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Baer & McIntosh Real Estate will ensure that your home gets maximum exposure. Baer & McIntosh Real Estate can also assist in all areas of your relocation.
For over 30 years, Baer & McIntosh continues as a successful independently owned and operated real estate agency. Baer & McIntosh utilizes strategic mediums including proprietary web technology, an exclusive onsite publicist, professional photography, an in-house internet marketer and an innovative marketing campaign that has been perfected for the better part of three decades; we pride ourselves on obtaining a premium for our listings.
Baer & McIntosh has two river front offices to serve the entire Rockland County area and a seasoned knowledge of our local market. We offer you several unique advantages: the most important being our sole attention to you and your home.
Our comprehensive marketing plan operates synchronously by way of key components. Highlights include broker and public open houses, MLS publicity, dedicated listing mini-websites, extensive ads in select local and regional magazines and newspapers, showcases on The New York Times website and Realtor.com, 24 hour physical and electronic street-showcase display in Piermont and Nyack and most importantly, our new website.
We will be there with you, every step of the way.
We have compiled these links below to help answer some common home selling questions:
Exposure!
Pricing my property.
The costs associated with selling.
Checklist for selling a home.
Expired. The house that didn't sell.
Preparing your home for sale.
Tips for showing property.
What goes? What stays?
Exposure!
The key to selling your home quickly and at fair market price is exposure.
The person who purchases your home may come from any number of sources. Baer & McIntosh will present your home to each potential buyer through various multi-media resources.
Did you know that 90% of Buyers Come from the Brokerage Community?
This includes:
Please feel free to call us for a complimentary consultation at 845.358.9440 or email us.
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Pricing my property.
Pricing impacts your profit... and proper pricing can significantly reduce the time your property is on the market. One of the most important services offered by an experienced real estate agent is guidance in pricing. We can be objective, and have access to current market data and the selling prices of comparable properties.
Take a moment to look at some of the things that go into pricing... and why it's so important to get it right... right from the start.
Determining Value: Our experienced associates have valuable information at hand. With their expertise in analyzing data, they are able to present market information in its most useful form and counsel you on pricing while factoring in market conditions, economic climate and the value of property improvements.
Location: Many factors can affect the desirability of a property. Neighborhoods that are close to shopping, schools, transportation and other conveniences typically will sell for more, as will attractive views of the Chicago skyline and of the lake.
Condition: The condition of your home can significantly increase the value and decrease the selling time. Make sure your property is in the best possible condition at each showing.
Comparable Market Data: Homes must be priced within an appropriate range based on the current market value. You are actually "selling" your property twice... once to the buyer and once to the appraiser.
Pricing & Timing
The more interest generated; the better chance of selling your home.
The strongest potential buyer activity on a listing occurs in the early stages of marketing. This is the group with “pent-up demand” that has already begun to explore the market and are awaiting new properties to become available. Additional activity will come from buyers who are new to the market.
Even when a home is priced right, other conditions such as time of year, the economy, the current mortgage interest rates and competition can all affect the time it takes to sell your property.
Proper Pricing
Proper Pricing = Reduced Market Time
- Less Inconvenience to You By reducing market time, proper pricing can reduce the time and energy needed to prepare your home for showings, including keeping it in "show condition", making child care and pet arrangements and altering your life to accommodate showings.
- Exposure to More and Better Prospects At market value, you open your home up to more people who can afford to pay the price.
- Increased Agent Response At a reasonable price more agents will get excited about the real prospect of selling your home and will make more efforts to show it to potential buyers.
- More Bottom Line Marketing Results More ad and sign calls to real estate agents turn into showings when price is not an obstacle.
- Higher Offers When your home is priced right buyers are less likely to make low offers out of fear of losing a good value.
- Faster Sale When your home sells faster you save mortgage payments and other ownership costs.
- More Money to You If your home is priced right, the excitement of the market produces a higher sales price. You net more in terms of both actual price and reduced carrying costs.
Please feel free to call us for a complimentary consultation at 845.358.9440 or email us.
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The costs associated with selling.
As the seller, you are responsible for certain costs that will affect your net proceeds. Here are some estimated costs associated with closing.
- Broker's Commission
- Insurance Insurance against loss resulting from defects of title to a specifically described parcel of real property. The cost is approximately $550 for up to $100,000 of purchase price and an additional $60 for each additional $60,000 in price. Quotes should be obtained for properties over $550,000.
- State and County Transfer Stamps $1.50 per $1,000 of the purchase price.
- Attorney's Fees Averages $400-$700 (or hourly rate)
- Escrow Charges
If escrow is established.
- Document Recording Release Fees A minimal charge based on the number of pages. Average cost for residential property is approximately $75.
- Survey Not required for condominiums or cooperatives. Averages $75-$400.
- Certificate of Zoning Compliance Verifies how many dwelling units are allowed in the structure. Required for buildings up to 5-flats (excluding condominiums). The cost is $50.00, payable to the City of Chicago.
- Paid Water Bill Certificate Cost is $10.
- Tax Credit Prorated to the buyer for current year's real estate taxes not due until the following year.
Please feel free to call us for a complimentary consultation at 845.358.9440 or email us.
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Checklist for selling a home.
The following are items you will need prior to the sale of your home:
- Your latest real estate tax bill.
- The most recent survey of your property.
- Your Title Policy.
- Complete mortgage information including: Lender, Lenders' Address and Account number, Account Balance, Type of Mortgage, i.e . Fixed Rate, ARM, GPM, VA, FHA, Assumable, Contract Sale
- If your property is held in trust, supply all pertinent trust information.
- Your attorney's name, telephone number and address.
- Keys to front door, garage and any other keys required to show your home effectively.
- If property is a condominium, a copy of your condominium documents, financial statements and a copy of your monthly assessment bill.
