Are HD Photos and Videos Required to Sell Your Home?

Posted by Toth Team Worldwide on September 7, 2016

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Over 90% of potential buyers begin their real estate search online. Wouldn’t you agree that using high-definition photos that pop is mandatory? As the Ann Arbor area real estate experts, we couldn’t agree more. That’s why we hold our professional photography and videos to the highest standard.

When the time is right and you decide to sell, remember to ask your agent these important questions:

Do you use high-definition photos?

Do you take aerial photos?

Do you upload an aerial video of the home onto YouTube?

We do!

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We hold our photos and videos to the highest standard.

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We are the Ann Arbor real estate experts. Let us put our exclusive marketing to work for you. Call or text us at any time with any questions you may have. We look forward to helping you.

My Home Didn’t Sell. Now What?

Posted by Toth Team Worldwide on September 7, 2016

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Looking to buy an Ann Arbor Area Home? Search all homes for sale

If your home’s listing on the MLS has expired, you may be wondering which steps you should take next. You have three options to consider: relist right away, relist in the near future, or decide not to sell.

Those who decide to hire the same agent they used in the past can likely expect the same results as before. If you’re considering hiring a new agent, we always recommend interviewing a few different ones before making a decision. This will help you pinpoint what went wrong previously.

Success in selling your home is based on the home’s location, its price, and the condition of it as well as the market and the agent you select to sell it. After all, it’s the agent, not the company, who sells your house.

Hire an agent with a large buyer network who can attract buyers to the property. When deciding who to hire, ask the agent to show you their network of prospective buyers. Hire an agent based on their marketing strategy, marketing results, and ability to track global buyers to generate results.

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Hire an agent that specializes in your exact needs.

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Many clients say that they hire us based on our referrals, five-star online reviews, community and education videos, after watching us on House Hunters, or after hearing us on TV or radio. Other things to look for in agents are specialization in global promotion and luxury international marketing (we translate ads for your home into 19 native languages), as well as the implementation of modern technology to attract buyers. You’ll also want to find an agent with a great inside sales department; for example, we have a staff of client relationship associates whose only job is to find qualified buyers.

You wouldn’t want a general practitioner to operate on your kidney, would you? No, you would want to hire a kidney specialist. Be sure that the agent you hire fits your exact needs.

If you’d like any assistance finding an agent that specializes in your needs, please reach out to us by phone or email. We would love to hear from you!

Savings for Some – Past Seller Clients Could Be Due A Transfer Tax Refund

Posted by Toth Team Worldwide on August 13, 2015

News Update

Past Seller Clients

We want to make you aware of the following possible money saving news.

Hot off the press from Liberty Title, Ann Arbor, MI.

PREVIOUS SELLER CLIENTS COULD BE DUE A TRANSFER TAX REFUND?

In July the Supreme Court of Michigan issued an Opinion that made a State Transfer Tax refund possible for a large group of sellers who sold real property within the past 4 years. The refund has become possible because of a new interpretation of one of the Michigan State Transfer Tax Exemptions. Sellers may be eligible for a tax refund of $7.50/$1,000 of the sale price, e.g. $1,500 on a $200,000 sale!

The exemption can be claimed when the following requirements are met:

1) SEV in the year of sale was lower than the SEV in the year of seller’s purchase; and

2) The property qualified for a 100% Principal Residence Exemption at the time of sale.

Prior to July, the widely held interpretation was that to claim the exemption there was an additional requirement that the sales price could not exceed the “true cash value “ (SEV x 2) of the property. The Supreme Court of Michigan has done away with this requirement. Instead, the sales price simply had to be the result of arm’s length negotiations between the seller and purchaser. Sellers that would have qualified for this exemption may now retroactively claim the exemption by requesting a refund from the State of Michigan.

EXAMPLE: Fred and Norma Seller purchased their home in 2004. At the time of the purchase, the SEV of the home was $ 125,000. Fred and Norma sold the home in 2010 for $200,000. The home was their principal residence in 2010 and the SEV of the home was $ 95,000. Fred and Norma paid $1,720 of transfer tax, as under the old interpretation, they had sold home for more than “true cash value”-$95,000 x 2=$190,000.

Under the NEW INTERPRETATION because SEV at time of sale-$95,000-was lower than SEV at time of original purchase- $125,000- they are entitled to a refund of $1,500 of the transfer taxes they paid.

