If you consider buying a new construction home, there’s a good chance you’ll question whether or not you even need to use a real estate agent. You might even wonder if there’s an advantage to not using a real estate agent…perhaps thinking you can get a lower price, or more upgrades thrown in, if the builder isn’t paying a real estate agent their commission. Or, you just might not give it any thought whatsoever, and stumble into buying your new construction home, without having your own real estate agent to represent you. So, do you need to use a real estate agent when buying new construction? Technically? No. Should you? Yes.

Beyond Just Signing A Little Paperwork

One reason people question whether an agent is necessary, is because many tend to see it as an agent just signing some paperwork so they can get a commission. There are certainly agents out there who don’t bring a heck of a lot to the table in terms of expertise and skills. There are ones who literally just want to make sure they are in the room when you do the paperwork, so they can secure their commission. Unfortunately, they give great agents a bad rap. Those are not the type of agents you should hire if you are buying new construction. Or any house for that matter. The purchase of a new construction home really isn’t any different in many ways than purchasing a resale home. The knowledge and skills of a good real estate agent go beyond the “finding” of your home, or doing some paperwork.

The Builder Is Not Your Ally

Not that every builder is evil, and out there trying to take advantage of you. But a builder is certainly going to be looking out for their best interests...not yours. If a builder or their representative pushes you to not use your own real estate agent, that’s a huge red flag. Some may even give you an “incentive” not to use your own real estate agent, and say that they will throw in some free upgrades, or lower the price of the home. A truly reputable builder will not push you to not use your own real estate agent. And they certainly won’t try and lure you with the temptation of free upgrades. Because that’s shady. Look at it like this… Let’s say you were suing someone in court. The person you are suing is a lawyer. The lawyer says to you, “Hey, don’t bother getting your own lawyer. No need really. I know what I’m doing. If you need some thoughts along the way, just ask me what I think you should do. Save yourself the cost of a lawyer, and I promise to take it easy on you in court.” You’d never do that. It makes no sense. The lawyer isn’t going to look out for you more than his own interests. It would be your mistake for trusting that he would. Nobody would think you were all that bright for doing that. Most reputable builders go out of their way to deal with local real estate agents. They expect to deal with a real estate agent. They’ve factored a real estate agent’s commission into the cost of the home.

It’s About Representation

There may very well be a licensed agent at the new construction site, sitting in the model home. But that’s not your agent...despite any disclosures or documents that they may go over with you. You want your own agent. Someone third party, not affiliated with the builder. Someone affiliated with you and your interests. Because this is about representation. Representation of you and your interests. Not just someone along for the ride and to sign a few papers and then swing back around and collect a commission check. And if you hire your own real estate agent, the agent has a fiduciary responsibility to you. They need to treat the relationship with care and trust. Look out for you and your interests. But beyond that, they’ll help you understand the contract, and look for anything unusual. They might suggest some things to add to the offer and contract, like certain contingencies the builder may be trying to get away from including. They will negotiate on your behalf. Your real estate agent will be able to help you decide between all of the options you have out there in the market. They will help assess the big picture. Maybe new construction isn’t the best choice for you. Maybe it is. Maybe this development is the best for you. Maybe it isn’t…

Do This First

Before you just stroll into check out a model home, find a real estate agent to represent you. (If you already have on, skip to the next section…) Do not pass Go. Do not collect $200. Interview and choose an agent who will represent you. If you find one that specializes in new construction, that’s a bonus, but don’t expect it or limit yourself to one that does. There’s more resale business than there is new construction in many areas. So a lot of agents aren’t going to be specialists in new construction. And that’s fine. You want someone sharp about the universal stuff, like negotiating, analyzing the deal, understanding the market, and you and your needs.

Then Do This

Now you can go check out model homes… But don’t just wander into a development or model home on your own and have a look see. For the first visit, go with your real estate agent. “Register” at the site, and reserve the right to representation by your real estate agent. (If you do not go with your agent on the first visit, it can be a mess trying to involve one afterwards.) While you don’t technically need your own real estate agent, there’s certainly a lot of benefit to having one…and a lot of potential downside to not having one.

