One of the questions we get from Buyers in the current Greater Baton Rouge Real Estate Market is how sound it is to purchase a home when the inventory is limited and they may have to pay over full price. They are worried about what will happen when they are ready to sell. The good news I learned today at the Trends Real Estate Seminar in Baton Rouge is that with the steady appreciation we have typically experienced in our area, if a buyer holds onto their house for 4 years they should at least break even when they sell. This is the same information I have given buyers most f my career in real estate with the exception of the 'Katrina years'. The appreciation we have experienced in our area has typically been betwen 1-3% a year. Right now we are exeperiencing closer to 5% appreciation. With interrst rates as low as they are this is still a great time to buy a house!!
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You might not think of Baton Rouge immediatly when thinking horses but horsemanship is alive and well - from westers to hunter-jumpers to dressage! I've tried all of them but my favorite was always dressage. In dressage a rider truly engages with their horse with practically invisible cues that can make a horse dance! it's a beautiful thing to behold.
This Sunday Baton Rouge will have the chance to see high level dressage preformed at a fund raiser for GaitWay Therapeutic Horsemanship, which works with people with disabilities using horses. I had the plesaure to work with a group like this years ago. it was amazing to see children who could't walk suddenly be mobile on the back of a horse and children who were autistic and didn't like to touch things fall in love with petting a horse.
The event is Sunday, April 17, 2016 at Live Oak Arabians, 6300 Jefferson Hwy. it's worth the $10 admission just to see this place!!! The event is from 2-5:30 with Anne Hornbeak, professional rider and a United States Dressage Federation Medialist, perform the art of dressage. The silent auction starts at 2 with a parade of horses at 3 p.m. $10. This is an event the whole family will enjoy!
Fine Art is Abundant in Baton Rouge and today, April 9, 2016, you will have the opportunity to view lots of art and purchase some too!
From 4-7 p.m. the Baton Rouge Art League sponsors their spring show and reception at the Burden Rural Life Museum off of Essen Lane. Probably 100 pieces of fine art for you to view!
Then tonight from 5-8 p.m. N the Art Space holds their spring open house which inclues the grand opening for Biletnikoff Gallery. These are at the Settlement at Bocage on Jefferson Hwy. This open house is in 4 buildings with over 35 artists in all different mediums. A great place to see a lot of different art and meet the artists!
If you are currently in the Market to buy a home in the Baton Rouge area, you need to be aware of the lack of inventory we are experiencing in many areas and price ranges. If you are actively searching for homes on the internet, you may have seen some of your “favorites” disappear within days or even hours after they are listed for sale.
How can you successfully maneuver through the home buying process in these circumstances? Don't be caught unprepared when market conditions change. Whether it's a Buyer's market or a Seller's market, your homebuying strategies & techniques need to adapt to what's happening. In this "Semi-Hot" Seller's market, buyers can find themselves in multiple offer situations and/or having to move on a house very quickly.
It’s important to work with an experienced Realtor, one who understands the current market & can help you negotiate a “winning” offer. If you have any questions about the homebuying process and need more information about the Baton Rouge Real Estate market, give me a call!
How do you know when it's time to Down Size in Baton Rouge? And what exactly is 'Downsizing'?
It's an interesting phenomon to see. I have clients in their 40's wanting to downsize already! Typically, we think of downsizing when the kids are all gone and we don't need as large a home as before. Sometimes people like the idea of buying a smaller house so they can save time cleaning and maintaining - and it's nice to sell the big house and stash away some cash! But what I am seeing in the Greater Baton Rouge Real Estate Market is mainly downsizing the yard! Yes, people still want a big house for the kids to come back home to and someday bring some grandchildren home too, but they just don't want the yard maintenance. That's why subdivisions such at The Settlement at Willow Grove have become so popular. They have all the amenities the buyers want, plus a neighborhood pool and park - lots of green space they don't have to maintain.
To recap - it's time to downsize when you no longer need as large a home as you currently have, or when you want to downsize the lawn maintenance! If it's time for you to make that move but don't know where to start, give me a call and we'll help you find the right home and explain how to go about selling your house at the same time!!
Whenever I drive by this location near the intersection of Old Hammond Hwy and Jefferson Hwy I think back on what used to be at this very location. This location was the epicenter for fine dining in Baton Rouge when I was growing up. I found this brief history in the Baton Rouge Business Report - In 1973 Charles Brandt opened Chalet Brandt, a refined gourmet restaurant, and for the next 30 years the restaurant would serve as one of Baton Rouge’s finest dining establishments. Known for its traditional French cuisine, Chalet Brandt was beloved by locals and renowned for its top-flight service and elegance. In 1995 Brandt sold the restaurant to his son Eric, who continued to operate it until its closing in 2002.
The original Chalet Brandt building was demolished some years ago and on the site a new restaurant was built - the architectural design is garish and shabby chic. It doesn't strike me as the best and highest use of this once hallowed ground to fine dining.
Bill Arey REALTOR
The Pat Wattam Team
What do you do, as a buyer, when you find yourself competing with another buyer for the same house? This is a multiple offer situation. Some buyers get scared and back out of the bidding process. That's fine if there are plenty of other houses out there that meet your needs. But when if the inventory is low? Or what if this is the perfect home for you? How can you stack the cards in your favor?
