How NOT to Find the Best Agent to Sell Your Home.

Most homeowners are pretty savvy when it comes to interviewing agents, but sometimes, even the smart home sellers  hire an agent that is ill-equipped to handle the sale of their home, whether it be by that agent's pricing strategies, marketing skills, or their ability to effectively negotiate price and/or terms.

First- Pricing.

Face it, some agents just do not know how to effectively price properties for the market, and if you are relying on one of those agents to give you a price  for your home that suits your time frame, your home may fall victim  to being overpriced for the market. There are many articles on the effects of over-pricing, so I won't get into that right here, and right now.  We've all heard about the dangers of overpricing, but how about this one- I saw an MLS listing last week for a property in town that I had to do a double-take on. I thought the price was wrong. It was TOO LOW. Well, that was the correct price. I brought my client to the property within hours of it coming on the market, went back later that night for  a second showing, and by that time there were already two offers on the house. We came in with an offer $25,000 above asking price, and it wasn't enough to secure the property.  Sure, the home received multiple bids,  and went under deposit within a day, but at what price to the seller? Do you think that if that home was priced properly that maybe that seller could have gotten more money for it? I do. That home was tragically under-priced, and it was a smart seller who thought he had chosen the right agent. NOT.

Some agents intentionally place a high price tag on a home just to secure the listing. We call that "buying the listing" in our business. The agents that do just that have a solid reputation for it, too.  An unwitting seller just gets caught up in it. Don't let it be you.

All of the agents in the area have the same market to contend with, the same  sold properties to compare your home to,  and the same data. Try to let your mind do the thinking when it comes to the house, and not your wallet. If  you seem to like one agent better than another, and the only thing holding you back is the price,  tell them, and negotiate the listing price with that particular agent.

Next - Marketing Your Home.

A lot of agents fall short on the marketing aspect. Don't just assume what the agent will do. ASK! You want, deserve, and need much more than a basic marketing plan. If you don't inquire about it now, and the agent doesn't offer one, it's not a good sign (pardon the pun)

Check out how their listings are presented on the MLS, and that includes photographs. Check out their standard marketing materials, including brochures. The internet is HUGE when it comes to selling yoru home. Ask for and look at what types of an enhanced presence the agent is willing to give your home at no extra cost. That agent has a website, too? great! You do know that there are over 600  million active websites, and unless that site is easily found, and has a high page rank from google, no one will ever see it, and it doesn't matter.  Ask for those internet stats, too. Dare to ask what that agents social media plan is to sell your home, too  It should involve Facebook and Twitter.

Last, but just as Important. Negotiating.

There's a few smart moves you can make when you interview your agent to check out their negotiating skills, and no agent would suspect exactly what you are doing.  Negotiate the price or terms  of your listing- see how the agent responds. Believe it or not, you want that agent to hold their ground. Try and negotiate the commission rate. I will give you a hint- The more that agent negotiates their own commission, the more easily they will be swayed to negotiate the price of your home downward. In both instances, if the agent cannot properly negotiate o their own behalf, how do you think they will negotiate for you?  

A few all too common misconceptions that you should steer clear of:

There is a lot of signs in the area from one particular company- They must be the best firm in town. NOT NECESSARILY! Are those properties sold or languishing on the market?  Lots of listings doesn't mean lots of sales. Same goes with any one agent or even a team. Lots of listings that Aren't sold? Do you want to be one of that bunch?

When you call an office because of their recognizable name, you can get any one of their agents, experienced or not, that answers the phone, and you are pretty much stuck with that agent. In the eyes of the office, you are a "call in" and whoever the duty agent is gets your call, and the listing. They can be brand new to the business. Calling an office blindly is a crap shoot.

Don't leave your biggest investment to a gamble- one that you get the right agent who prices your home correctly, markets your home properly and negotiates the best deal on your behalf.

Don't gamble on your house. Trust a professional, like me :)

Buying or Selling a Home in Fairfield County Connecticut? We'd love to represent you.