Forefront Real Estate, LLC
info@forefrontrealtors.com
307-234-1523
www.forefrontrealtors.com
340 W Collins Dr
Casper, WY 82601

When you do any home improvement, you probably figure it's also going to improve the value of your home. And it probably will improve the value… but, probably not as much as it cost you. In other words, if you spend $1,000 (for example), it probably won't improve the value by $1,000 or more. Statistically speaking, it will probably only improve the value by a fraction of that amount. So, the question becomes… Is it even worth doing any home improvements!? Not to sound wishy-washy, but the answer is… Yes and no. It depends on a lot of factors. We'll touch on that more at the end of the article. But for now, let's just take a look at the top 7 home improvements, according to the 2017 cost versus value report to start making some sense of it all.

1. Insulation

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According to the 2017 Cost vs. Value Report, adding fiberglass insulation to the attic costs on average $1,343, but you'll recoup $1,446. Doesn't sound all that exciting. When you think home improvements, you probably think of remodeled kitchens and baths being the biggest and best improvements to make (and they might be for you). But nope, according to the report, your best bet is to add insulation. Pretty interesting, considering no buyer has ever walked into a house, gasped, and said, "Honey, look at this! They added insulation!" Yet, according to the report, it's what'll be the best money you could spend to add actual value to your home, and your bank account.

2. New entry door

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Replacing your entryway door with one made of steel may set you back an average of $1,413, but you'll get back $1,282, according to the 2017 Cost vs. Value Report. So, at face value, it looks like you actually lose a few bucks… So, why would you do it? If your new door is more energy efficient, it'll probably also save you some money on heating and cooling. It's just tough to say how much exactly. But the big X factor is how much your improved "curb appeal" will add to the sales price, when you sell your home. Again, that depends on a lot of other factors.

3. Manufactured stone veneer

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On average, adding manufactured stone veneer will cost $7,851, but you can expect to recoup $7,019, or 89.4 percent, of that. Obviously, this is another one that loses you money, at face value. So, why would you do this home improvement? How about, because you simply like the way it looks. Obviously, if you don't like the way it looks, don't do it. But, if you do, you'll enjoy the home improvement. It isn't all about making money on the money you spent. Sometimes it is about getting back a nice chunk of what you spent, on something that you wanted and enjoyed during the years before you sell your house.

4. Minor kitchen remodel

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If you have a functional but outdated kitchen, you may harbor fantasies about beginning a total renovation. However, you don't need to break the bank to make some valuable upgrades that'll pay off in the long run. Consider swapping out old appliances for energy efficient ones. You can leave cabinet boxes in tact but replace doors or hardware. The average minor remodel costs $20,830. As much as you'll love the look and convenience of modern amenities, you'll also enjoy knowing you can regain an average of $16,699. This surprises a lot of people outside the real estate industry (and even some in the industry!). Almost everyone thinks kitchens are the best thing to renovate, and will increase the value of a home. Again, it will add value, but just not as much as it costs. So, this is another one where there's plenty of reason to do it, simply because you will enjoy the benefits of the improvement during your ownership. Just don't tack on every penny you spent on the remodel onto your asking price when you sell. That's not how this works. That's not how any of this works.

5. New garage door

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On average, a new garage door costs $1,749, but homeowners recoup $1,345, representing an almost 77 percent return on investment. Chalk this one up to the X factor of added curb appeal as well, when it comes to justifying spending the money. But it also just boils down to your sanity. When you have a garage door that doesn't open or close right, or when you want it to, it can drive you nuts. That's gotta be worth the 33% you don't get back when you sell.

6. Siding installation

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The elements wreak havoc on your home's exterior. If your place is looking a little worse for wear, it could be time to consider siding, which provides a fabulous facelift. But, more than simply a cosmetic upgrade, siding can protect your home from heavy rains and damaging snowstorms, making it an investment with a multi-pronged pay-off. The average cost of installing siding is $14,518 of which you should get back $11,093 at resale, according to the 2017 Cost vs. Value Report. Starting to see the trend? There are benefits to doing any home improvement, but you just can't expect to get every dime you spend back.

7. Adding a wooden deck

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Decks are ideal for outdoor entertaining. Depending on the size, you may feel as if you've just added significantly to your living space — especially if you live in a climate where you can use it for much of the year. The average wooden deck will set you back $10,707, but you'll get back $7,652, or 71.5%, when you sell.