HOW TO GET YOUR MONEY

• Step 1. Contact your local assessor. Nearly all assessors are listed on the internet. Just “Google” the name of your City/Township and go to their website. Find out the property’s SEV in the year you purchased the home (“P”) and the SEV in the year you sold your home (“S”). Confirm that the home was 100% homestead in year of sale. If it was homesteaded, and S is lower than P, congratulations-you are eligible for a refund! (See worksheet below)

• Step 2. The refund application can found at the following link:

https://www.michigan.gov/documents/2796f7_2601_7.pdf

• Step 3. Complete the application and file it with the Michigan Department of the Treasury at:

Michigan Department of Treasury

Special Taxes Division

Miscellaneous Taxes and Fees/SRETT

P.O. Box 30781

Lansing, MI 48909-8281

Still have Questions?

Contact Liberty Title’s legal department and Ask for Pat, David or Terese

Phone: 855-343-8830

STATE TRANSFER TAX EXEMPTION WORKSHEET

1. Is the property currently claimed as a Homestead: YES NO (Circle One)

If “Yes”, continue; if “No”, Stop; you cannot claim the exemption.

2. What is the SEV for 20____ (Current SEV) $___________________

3. What was the SEV on the date of purchase? $___________________

Is the answer to #2 less than or equal to the answer to #3? YES NO (Circle One)

If “Yes”, continue to #4; if “No”, Stop; you cannot claim the Exemption.

4. What is the purchase price? $___________________

5. Is the purchase price the product of arm’s length negotiation? YES NO (Circle One)

IF THE ANSWER TO #5 IS “YES”, THE TRANSACTION IS EXEMPT FROM THE STATE TRANSFER TAX OF

$7.50/$1,000.00.

IF THE ANSWER TO #5 IS “NO”, THE TRANSACTION IS NOT EXEMPT FROM THE STATE TRANSFER TAX.

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For your private tour and to view this house early, contact the Toth Team at 734.669.0337.

Want more information on selling? Check out some of our other resources:

For more tips on selling your Ann Arbor home, please visit our Seller Resources page.

How We Price Your Home to Sell

Posted by Toth Team Worldwide on February 23, 2015

Price – it’s the first thing buyers look at before choosing a house. Everyone has a budget and everyone is looking for a deal. But not many homeowners know where to price their home at. They want to attract buyer attention, but they don’t want to lose out on potential money – which is why having a good real estate agent matters. Understanding current market trends and having in-depth knowledge is a must to setting a price that is beneficial to both buyers and sellers. So, take a look at the factors we use to set a home’s price:

1. The Home: Condition & Amenities

It’s the home that you’re selling, so it’s the first place we start when determining a price range. After our initial discussion, we’ll come out to your property and give it a self-evaluation. Features we pay close attention to include:

Condition
Your home’s condition will set the tone for how buyers will perceive it. As a result, it will affect the price they’re willing to pay. If your home is in pristine condition, it will have a higher value.

In-home Amenities
What your home offers buyers is also important. From the amount of rooms to the age of the appliances will all have an impact on pricing. If you have top of the line appliances and there are extra rooms to convert into home offices, buyers will be willing to pay more.

Curb Appeal
First impressions matter in real estate. A good looking yard and home is going to create a positive reaction for buyers while a house that needs up-keeping will generate negative impressions. The more appealing your house, the more value it creates.

Learn What Your Home is Worth

2. Location, Location, Location

That phrase (above) is nearly a cliché now — but it’s that important. People want to know how far they need to drive to work from your home’s location. The longer, the less convinced they are to make an offer. Buyers also want to make sure they’ll be located near great schools, so their children can receive a great education. If you happen to be so, then your home’s value will rise. They also want to be located in a safe neighborhood that is convenient to other city amenities (i.e. restaurants, grocery stores, etc). The better the location, the more buyers are willing to pay — so location greatly impacts your home’s value.

3. Current Market Trends

A lot of homeowners think because their home is a 5 bedroom/4 bath luxurious estate, they can ask for any amount on their home, but it’s far from the truth. Even if you have a great home in a great location, you are still dependent on the real estate market. If buyers aren’t buying at the moment, you will have to bite the bullet. The real estate market will determine what buyers are willing to pay, how much they can afford, and so on.

The Tri-Force

Any price suggestion we offer will be based on these 3 factors: Your home, property location, and current market statistics. Together, they give us an accurate picture of what price point will earn you the most money, but what will also catch the eye of buyers. If you’d like to talk about your home’s selling point, contact us today.

Professional Real Estate Photography – WHY?

Posted by Toth Team Worldwide on February 13, 2015

Professional Real Estate Photography – WHY?