Feel free to email us here or visit our main  site at

www.CThomesAndRealEstate.com

If you have a question about buying or selling Real Estate  in Fairfield County, and are in need of representation, I invite you to contact me. I know the market like the back of my hand, know marketing inside and out, am a skilled negotiator- and I'd love to be on your side :) - Judy

$599,500 Easton- REDUCED OVER 50K for Quick Sale- Open 6/24/12

OPEN HOUSE Sunday June 24, 2012  from 1-3:30PM at 125 Mile Common Road in Easton, CT

WOW! PRICED WELL BELOW MARKET VALUE. Don't miss this completely remodeled 2800 SF+ home! There's 4-5 bedrooms,  3 full baths, a 1350 SF deck, and this home is  on 3+ acres in the sought after Aspetuck area of Easton.

For more information, visit this home's website
125 Mile Common Road, Easton CT 06612

If you would like a private showing, or more information, please call or text Exclusive Listing Agent Judy Szablak at (203)257-5892 or just send us an email

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Buying or Selling a Home in Easton? We'd love to represent you.

Please visit our main  site at

www.CThomesAndRealEstate.com

If you have a question about buying or selling Real Estate in  Easton, and are in need of representation, I invite you to contact me. I know the market like the back of my hand, know marketing inside and out, am a skilled negotiator- and I'd love to be on your side :) - Judy

Connecticut Magazine Ranks Easton the Best Small Town in CT for 2012

... and we definitely agree.  Every year, Connecticut Magazine ranks the state's 169 towns and cities, places each town in its appropriate population category, and then ranks them on the quality of schools, the local economy,  cost of living, crime rate, and local leisure.

Easton comes in at Number 1 in  the 6,500 -10,000 population category.

Connecticut Magazine said it best- "The small Connecticut town is a cherished American icon", and anyone who lives anywhere near Easton  would definitely agree that this town is the epitome of that icon.

Here is some more information about this lovely town,  and if you are looking to buy or sell a home in Easton,  we are here to help.

Easton, Connecticut Quick Facts: Land area is approximately 27 Square miles and the elevation is 393 feet. Incorporated in  1847, Easton currently  has about  7,600 residents in 2,550 households, 93% of which are owner occupied.  Approximately  25.4%  of the housing stock was built prior to 1950. The 2011-12 Property tax rate for Easton is 22.95 mills.

Check out our 12 page detailed demographic report HERE.  

OUR INTERVIEW WITH THE DAILY EASTON PUBLISHED ON JANUARY 12, 2012

The town of Easton, Connecticut is one of the most beautiful and quaint towns in Fairfield County. There is no real commercial development, except for a village store, one gas station, and a number of older working farms. The well-known Aspetuck and Hemlock Reservoirs are just two of three, formerly owned by The Bridgeport Hydraulic Company, which is  now known as the Aquarion Company that service many of the surrounding towns. This watershed area comprises almost 40% of the entire town of Easton. The area surrounding these reservoirs is as picturesque as a postcard. On your scenic drive in Easton, expect to see an old barn, many historic homes, and plenty of stately manors. 

The town of Easton  boasts over 7500 acres of preserved land, and you will encounter old-style colonial stone walls everywhere you go. It would not be uncommon to see someone riding a horse here, either privately owned, or from one of the local stables like the Lion Hill Riding Academy. The eighteenth century charm and seclusion is evident throughout the town, which has masterfully planned a mix of vintage homes with newer regal homes, while maintaining its rural beauty.

Founded in 1757, but not incorporated until the 1847, Easton's beginnings were brought upon by men from the Parish of Fairfield. Easton was favored by Redcoat and Colonial troops during the revolutionary war. In 1797, Samuel Staples founded the first 'free' school in Easton, so that rich and poor could both receive an adequate education. The fund for the poor exists today, and is known as the Easton Town Deposit Fund.  

This town's current ambience is that of a quiet residential community. The rural character of Easton has been steadfastly maintained over the years, while still allowing minimal residential growth. Zoning still requires 3 acres lot size in over 90% of the town. Housing is strictly single family residences, with no apartments, condominiums, or industry.

The Connecticut Golf Club and the Aspetuck Valley Country Club offer a low key social setting in town, while bordering towns offer varied social happenings.

