Angela Sells DFW

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Archive for the tag “arlington tx real estate”

Bountiful Benefits of Using a REALTOR on a New-Build Home

Home buyers often make the mistake of thinking that working with a builder is just as beneficial as buying a house with a Realtor.  What they don’t realize is that it is quite the opposite.  The builder’s sales representative is just that, a representative for the builder.  They do not represent the consumer or buyer of the house.  Sure, they want to sell you the house but do they work exclusively for you and your best interest?  The answer is a resounding, “no”.

Aside from the fact that experienced Realtors can often negotiate better deals on upgrades, closing cost incentives and other items that greatly affect either the bottom line for the home buyer or the value for which you’re paying, there is actually a more important factor in utilizing the expertise of a Realtor when building a new home.   This factor is having someone who represents no one but you and your best interest.

What happens when the builder is delayed on your new house but you’re still under contract with them to be sure your home is sold, creating a situation that makes you move twice?  What about when the builder’s subcontractor framed your options wrong or installed the wrong electrical or tile?   What happens when the builder gets behind on other homes and pulls their contractors off of your house to get caught up the others creating a delay in your closing resulting in having to re-schedule moving, movers, utilities, etc.?  These are all things that no one thinks about until they’re already under contract and then it’s too late, unless of course you’d like to pay a Realtor outside of closing to take on representation.  You see, that’s a huge bonus, the builder pays your Realtor just like a seller of an existing home would.  Representation doesn’t cost you a thing when bringing your agent with you to a new construction home.  There are some builders who will openly tell you that if you don’t have a Realtor they will give you “x” amount in “free” upgrades.  Let me ask you, do you believe anything in life is truly free?  Why do you think builders would rather give you additional upgrades or incentives rather than have someone involved that represents your best interests?   Often times we hear from people who say they fully understand why about half way through the process when problems began to arise.  If someone, besides them, were involved and concerned with their best interest then the problems more than likely would never have been present or they would have been corrected much quicker having someone whose full time job is to represent them rather than them trying to remember to call the sales rep back 2-3 times per day to try and get an answer or resolution.  In the end, the $5,000 of “free” incentives the buyer is given is paid for in time, headache, exhaustion and fees having to reschedule everything around closing or moving or possibly having to move twice.

An experienced agent knows the home building process and can guide you through it, help set expectations where the builders don’t and are always working on your behalf.  This is also a benefit for you because most builders are going to offer you a full, “bumper to bumper” warranty on your new house once it’s finished.  If you were the one calling them every day with new problems, do you think the warranty experience the first year is going to be the best?   But if you were the homeowner with the “Johnny on it” agent or the “annoying” agent who was always making sure things were done, do you think that experience would be different?  An agent working for your best interest doesn’t mind being the “bad guy” every now and then to get done what is supposed to be done.  And then, when the job is finished, you get to stay the “good guy” and enjoy the experience of homeownership utilizing your new warranty in your new house.

A perfect example of this is this week, my team was told by a builder’s sales rep that, “Coordinating closing dates of an existing home into their new home is impossible and we should just give up.”  He went on to say that he was living in an extended stay hotel waiting for his home to be built, too.  (My first thought was, “Should’ve used a Realtor!”)  For me, to give up on my client’s behalf is unacceptable.  As a parent, I know what it’s like to not only sell your home with young kids but to move in general, it’s not fun, to say the least.  I can’t imagine telling my clients that I’m just going to give up and you should take your mother-in-law, toddler twins, elementary aged son, husband and dog to live in an extended stay because coordinating the closing dates is “too hard”.   That would not be acting in my client’s best interest.  Instead, we took the road less travelled by finding out when the permit inspections were requested and calling the city to see what their turnaround time is like on these requests.  This will better help us gauge what kind of timeline we’re up against without any additional delays and then plan accordingly.  This is where we go above and beyond for our clients, as expert Realtors do.  Then, we re-negotiated the closing date on the home they have to sell first to move into their new home.  Problem solved.

The next time, you’re considering making a real estate purchase by yourself, please really think about it.  Sure, there are people who use Realtors every day that have terrible experiences but generally speaking, those aren’t Realtors that have been vetted, interviewed and chosen carefully.  They’re the ones that people happened upon or use just because it was convenient.  Remember, making a real estate purchase or sale is a huge investment.  You should be interviewing multiple agents for the job to ensure you’re getting into business with the right person. If you’re wondering what you should be asking or looking for, feel free to email us at homesbyhornburg@gmail.com and we’d be happy to send you some questions and criteria that our clients have used.