Q: Have you looked for a new home lately? if so, how did you search for that new home? Odds are that if you are looking for a new home, you have used the Internet and online photos to see what’s on the market. The 2014 Home Buyers and Sellers Profile report by the National Association of Realtors® states that 92% of buyers use the Internet in their home search process! To attract the right buyer for your property, it’s important to showcase your home properly with professional real estate photography.

First Impressions Count

With buyers searching for homes online, a lot of times the “first showing” will be through an online presentation consisting of photos and possibly other media! Data gathered by Redfin proved the importance of great photos when they found that homes listed between $200,000 and $1 million that had photos taken with a professional camera sold for $3,400 to $11,200 more, relative to their list

prices!

Redfin also proved through their data analysis that homes which have photos taken with a professional camera actually sell faster! More people are enticed to visit a home with professional photos and they know what they are getting before they even step foot in the home! Across ALL ranges of list price, homes with professional photos sold faster!

Which home would you rather see in person?

Kathy Toth and Team

Your Ann Arbor Real Estate Experts

Keller Williams Realty

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Kathy Toth and Team are Washtenaw County, Michigan real estate experts who will guide home buyers and sellers through the entire real estate process. Our extensive knowledge of Washtenaw County areas, combined with decades of expertise in the local real estate market is extremely valuable to helping you achieve your goals. For quality service and personal attention during your real estate transaction, contact Kathy Toth and Team for all your home buying and selling needs.

We want to be your real estate agents!

Your Top 5 Seller Questions Answered

Posted by Toth Team Worldwide on February 9, 2015

Before you take out the packing tape and start selling your house, it’s important you have all the right information. Making mistakes in real estate can costs thousands of dollars, and if you want your home to get sold quickly (and for top dollar), take a look at these questions homeowners find themselves scratching their head about:

What is the most important factor to selling my house?

Though your home’s location and condition are convincing factors in a sale, I would say the one thing that trumps it all is price. If your home isn’t priced right, you could end up costing yourself months of sitting on the market or losing thousands of dollars. Pricing too low will mean you lost out on money you could have earned. Priced too high, you could lose interest from buyers. That’s why pricing right is so important in real estate.

To set the right price, consult your real estate agent and look at recent market data. From there, you can get a good estimate of where to price your home – to garner attention and earn the most money.

How much is my home worth?

Your home’s value is determined by a number of factors. These range from:

The home’s location & condition
In-home amenities & features
Quality of the neighborhood
Convenience to city amenities
Current market trends

Any one trait could have more significance depending on the time and current demand in the area. To get an accurate picture of what your home is worth, use our free home valuation tool.

Learn What Your Home is Worth

How long will it take to sell my home?

There is no set formula for selling a house, and consequently no set time. Some houses could take as little as a week while others take months. It depends on the house and the homeowner’s selling strategy. On average, for a typical 3 bedroom/2 bath house in Ann Arbor, it takes around 60-90 days to sell. Again, I’m stressing on average. The market changes daily and if you’re looking for a ballpark estimate, it’s best to talk to one of our specialists.

How can I help sell my house?

While your agent is busy marketing your home to interested buyers, your job is to keep them interested when they arrive. By that, I mean make sure your house is clean, free of clutter, and properly maintained. Dirty houses don’t sell, and no one is going to pay thousands of dollars for a damaged property. Fix any flaws and make the home decorative.

Other ways you can help sell your house include making the property available for showings and communicating regularly with your agent about sales tactics. Use their advice and listen to what they have to say. Together, you can sell your house for a great value.

Should I make repairs on my house before selling?

Yes, your home needs to be in tip-top shape if you’re looking to sell for the most value. Buyers expect a move-in ready house. If they notice issues, like chipping paint or leaky water pipes, they will be more inclined to buy another house or ask for a decrease in price. By fixing any issues, you can sell your home faster and for more money.

For More Information

If you’d like more information about selling your house in Ann Arbor, feel free to contact us with any questions or concerns.

5 Best-Kept Secrets to Selling Your Home

Posted by Toth Team Worldwide on January 26, 2015

In today’s age, you can find tons of online resources about selling your house, but it’s rare to see any real estate agent giving away their best-kept secrets. After seeing clients succeed (and some fail), I can tell you confidently there are a few tricks you can employ to get buyers truly interested in your house. What it takes is a little market knowledge and understanding the types of people looking. So below, read my 5 best-kept secrets to selling a house in Ann Arbor, MI:

1. First Impressions Mean Everything

From the time the buyer walks from their car to your front door, they have already judged your house. You literally have 6 seconds before a buyer either thinks: “This house is ugly and terrible” or “This house is beautiful. I’m excited to see inside.” People judge books by their cover, which is why you need to make sure your house is likable and welcoming. For example, spruce up the exterior, add some flowers, and eliminate any flaws. Make the entryway appealing too – by adding a vase of flowers or a small bench for utility purposes.