If you have a question about buying or selling Real Estate in Easton, and are in need of representation, I invite you to contact me. I know the market like the back of my hand, know marketing inside and out, am a skilled negotiator- and I'd love to be on your side :) - Judy

Sellers: Get Rid of Those Foul Household Odors

That Home stinks. Literally. Oh, no! You don't want anyone ever sayng that about your home. Not friends, not family, not your Realtor, and certainly not any buyers.

Most often, sellers with ... shall I say... malodorous homes.... are not even aware of it. It is absolutely NOT to say that they are not clean people. It is absolutely NOT to say that they are bad people because their house doesn't smell like you and I think it should. A home can maintan an odor for many different reasons, and the bottom line is to get to the source and then address it.  And, by the way, masking odors really doesn't work.

 
If you smell a foul odor in your house and you can't identify where it's coming from or what's causing it, you can spend tons of time and money trying to get rid of it.

Sometimes it takes an air-quality specialist to scout out a mysterious smell. But many odors in your home are the result of one of these easy-to-solve problems.

Pets, smoking, dampness, mold, excess trash,  cooking  (or some foods).

There are numerous ways to control the scent of your home, most of which can be achieved very inexpensively and easily. The basics are identifying and removing sources of odor, introducing new scents, and eliminating odors.

Pets:Make sure you clean out the litterbox frequently, clean out animals cages and change lining frequently, let your animals outside to "do their duty" so there is no need for them to find a place indoors. It is not always easy to locate where an animal has relieved itself. Vacuum frequently- pet hair and dander accumulate quickly and will have an odor.

Smoking: A taboo subject these days. Yes, it's your home, but try to smoke outside if you must have a cigarette or smoke that pipe or cigar. The odor lingers a very long time and gets into fabric and drapes as well.
Dampness:  start looking in the bathroom and kitchen. Dirty dishes in the sink will produce a foul smell that be easily removed by keeping dishes washed and put away promptly after use. In the bathroom, keep damp towels off the floor and on racks where they have a chance to dry. It's also a good idea not to put anything wet into the dirty clothes hamper since you'll wind up with a musty smell very quickly with wet things in such a confined space.
Mold: This may end up being teh most costly, because mold is generally  a result of dampness, and is a growing organism that must be dealt with. If a professional needs to come in, expect to spend a small fortune to get rid of it. Buyers now test for mold more often than you might think.
Trash: Empty garbage and trash cans often to eliminate this common source of odors.
Cooking:  Some foods just downright smell awful in the kitchen. Fish, hard boiled eggs, and a number of different spices. Believe it or not, some people do not like the smell of garlic ;-) So go easy on these while your home is on the market, or even if your home is not for sale, anytime that you have company coming over.

Introducing new scents

First, air it out:  Open up the doors and windows to circulate air throughout your home. Incorporating a fan may also help push unclean air out of the house.

Introducing new scents to the home is quick and easy using a variety of methods. The easiest is the use of scented candles. Always exercise caution with candles. Be sure you keep the flame far from any flammable materials and never leave a burning candle unattended. If you have small children or pets, candles might not be a good option.

You could choose scented potpourri, products that plug into electrical outlets and release scent, essential oils and room sprays. Another option, if you have air vents in your home or apartment, is to use your favorite dryer sheets to scent your whole home. Simply put a dryer sheet or two into the air intake (where your heating or cooling unit pulls air in). You'll find that the fresh, clean scent is circulated quickly throughout your entire home.

Look for room sprays that specifically say that they neutralize odors. Some sprays only mask the odors and do nothing to remove them. This might leave you with the smell of mold and roses, which isn't a particularly appealing combination. Febreeze is a great odor neutralizer. There are many other products on the market that achieve similar results, so shop around for lower cost options.

Another fantastic option to eliminate odors while introducing scent to your home are effusion lamps. These are usually glass and look like large perfume bottles with metal tops. You pour a special type of oil into the effusion lamp, let it soak into the wick that is attached to a stone, and then you light the stone and let it burn for a couple minutes. You then blow out the flame and place the decorative cap over the stone. The wick pulls the scented oil up into the heated stone and disperses the scent throughout your home.