Updated & Move-in Ready Home in 76002!

6729 Morningcrest Ct. Arlington, Texas 76002

Rare opportunity for a move-in ready home with upgrades in Mansfield ISD! Dark wood laminate floors, refinished cabinets & counter tops in the kitchen, composite deck, newly stained fence with no rear neighbors!The flexible floor plan offers two living & two dining spaces as well as split bedrooms with a generously sized Master closet! This house is not lacking on storage space either with hall closets & additional storage in the laundry room! Conveniently located in Arlington, you’re close to major thoroughfares like 360 and I-20 as well as The Highlands, Parks Mall & plenty of restaurants!

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How to Choose a Realtor

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How to Choose a Realtor

Most times, purchasing a home, is the biggest investment we make.  So, how do you choose your agent, the person who will guide, advise you and lead you through the biggest investment of your life? That’s a great question with an often misinformed answer.  Particular aspects are going to have varying importance to different home buyers & sellers but there are always the infallible “go to” qualities that you’re going to want in your agent.

In a world where real estate agents were once ranked very low along side used-car salesmen in honesty, the integrity and ethics of which an agent conducts their business is of highest priority.  What does an agent’s integrity and ethics mean to you as a home buyer or a home seller?  It means that they will not disclose your purchasing position in a way that compromises your negotiation standpoint.  It means that they will properly ensure that your rights and options are protected in the contract that they negotiate for you.  It also means that they will prepare you each and every step of the way for a successful & easy home purchase.  This is important for obvious reasons but you may find yourself surprised by visiting an open house where a listing agent tells you that they know the Sellers will accept less than the asking price.  As a Buyer, you feel like you have the inside scoop but the reality of it is that the listing agent hosting the open house represents the Seller and works exclusively for the Seller so why would they compromise their client’s negotiating position?  Too many agents toss their ethics and integrity out the window to simply close a sale, at your expense.  This is why it’s of utmost importance to choose a Realtor with an impeccable reputation, client references and a proven track record.

That brings us to the next important criteria for choosing an agent.  Ask your agent for a list of homes that they’ve recently sold.  This is a great way to ensure that your agent is familiar with your area.  Real estate is local in every sense of the word.  It is imperative to choose an agent who knows your market like the back of their hand.  This is important because you’re depending on their knowledge of the market and their understanding of what’s happening locally in that market in terms of property condition, price, competition, inventory and absorption rate to guide you through your real estate sale or purchase.

With that being a key factor in choosing your agent, their knowledge is the next critical element.  You are trusting this person with the soundness of your investment of not only the initial investment but an opportunity to build equity in your investment.  So how critical is their knowledge? Well, the first question to contemplate is to ask them how often they study the market. By the time real estate trends are founded enough to print in the main stream media, savvy agents have already noted these trends and alerted their clients to maximize their selling or purchasing position.  The other aspect of studying the market weekly is that, much like the stock market, the real estate market is ever-changing.  The rules that allow home buyers to obtain financing change several times a year for each lending product.  The requirements on homes change to qualify for financing also.  Were you aware that no matter how well-qualified a home buyer may be, there may be attributes on a home that prevent the house from qualifying for financing?  These are important things to know up front so that you’re not spending $350 on a home inspection and $400 on an appraisal only for the lender to come back and say the home cannot be financed in it’s current condition.

There are a lot of other great components to skilled Realtors like, special designations that can highlight their experience in a niche market like working with senior citizens, being green certified, accredited to work with home buyers only, specialized training in working with banks, asset managers for foreclosures as well as many others.

Hearing about great experiences with Realtors through friends and family can be a great resource to finding a great agent, too.  Often times, there is comfort in knowing that someone you love or trust has entrusted that agent to guide them through their real estate transaction and the outcome was positive.

The bottom line is that you need to feel 100% comfortable with your Realtor.  Different people will place a higher value on the various elements of what makes an agent great.  These guidelines will help serve as a basis to create some questions when you meet with agents to choose the right one for you.  Remember, they work for you and your best interests so you should be interviewing them to find out how they can best represent you.

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