2. Set a Price Buyers Gravitate Towards

Most people start their home search online, and the first parameter they set is the price range. If your home isn’t priced correctly, barely anyone will ever see your house online. If the property is priced higher than average, buyers might look at more affordable homes before yours, making it hard to get anyone in the door (to look).

So, make sure you set a price that people naturally gravitate towards. Pricing your home slightly below the market average will certainly generate interest, but before you make any decision, look at the market data and consult your real estate agent.

Learn What Your Home is Worth

3. Half-Empty Closets Show You Have Space

I have heard this advice a dozen times: “Remove any clutter in your house.” The problem this usually generates is buyers take that “clutter” and stuff it in their closets. They forget buyers look in those areas to see how much room they’ll have – and if it’s stuffed with junk, buyers will think you have no room. To demonstrate there’s plenty of storage space in your house, pack most of your stuff into moving boxes (since you’ll be moving anyways) and leave a few items in the closet to show how it’s housed. This will leave a positive impact on buyers.

4. Remodeling Isn’t Necessary to Sell for Top Dollar

Buyers often think they need to remodel their kitchen or bathroom in order to sell their house for top dollar. In reality, remodeling will typically cost more than what you’ll earn back. The simplest solution is to upgrade what really needs fixing and add some cosmetic touches. Changing out fixtures, door handles, and faucets can have the same impact as doing a full remodel, but at a fraction of the cost.

5. Sell the Lifestyle

Almost every other day, I come across an article or agent who suggests removing any personalization in the house (i.e. remove the “home” out of the property). Though I agree that excessive family photos on the fridge aren’t the most appealing factor when selling, it doesn’t mean you should take out the lifestyle in the house. For example, if you have a utility space to hold your snow skis and recreational equipment, you should up-sell that point. People moving to the area probably enjoy a similar lifestyle, and that could be a unique selling advantage you have over others.

For More Information

If you’d like more information about selling your house in Ann Arbor, feel free to contact us with any questions or concerns.

The Case & Trial on Home Selling Myths

Posted by Toth Team Worldwide on January 22, 2015

If you have ever mentioned interest in selling your house to friends, you’ve probably been on the receiving end of lots of advice. Today, it seems like everyone has an opinion or some sort of “trick” you should try to selling – but a lot of that information may not stand true anymore. And mistakes in real estate can cost thousands of dollars. To help get you on the right path to selling your house, we’re bringing common seller myths to court and putting them on trial. Here are the verdicts:

Court Case #1: The Outside of My House Isn’t As Important as the Inside

The Defense: The interior will sell the home, not the yard-space. Buyers care more about what features the home contains than how it looks on the outside.

Prosecution: People judge books by their cover, and it holds true in real estate. It’s why first impressions matter. In reality, you have 6 seconds to create a positive outlook before buyers reach a judgment – and that time is spent walking up to the front door. You need to tidy up the yard, add some flowers, and craft a welcoming entrance. That way, you aren’t fighting an uphill battle (of negative impressions) to sell the house.

Verdict: First impressions set a buyer’s frame of mind. Impress them with the outside and they’ll be more likely to buy.

Court Case #2: I’ll Get 100% of My Investment Back on Home Renovations

The Defense: By installing and remodeling the house to look “new” and offer more stuff, buyers will pay more money for the house (giving me a full return on my investment).

Prosecution: Typically, you won’t receive 100% return profit on your home renovations. Most major remodels costs thousands of dollars, but will only increase your home’s value by a slight margin. Homeowners also forget to take into account current market conditions, so even though you make renovations, it doesn’t mean buyers can afford it. Instead, you should focus on making small, cosmetic repairs to help sell the house. Don’t focus too much on the return profit.

Verdict: Large home renovations don’t promise a 100% return investment. Focus on smaller repairs to get your home sold

Learn How Much Your House is Worth

Court Case #3: You Should Overprice Your Home to Leave Room for Negotiation

The Defense: Buyers always try to bargain, so why not bake in extra room to get the price I want?

