds. Again, wallpaper removal can be costly... It often takes chemicals and steam. Sometimes walls can be damaged and need repair. Do you think that a home buyer is going to want to take on the added responsibility and expense of removing wallpaper that does not suit their tastes? Not in todays market where so many competing homes for sale are picture perfect and ready to move into.




Over the years I have been selling real estate I have had several instances where during a visit to potential home sellers property I discovered wallpaper and advised them upon its removal. Sometimes they simply accept the advice of a trained, experienced real estate professional, remove the wallpaper and paint a neutral color. 


Sometimes I encounter resistance to the wallpapers removal. I ask if they really want to limit their pool of potential home buyers to only those that happen to like that wallpaper design. Some actually have answered yes to that question. They may object to the cost or hassle of the wallpapers removal. To which I ask, how much hassle or increased cost will there be if the home does not sell.


It simply comes down to increasing the homes appeal to the widest possible buyer base. Sellers who want to sell their house do this, those who don't......
 ]]> </description>
            <pubDate>Wed, 26 Oct 2011 10:19:14 -0600</pubDate>
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        <item>
            <guid>http://www.denversrealestate.com/blog/are-you-screening-out-your-buyers.html</guid>
            <link>http://www.denversrealestate.com/blog/are-you-screening-out-your-buyers.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Are You Screening Out Your Buyers?</title>
            <description> <![CDATA[ 
A few Saturdays ago we decided to take advantage of the warm weather to check off a few things on the Honey Do list. We pulled the screens off the windows, sat them in the back yard and gently washed and hosed them off. While they were drying we went about washing all of the windows inside and out. 


As soon as we finished we stared in amazement. The newly cleaned windows with the blinds up and drapes pulled back brightened up our home so much we nearly needed sunglasses indoors. My wife made comments on this throughout the day and I assured her that if the time ever comes for us to sell we will need to make sure the windows are cleaned just like today.




Remove all of the screens.


Repair any damaged screens or holes.


Store them in the basement, garage or shed. A buyer will want to see that you have these.


Wash the windows until they shine.


Pull back the drapes or remove any blinds. Make any repairs needed.


If it is a nice day open up the windows for the fresh air.




You will be amazed to see the light that a simple screen prevents coming into your home. Well that and the dirt.
 ]]> </description>
            <pubDate>Tue, 25 Oct 2011 23:28:11 -0600</pubDate>
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            <guid>http://www.denversrealestate.com/blog/lines-drawn-in-the-sand-often-lead-to-failed-negotiations.html</guid>
            <link>http://www.denversrealestate.com/blog/lines-drawn-in-the-sand-often-lead-to-failed-negotiations.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Lines Drawn in the Sand Often Lead to Failed Negotiations</title>
            <description> <![CDATA[ 
Give and take is part of every successful negotiation. Ego and stubborness are the primary obstacles to achieving your goals of selling your current house or purchasing your dream home because they leave little room for agreement between buyer and seller.


An adversary in negotiations is rarely inclined to capitulate to lines drawn in the sand. Negotiating with lines drawn in the sand raises defense mechanisms that most often leads to failure and feelings that prevent the negotiation process from moving forward.


Small accomodations and compromises will often keep lines of communication open and move both sides closer to an agreement. These compromises show a willingness and interest in continuing to talk in order to keep negotiations moving forward.


Believe it or not, it is not always about the money. Time after time a simple accomodation can bring the two sides together for a done deal.
 ]]> </description>
            <pubDate>Tue, 25 Oct 2011 17:24:42 -0600</pubDate>
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        <item>
            <guid>http://www.denversrealestate.com/blog/yes-i-trust-as-soon-as-i-verify.html</guid>
            <link>http://www.denversrealestate.com/blog/yes-i-trust-as-soon-as-i-verify.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Yes I Trust as Soon as I Verify</title>
            <description> <![CDATA[ 
In many areas today it is a buyers market with purchasers enjoying many advantages and liberties from sellers that have not been seen for the last decade I have been selling real estate. Buyers today are getting historically low interest rates and enjoying more bargaining power during negotiations giving them a leg up on sellers. There may be no better time to purchase a home than right now. However, buyers can't take it to the extreme and think that they are outside of the normal and reasonable scrutiny of their qualifications to actually purchase the home. To put this in its proper light, as the listing agent I do have an obligation to verify. No matter how much buyers or thier agents assure or insist a purchasers ability to actually buy must be verified.


Cash buyers should expect to show proof of funds available to close in order for their offer to be taken seriously. Buyers using a mortgage to purchase the home are expected to submit a pre-approval letter or pre-qualification letter form their lender. At that point my job obligates me to verify the authenticity and veracity of those documents beyond the normal verbal assurances of the buyers agent. This nearly always entails actually calling the lending officer providing the pre-approval letter and asking some relevant questions. Here are just a couple as an example.




Has the income and employment been verified for the purchaser?


Has the borrower's credit been verified?


Has the borrower been run through your applicable underwriting software?




Recently an offer came in which wan contingent upon the purchasers selling their current home. A pre-qualification was submitted with the offer but it was from a mortgage broker. It was not from a direct lender and a key point was the amount indicated on the lender letter was less than the amount offered on the property. This immediately caught my attention. When questioned the buyers agent offered assurances that the offer was fine because the purchasers had extra money available to put down. This may have been true and good but my job as the sellers agent is to verify. Especially in todays Denver market that has stiff competition from other homes on the market and mistakes can cost clients tens of thousands of dollars.