I have read that you should cut up an onion and place all of the pieces in a bowl of water. If the odor is in a particular room, place the bowl in the center of the room and close the door. If the smell is widespread throughout the house, use several bowls of onions and water and close off all of the rooms. The onions will absorb the odors. (I am not too sure about this- the smell of inions isn't that great either)

One of my favorites is to line a baking sheet with a piece of aluminum foil and sprinkle cinnamon and sugar all over it. Add a tablespoon of butter and set it in the over at 250 degrees. This will make your home smell you just baked something.

Vacuum and use those attachments! use scented carpet powder, Febreze or similar products.  Baking soda, Vinegar,  Cinnamon and cloves or homemade potpourri  are also good.

And while we are on potpourri,  you can make your own . Boil the peels of citrus fruits such as lemons, oranges or grapefruit in a large pot of water. Cloves and cinnamon sticks can be added for extra spice. Once the water starts to boil, turn down the heat to let the pot simmer.

Boil away odors. Heat up a half cup of vinegar with two cups of water to banish kitchen odors. Or freshen your entire home by boiling cinnamon and cloves in two cups of water.

Baking soda. This little box of wonder is great for absorbing odors in enclosed spaces like cabinets and refrigerators. It can also be used as an odor absorber on the floor. Sprinkle it all over your carpets and let it sit for a half hour or so, then vacuum it up.

Enzyme cleaners. For stains and odors that have a base in something biological like proteins, carbohydrates, and lipids, enzymatic cleaners and their odor-eating bacteria are effective at breaking those stains and odors down into smaller parts that are easier to remove.

Vinegar. It is the base for about a hundred DIY cleaning solutions. It's cheap and effective at removing stains and odors. Use in tandem with ammonia, water, and washing soda to make a great cleaner for removing stubborn odors like cigarette smoke.

For hard to handle areas, consider purchasing an air purifier. This will also reduce the amount of pet dander in the air, helping those with allergies.  See this useful link on air purifiers 

Activated charcoal is used to control all manner of odor complaints from household air, to industrial sites.

Whatever option you choose you'll have a fresher, cleaner smelling home and your nose (and your firends, loved ones, and buyers noses will thank you, too.

And a note From Judy: If you have a question about buying or selling a home in Fairfield County, and are in need of an Realtor to represent you, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

The Difference Between a Basement and a Cellar

You have heard some people refer to the area of a home that is below grade as a cellar, and yet others call it a basement. Is there a proper term for this area of your house?

Your parents or grandparents may refer to the area of their home that is below grade differently than you do.  The way that your family has referred to the lower level of their home may also have a big influence as to how you refer to it as well.

Sometimes different areas of the United States have different regional terms that describe houses- for example you might find many ramblers for sale in California, and in Connecticut you might only think of a Rambler as an old model AMC automobile. A rambler, for those of you in Connecticut and on the East Coast  is what we call a ranch.

What about condos and townhouses? Around here, they are not really interchangeable terms, although a condo is referred to as a townhouse in many parts of the U.S.  In Fairfield County, a townhouse IS A CONDOMINIUM, however, specifically it is only a two-story condominium, and that would be the only way that description that would be accurate in this neck of the woods.

... and in Manhattan, as another example, you OWN your apartment, and that would generally be a co-op. In  Connecticut, we refer to apartments as homes, condos or multi-family dwellings that we reside in, but pay rent to a landlord, and do not own.

Back to the cellar vs. basement-

A cellar is generally referred to  as a below grade area of the home that is NOT finished. It may or may not have a dirt floor, stone foundation,  or an 8' ceiling height.

The term basement is used more frequently and refers to the below grade, or partially below grade area of the home which may or may not be finished, may or may not have an 8' ceiling height- the difference being that it is "finishable".

All that being said, I wouldn't change your personal  terminology if you prefer one descriptive term  or the other - everyone will know what you are talking about.

And if you are ready for your next home, whether you require a cellar or a basement, please don't hesitate to contact me. I'd love to be of assistance :)

And a note From Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of an Realtor to represent you, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.