Prosecution: Overpricing can be a slippery slope in real estate. Every buyer is on a budget and that’s how they start their home search. If your home is priced out of the usual standard, they’re going to pass over your property and look at your neighbors. Why pay a higher price for a similar home? Save your negotiation strategies for when you have interested buyers. Price to the market, so you generate interest.

Verdict: Price your home to current market trends, so you attract buyers. Pricing above average will leave your home sitting on the market longer.

The Jury on Home Selling Myths

Dozens of homeowners have made these mistakes when they sold their house. A lot of it stemmed from misinformation. By doing your homework, communicating with your real estate agent, and looking at current data, you can effectively sell your house. It’s better to hear pro-advice rather than a friend’s advice. If you have any questions about selling your house, contact us and we’ll help guide you.

Great News – Washtenaw County Sheriff’s Deeds Lowest Since 2004.

Posted by Toth Team Worldwide on November 3, 2014

Press Release

According to Lawrence Kestenbaum, Washtenaw County’s Clerk and Register of Deeds, only 25 Sheriff’s Deeds were recorded by Washtenaw County’s Register of Deeds office this October. “October’s year-to-date total, 302 records, is down almost 38% from last year, and is the lowest year-to-date total since October, 2004.”

We are looking at another low total for 2014 and homes are continuing to sell quickly when priced right. The Ann Arbor Area Board of REALTOR’s reports that the total number of residential sales year-to-date through September are the same as last year with Zero change, but the price increase for residential overall sales year-to-date was up 5.57% from $251,106 to $265,092 overall.

The good news just keeps getting better. With interest rates still hovering around the 4% mark, this makes for the perfect time to buy. Fall is a great time to put your home on the market. Click to find out what your home is worth and have the report sent directly to your inbox.

An updated table of the number of Recorded Sheriff’s Deeds showing monthly recordings for January, 2002 through October, 2014 is presented below. To view a larger image of the chart just click the image below.

Contact Us Today for a Free Consultation

Whether you’re just exploring your options or you’re ready to dive in to the Ann Arbor real estate market and start viewing available homes, we’re happy to consult with you to determine your needs and share how we can help. Contact The Toth Team today at (734) 669-0337 or by email on our contact page.

Search for homes at HomeSearchAnnArbor.com

New to Our Website? How to Use It to Narrow Down Your Home Search

Posted by Toth Team Worldwide on September 16, 2014

Are you searching for that perfect new home in the Ann Arbor area? Or are you thinking about making an upgrade and are starting the process of selling your current home? Whatever the case, you’ll find that this website can be a powerful tool that will greatly assist you with your real estate needs. Below we’ll share a few ways that you can take advantage of our advanced search technology to make your Ann Arbor home search much easier.

Homebuyers: Save Time by Focusing Your Search

With more than 40,000 active listings in the Ann Arbor real estate market it’s simply not possible to view them all to see which houses or condos suit your family’s needs. Here’s how our website can help with hunting through all of these property listings in order to quickly find that perfect home.

Leverage the Power of Our Advanced Search – It all begins with our advanced search bar, which you can find at the top of every page on our website including this one. You can enter any keyword, location, address, local school or home feature in to this box and our website will return a list of the available homes that match your search.

Keep a Running List of Your Favorite Listings – Browsing through property listings is a bit like window shopping in that you’re unlikely to stop when you find a home that looks suitable. Our website allows you to save a running list of your favorite homes which you can return to later or share with our team so we can schedule viewings of these homes.

View Our Real Estate Guides for Local Ann Arbor Communities

Home Sellers: How Our Website Speeds Up Your Sale

As you’re likely aware, the vast majority of homebuyers will conduct at least some of their home search on websites like ours for the reasons we’ve listed above. Here are a few ways that our team and website can help to ensure that you capture the attention of these potential buyers.

Beautiful Listings Combined with Professional Photos – As the saying goes, you only get one chance to make a first impression and this impression will be made when a buyer first views your listing. Our team will create a beautiful property listing to market your home, complete with professional photos and an incredible amount of detail to ensure that it can be found with any relevant search.

A Custom-tailored Real Estate Marketing Approach – Although creating your listing is enough to attract some buyer attention, with so much competition in the local market a solid real estate marketing plan is a vital component of any home sale. Our team will advise you on how we can best market your listing and capture any interested buyers.

Ready to Get Moving? Contact Our Team

Whether you’re buying or selling, The Toth Team is here to assist you with your Ann Arbor real estate needs. Contact us at your convenience at (734) 669-0337 and let us know how we can best serve you.