This being said, I called the listing agent for the property the buyers were selling. The one that was under contract with a strong buyer in place. Next I called the lender issuing their pre-qualification letter and spoke with their loan officer directly. Without disclosing specifics I did get the information my clients needed to make their decision on the offer which was to decline. The buyer was disappointed to the point of actually calling me directly.


Todays environment requires due dilligence in the verification of a buyers qualifications to determine whether or not I can advise my clients on the strength of an offer. Time off the market under contract with a purchaser who can't close is not permissable. It may be a buyers market however due dillegence by the listing agent can not be overlooked or ignored. My job as a listing agent is to verify that a buyer can perform to the terms of the contract and advise my clients accordingly.
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            <pubDate>Tue, 25 Oct 2011 13:13:47 -0600</pubDate>
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            <guid>http://www.denversrealestate.com/blog/the-six-contributing-factors-when-selling-your-metro-denver-home.html</guid>
            <link>http://www.denversrealestate.com/blog/the-six-contributing-factors-when-selling-your-metro-denver-home.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>The Six Contributing Factors When Selling Your Metro Denver Home</title>
            <description> <![CDATA[ 
These have been touched upon in many articles in many different ways. We thought that bringing them together in a simple format would be helpful for those who are considering selling your home. There really are only six factors that contribute to the successful sale of your home.


When looking at these six factors it is vital to understand exactly who has control over them and their relationship to each other. 




The seller (you) controls three of the six factors.


The real estate marketplace controls two of the six factors.


Only one of the six factors is controlled by your Realtor®.




Sellers Control




Condition – A well maintained home will affect how long it takes for the home to sell and the price finally agreed upon. A home buyer spending hundreds of thousands of dollars on a home rarely wants to make major repairs. The pool of home buyers looking for a home they can move right into is much larger than the pool of buyers willing to make repairs.


Terms – All parties to the transaction (both buyers and sellers) have needs. A sellers willingness to understand the needs of the buyer and negotiate terms that will accommodate both parties will dramatically affect the success or failure of a transaction. It is common for the pricing and terms to be negotiated together.


List Price – Sellers always have the final word in determining the list price for their home. Choosing the wrong price to list your home will have a huge impact on a successful outcome. Overpricing will mean little buyer interest and no offers. Your Realtor® can go over comparable sales in the neighborhood and make recommendations on pricing to achieve your goals.




Controlled by the Marketplace




Competing Homes – The number of choices available to home buyers searching in the community has a large affect on the time required to sell your home and the pricing. Selling a home is both a beauty contest and a pricing war.


Timing – There are factors that operate independently of the home selling process (price, condition and terms). Such factors include economic conditions, weather and seasonal fluctuations.




What the Realtor® Controls




Promotion – This includes internet marketing, network promotion, advertising, Multiple Listings Services and other techniques used in the marketing of a home.




What does this Mean?


There is no single factor that by itself will cause a home to sell timely. It is the proper combination of all six. Throughout the process the Realtor® should provide feedback from previous showings and information on changes in the marketplace.


A home sellers willingness to consider feedback including changing market conditions and use that information to make adjustments to the three factors within their control (price, terms, condition) will be the primary determining factor of how quickly their home sells.
 ]]> </description>
            <pubDate>Wed, 10 Aug 2011 14:09:44 -0600</pubDate>
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        <item>
            <guid>http://www.denversrealestate.com/blog/why-should-i-use-a-real-estate-agent-to-sell-my-home.html</guid>
            <link>http://www.denversrealestate.com/blog/why-should-i-use-a-real-estate-agent-to-sell-my-home.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Why Should I Use a Real Estate Agent to Sell My Home</title>
            <description> <![CDATA[ 








&nbsp;

Some people decide to sell their own homes to save on real estate agent fees, but there are many good reasons why you should use an agent. One good reason is pricing your home. A Denver Realtor would know just where to price your home and would not overprice it, as you might do if you were selling it yourself. Overpricing is one of the reasons that homes stay on the market so long.


Another reason to use an real estate agent is that they have more ways to market your home than just using &quot;For Sale&quot; signs, ads in the newspapers, and word of mouth. Real estate agents can put your home on Multiple Listing Services plus other high visibility websites such as Realtor.com. If you do go with an agent, make sure that they have a large network to work with because with a large network you will have more potential buyers.


If you are trying to sell your home yourself, you might not be very objective when you are looking at your home. You might not see the improvements that are needed to add value to your home. A real estate agent will look your home over carefully and give you hints on what you should do to increase the value of your home. It may as simple as painting a room or cleaning the carpet to replacing the kitchen counter top.


Real estate agents are also better at negotiations and they will make sure that your home sells for a nice profit. There is quite a lot involved with selling a home such as making sure your home is kept clean, getting it ready for showings, talking to potential buyers plus getting yourself ready to move. When you have a real estate agent they can take care of all the details that are involved with selling your home while you concentrate on getting ready to make the big move.


In addition, real estate agents know all the laws and what has to be done plus they will make sure that your home is appraised at the right price and not too low. They will also help you find the right home inspector, take care of all the details getting everything ready for closing, and more.


Yes, you will have to pay a real estate fee, but when you consider all that they do the extra fee is worth it. If you do decide to sell your home yourself, if your home does not sell within a few months, get a real estate agent.

&nbsp;
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            <pubDate>Thu, 04 Aug 2011 15:55:48 -0600</pubDate>
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