Please feel free to call us for a complimentary consultation at 845.358.9440 or email us.
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Expired. The house that didn't sell.
This is an excellent market for many sellers. So why no sale for others? There are three basic reasons why properties don't sell:
Insufficient marketing. Is the property listed in the Multiple Listing Service? Is it packaged accurately? Are you making the property extremely accessible for showings?
Condition. The buying public has never been so reluctant to purchase fixer-uppers unless they're a great buy. Poor condition either means investing some money into improving the market objections to the property or sufficiently discounting the asking price. Buyers expect more than a 1:1 return for doing the work themselves. Note: properties needing a great deal of work are almost never pur chased by transferred executives. They demand "move-in condition".
Wrong Price. It is simply the single largest reason why properties don't sell. We've often repeated that overpricing almost always results in a sale price below fair market value - painful months after market introduction. Once a property becomes stale and the buyers ask "how long has this house been on the market?", the chance of the seller yielding fair market value grows increasingly smaller.
Sound depressing? It shouldn't - it's all remediable and not too late.
Please feel free to call us for a complimentary consultation at 845.358.9440 or email us.
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Preparing your home for sale.
A thorough cleaning is the single most inexpensive and important thing you can do. Scrub the fingerprints from your woodwork, disinfect and bleach any mildewed surface (be a zealot with bathrooms), clean the basement, box the miscellaneous, straighten all of the closets.
Even the most woebegotten house around gets a major -we mean major - facelift from having the windows washed. Sparkling windows effect a fabulous change.
Remove the 'junque' from the countertops. Put away all of those appliances which you use twice a year. Not enough storage? Buy some freestanding shelving and use the vertical space. Remove any old, worn, stained or smoky carpets. Replace dim, low wattage light bulbs with 75+ watt bulbs. After all, it's now cleaner; it might as well be brighter and therefore more cheerful. We've never had buyers say, "How 'bout showing us something dark and dreary?"
These things, folks, will cost you little or nothing and it means INSTANT equity.
Actually most of our clients who do these simple things wonder why they didn't do them for themselves earlier. Maybe you won't want to move!
Please feel free to call us for a complimentary consultation at 845.358.9440 or email us.
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Tips for showing property.
Make a great impression. We've compiled these tips, most of which you do yourself, to help make the first impression longlasting.
Interior
- Start with a full housecleaning from top to bottom. Discard unused and unnecessary items in storage areas and closets. Eliminating clutter will give your home a more spacious look.
- Arrange furniture to make each room appear more spacious and attractive. If a piece of furniture is badly worn, store it temporarily in the attic or at your neighbors.
- Walls should be clean and free of smudges, fingerprints and dents. Consider a fresh cost of paint if a good washing doesn't do the trick. Inspect woodwork and wallpaper.
- Shampoo rugs and carpets. Floors should be waxed.
- Wash windows and sills until clean. Curtains and drapes should be freshly laundered.
- Bedrooms should appear neat with attractive spreads and curtains.
- Bathrooms should be sparkling clean. Repair caulking in tubs and showers.
- Clean and organize the basement, attic and garage.
- Repair loose doorknobs, sticking doors and windows, and warped drawers.
- Fix leaky faucets and eliminate water discoloration in sinks.
- Tighten loose stairs banisters and be sure steps are free of objects.
- Light fixtures should be in good repair. Replace discolored or cracked switchplates.
- Clean out closets to display their roominess. Be sure clothes are neatly hung and shoes and other objects are tidily arranged.
- Take out garbage on a daily basis.
- Be responsible for your pets. Clean up any hair or litter and remove the pet during showings, if possible.
Exterior
- Since the exterior of your home will be the first thing a prospective buyer experiences, it is very important in creating a good first impression.
- Landscaping and planted flowers frame the house and create a warm and inviting charm.
- Keep the lawn trimmed and edged. Weed and cultivate flower gardens. Trim shrubs and eliminate dead trees or branches. Pick up any debris, toys and lawn equipment.
- Repair any fences or gates. Give them a fresh coat of paint, if necessary.
- Paint and repair the exterior, roof, gutters and downspouts.
- Wash down driveways and sidewalks. Check them for cracking and crumbling.
- Replace any cracked windows and torn screens.
- The entrance should be clean and in good repair. The doorbell and front light must be in good working condition.
Please feel free to call us for a complimentary consultation at 845.358.9440 or email us.
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What goes? What stays?
Generally, any item which is attached (nailed, screwed, or cemented in) to your property is considered a 'fixture' and is to remain with the property unless your Realtor has notified all prospective purchasers in advance. In other words, after the offer to purchase is signed, there is no "oh, by the way, we'll be taking the dining room chandelier with us."
Fixtures include light fixtures, medicine cabinets, fencing, built-in fireplace screens, wall-to-wall carpeting, towel rods, shutters and curtain rods and top treatments screwed into the walls. Attorneys tell us that the last is the single biggest issue of contention nationwide. This can cause great trouble at the buyer's final walk through and at the closing table. If you are planning to take your draperies play it safe; be specific and declare window treatments as an exclusion in advance. Let no ambiguity remain.
As for appliances, any built-in appliance remains with the property (dishwasher, disposal, built-in refrigerators, water conditioners, etc.) as well as the stove and oven. Freestanding refrigerators, washers and dryers, however, are considered personal property and will be removed from the premises unless otherwise stipulated or agreed upon in negotiations.
On a final note, a long list of exclusions can turn buyers off (particularly if you are asking a premium for your property). From a marketing perspective, if you're planning on a number of exclusions you'd be better off removing and storing those items and replacing them with others prior to offering the property for sale.
Please feel free to call us for a complimentary consultation at 845.358.9440 or email us.
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