So today I am interviewing my favorite Williamson County real estate broker, Cindy Harding.  For me, what is fascinating is what she sees people wanting out of their houses.  People tell her a lot more of the good, the bad, and the ugly, than they tell me.  Maybe cause once they contact me, they’ve already gotten over the hurdle of weeding out the really hard stuff.  Needless to say, a good realtor like Cindy comes in handy for that.

Marcelle:  What trends do you see out there?  What are people asking for?

Cindy:  A house that can be flexible, capable of expansion and contraction.

For example:  A downstairs master bedroom, with children’s rooms upstairs;  when the children are grown, they can “scale down” but still have that upstairs space when they need it.  Also great bathrooms and kitchens.

Marcelle:  What will people pay for the most?

Cindy:  Spectacular master baths or kitchens.  Garages – believe it or not.  Closets – definitely closets.

Marcelle:  Okay, what makes a great master bath to your clients?

Cindy:  Granites, dual sinks, separate shower and tub.  Light.

Marcelle:  What makes a great kitchen?

Cindy:  Being able to entertain – a bar, seating area, or a couch.

Marcelle:  Add a pool to that, too.  Sorry, I couldn’t resist.  What about garages?

Cindy:  Garages with storage space in it trumps a pull-down-stair to the attic any day of the week.

Marcelle:  And closets?

Cindy:  They want built-in floor-to-ceiling storage.  Gone are the days when the shoes were on the floor, and the vacuum was in there as well.  They’re putting wardrobes in there.  They’re putting chests of drawers in there.  They’re getting out of the bedroom or living room as much of what’s not needed as possible, and putting them in closets.

Marcelle:  That’s often where I first come in.  The client calls, and says, “I need you to help me get the Grandma out of my house.”  And when I come over there, the first thing we agree to do is pare the room down to its essentials.  Then to do that, we often need to revisit their storage needs.

Cindy:  Yeah, that’s right.  That’s what we’re all doing these days.

Marcelle:  When should someone fix up their current house, and when should they move?

Cindy:  I use the 5 to 7 year rule.  If it’s been more than 5 to 7 years since you’ve last fixed up, you may need an upgrade.   That can be as simple as changing the draperies, or it could be a major overhaul.  If it’s been less than 5 to 7 years, now may be a good time to move house,  to take advantage of the market rates.  In that case, you can just rearrange some furniture, “stage” it, and so on.

Marcelle:  Thanks so much, Cindy, for this very fun and informative talk!

For more information on Cindy Harding, check out her website, at  www.cindyharding.com.   In case you can’t tell from the interview, Cindy is a really great, down to earth person, who will watch your back and tell it to you straight.  She is also very knowledgeable about houses and the market, and passionate about helping you get into the right house for you.

1) Via Emily Bird

2) Via Sarahrichardsondesign.com

3) Via thebookofsecrets.tumbler.com

4) Via bhg.com

5) Via google.com

So today I want to introduce you to my smart and witty friend and savvy realtor, Elizabeth Colton Walls. I caught up with Elizabeth recently to seek her advice for home buyers and sellers.

Marcelle: How about some advice for home sellers?

Elizabeth:  Now more than ever, the “staging” of your home is of utmost importance. Buyers have plenty of homes from which to choose, so your property needs to be perfect.

Marcelle: What are your three top “don’ts” when  selling your home?

Elizabeth:

1.  Pets running (or flying) freely about the premises

2.  Nonoperational vehicles parked in the yard

3.  Extensive religious iconography

Marcelle:  Okay, very funny!  What are your three top “do’s” when selling?

Elizabeth:

1.  In addition to a new front door, replacing garage doors, windows, and siding provide the most bang for the buck.

2.  Two remodels return over 75% of their investment:  Converting an attic space into a bedroom, and refreshing a kitchen.

3.  Add a deck to your house if you’ve already checked off the above.

Marcelle:  Any other other advice for sellers?

Elizabeth:  If you are planning to be in your home for many years, renovate to your heart’s content.  If you may sell in the next few years, consider the scope and budget of your renovation carefully.  Think curb appeal and the modest interior projects for the best returns on investment.

Marcelle: What advice do you have for buyers?

Elizabeth: Know what you want, and what you can afford. This seems pretty basic, but a lot of buyers just jump into the process.  I ask my buyers to complete a 4 page questionnaire which covers family, home features, and finances. Experience has taught me that the more I understand about the buyer’s circumstances, needs, and wants, the more efficient the home buying experience will be for all of us!

This a bit Zen (!), but I remind my buyers that a house isn’t just a floor plan, but a space which defines and supports you. Part of my job is to help buyers uncover that sense of who they are in a home– not unlike your job as an interior designer.

Marcelle: Very cool.  So given that, what, in your experience, is the most common mistake buyers make during the home search?

Elizabeth: A very common mistake is to pay too much attention to things that can easily be changed (paint colors) rather than things that can’t (no basement.) Sellers know this, which is why they stage the home so you don’t notice the lack of a basement, for example.

Marcelle:  So now for the “money questions”:  How important is it to have financing approved up front?

Elizabeth:  Very. There is no point in starting the home search until you know exactly how you will finance it. The days of lax lending are behind us.

Marcelle: What about short sales? Are they a good alternative for buyers?

Elizabeth: Short sales are fine for a specific subset of buyers.

1.  Buyers who have a flexible timeline–unencumbered by considerations such as the expiration of a lease or school enrollment.  Bank approved short sales take more time than traditional transactions.

2.  Buyers (& their agents) who have researched the market, and are comfortable offering the list price.  Banks don’t negotiate price on washing machines.  If you are a haggler, a short sale is not for you.

3.  Buyers who have their financing ready to go.  Once the short sale is approved, banks close fast.

Marcelle:  According to recent headlines, it appears that home sales are picking up?

Elizabeth:  Yes, last week, a house in my neighborhood received multiple bids the first day on the market. We haven’t seen that in several years. The average closing price for homes in both Davidson and Williamson counties is up from this time last year.

In Davidson County, especially in Area 2, homes under $300,000 are scarce.  Inventory at this price point is less than 5 months. (5-6 months is considered a “balanced” market.) In Williamson County, homes priced under $650,000 is the sweet spot with approximately 6 months or less of inventory. In both counties, however, there is still an abundance of high priced homes for sale.

Marcelle:   Thanks, Elizabeth for this very informative treat!  If you’d like more information on staging your home, email Elizabeth at eestescol@comcast.net,  for a copy of her free e-book Savvy Staging Sells, which includes general tips and room- by- room advice.  Her website is www.elizabethcoltonwalls.com, and her informative and often amusing blog is  elizabethcoltonwalls.com/blog.

Photo credits:

1.  Via internet-pets.blogspot.com

2.  Via bangshift.com

3.  Via paulmurray.typepad.com

4.  Via housetweaking.com

5.  Via Tracy McEachern

6.  Via apartmenttherapy.com

7.  Via desiretoinspire.net