First, you need a REALLY good REALTOR to help you. In Baton Rouge I know that as a listing agent, one of the first things I look at is when I am presenting multiple offers to my seller is who is the agent writing the offer. Does that agent have a track record of closing properties or do their deals typically fall through. 2nd, I look at who the lender is. Is it a lender I have had good success with or is it a lender who gives a pre-qual letter that means nothing and I have experienced deals that fell through. And speaking of the pre-qualifying letter, what does it say? Has the lender verified your credit? Your income? Your cash available for closing? How strong is your letter? Has the lender run your file through desktop underwriting? These things are important when you are in a multiple offer situation. A strong letter from your lender can make all the difference!
Now, the other parts of the purchase agreement that are pretty obvious are - what's your offer? Go in with your best offer. Don't be afraid to go above list price and, KEY WORDS, don't make the offer subject to appraisal. That means, if the house doesn't appraised for your offer, you have to pay the difference out of pocket. I had one the other day where the buyer had to pay $7,000 over list because the backup offer we had was willing to pay $10K over list price!!
Another place you can tighten up a purchase agreement to make a seller look favorable on you would be a short time for the inspection process. It would be smart to call your inspector and get on his schedule before you have an acceptance so that you can have something attractive to offer a seller.
There are a few other things we have up our sleeves to help you win an offer. Like I said, when in this situation, you need a good REALTOR to advise you!! Call us any time!
Why didn't they by my house? This is a common lament of many sellers who are getting lots of showings on their home but no one's making an offer. How disheartening that can be when you are taking the time to make your home spotless and sparkling clean. You may had made some updates throughout the house but the buyers still say your house needs updating.
The first question I have myself when I see this happening with one of my Listings is : Are there any homes pending in the sellers price range, area, and sq ft. If the answer is yes, then my job is to take a look at those homes and see what they had that my sellers' house doesn't have. If those homes have the slab granite in the kitchen and the bathrooms, fresh paint, and new carpet AND their list price on the their house is the same or lower than yours, that's why they sold and not you did not.
If the homes that are pending our floor pricing your house then that's the issue. But what if no homes are pending that are similar to your house, what do you do then? It depends on the time of the year. There is some seasons that are just very slow in general such as when school gets out or when school starts back up or during the holidays.
But the real answer is - if your home is getting many showings and you have no offers something has to change. When I have between 10 and 15 buyers come to see a home the house should have an offer on it. If you're getting no offers, including lowball offers, then you have priced yourself out of the Market or your condition does not support your price. Make a change and make the house sell!
Your REALTOR is your best guide to help you determine what needs to be done to get your house sold. Many sellers don't want to believe that price and condition are that important. They think with the right marketing we can drive in the buyers and one will make an offer. Part of that is true. Our marketing does drive in the buyers but marketing cannot make a buyer want to buy your house. Once they see the house, the house and the price have to sell it.
So, if your house is getting lots of showings and no offers, update the condition or lower the price! Check out our videos on the subject then give us a call!
Let me lead off by saying the real estate Market in general is heating up! Many areas of the counter are experiencing low inventory and more buyers than homes available for sale. Which can lead to appraisal issues. Even though the real estate market in Baton Rouge is not THAT bad, we are seeing pockets where a homes are receiving multiple offers and not enough selections for the buyers.
When you buy or sell a house, the lender will order an appraisal to make sure that the price the home is sold for is what it is worth, just in case the buyer defaults and the lender ends up foreclosing on the house. The lender wants to make sure they limit their risk. In a normal market - not a sellers' market or a buyers' market - this usually works quite well. There are enough homes to select so that if a home does not appraise and the seller refuses to reduce the house to the appraised value, the buyer can find another house to purchase. The seller will eventually get the point and will either sell at the right price or take their house off the market.
However, if you are in a sellers' market - that means, there are few homes to select from - or in a rising market which means home prices are rising faster than the appraisals can document (remember, appraisers look back 6 months to find comparables - not much help when the market is heating up going forward) - then if the appraisal comes in short, typically the seller may have one or two back up offers who just want to get this house and will be willing to pay over appraised value. They do this recognizing that the market is moving up and figures the appraisal value of the house will soon be what they are paid for it. If you are the buyer in this situation, unless you have the ability to get extra cash to pay the difference you may be left out of the housing market.
If you are the seller in a buyers' market - meaning there are lots of homes to select from and the buyer can be very picky - then if your appraisal comes in low, you need to just reduce to the appraised value so you can go on with your life. Waiting for the market to come up to the value you want for your house could take years in this situation.
However, what do you do when the house you are buying or selling does not appraise and the appraiser did not give any value for items that other houses didn't have, or selects the wrong comps? This is pretty tricky today. The BUYER is the one that needs to protest. The listing agent can help find comps to justify the value, or find mistakes or things left out in the appraisal. It's up to the lender to decide if these things warrant going back to the appraiser. When I have this issue with a buyer, I typically change lenders so that I can get a new appraisal for my buyer.
A good REALTOR can help guide you when this issue arises.
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