OK, with all of that said…

These reports are based upon National and regional statistics. The thing is, real estate is extremely local. Like, down to the very street you live on local… And there are so many factors that will affect how much return you'll get on any given project, in any given area, on any given house. It may make sense for you to do a particular home improvement. It may not. It depends on your local market. It depends on the local supply and demand of homes. And it depends a lot upon what your personal situation is, and what your short and long term plans are. So, the best thing to do when you're considering any home improvement, is to reach out to your local real estate agent, and ask him or her for input. Considering they probably won't charge you a dime for their time and insight, that's going to be the best cost versus value you will find when it comes to home improvements.

Forefront Real Estate, LLC
info@forefrontrealtors.com
307-234-1523
www.forefrontrealtors.com
340 W Collins Dr
Casper, WY 82601

If it's your first time buying or selling real estate, you don't know what you don't know. There are tons of potential pitfalls and challenges along the way that it's hard to anticipate when you don't know what to expect. But luckily for you, most of the missteps taken by first time buyers and sellers are pretty universal, which means you can learn from their mistakes and avoid falling into the same traps. Here are four common real estate mistakes to avoid the first time you buy or sell a home:

1. Thinking you know the right price

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The price of a home - whether you're buying or selling - is one of the most important components of a real estate transaction. But there's a lot more that goes into pricing than what meets the eye. Pricing a home is a kind of science. There are so many factors that come into play - time of year, current market conditions, how quickly homes are selling the neighborhood, the current value of the home. The real estate agent takes all of those factors into consideration when coming up with the right price for a home. Without a real estate background, it's impossible for you to understand all of those conditions and how they affect the price of a home. If you're selling, you're likely to think your home should sell for a higher price because of the value it holds for you. If you're buying, you're likely to think a property should sell for less because that means a better deal on your end. But ignoring your real estate agent's pricing advice because you think you know what the price of a property should be is a mistake. As a seller, you'll end up overpricing your house (which will leave it sitting on the market). As a buyer, you'll end up lowballing your offer (and losing the house in the process). The first time you're buying or selling a home, it's your best bet to leave the pricing to the experts. Your real estate agent will always work to get you the best deal - and keep you from pricing yourself out of the deal you want.

2. Not budging on negotiations

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Another mistake first time buyers and sellers make is being too rigid when it comes to negotiations. Most real estate transactions require a bit of compromise. As a seller, you might need to give in on some of your buyer's demands and as a buyer, you might need to work with the sellers a bit in order to close the deal. It's just the way real estate works. And if you're not willing to give an inch, the deal can very quickly go south. Now, just to be clear: you should never compromise TOO much. Don't compromise on the things that are important to you. But if a minor repair is all that's standing between you and closing your real estate deal, giving in can be much easier than walking away.

3. Not thinking outside of the box

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If there's a mistake that nearly all first time home buyers make during their home search, it's not thinking outside of the box. Most first time buyers have a very specific idea of what they're looking for in a home. And while it's fine to know what you want, refusing to look at properties that don't check off every single item on your wish list is a major mistake - a mistake that can keep you from finding a home you're in love with. If you want to find a home you love, it pays to get creative and see as many properties as possible. Have certain non-negotiables (like a specific number of bedrooms or a designated outdoor space) but allow for some wiggle room on everything else. You'll end up seeing more properties, and who knows? You might fall in love with a house that's totally different from what you thought you wanted - a house you would never have seen if you didn't think outside of the box.

4. Trying to do everything on your own

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Perhaps the biggest mistake you can make the first time you buy or sell a home is trying to do everything on your own. Buying or selling a home is not only hard work, but it requires a certain level of knowledge and expertise. You need to know where to look for hot properties, how to market to buyers, how to negotiate, how to file all the paperwork… if you've never bought or sold a home, it can be completely overwhelming. Which is why you need a real estate agent to walk you through the process. When you work with a great real estate agent, they make the experience of buying or selling a home easier, faster, and more profitable. Trying to do everything on your own is a mistake. But hiring a real estate agent can quickly rectify that. Buying or selling your first home can be overwhelming. But now that you know the most common mistakes to avoid, you're well on your way to a stress-free first time buyer or seller experience.

Forefront Real Estate, LLC
info@forefrontrealtors.com
307-234-1523
www.forefrontrealtors.com
340 W Collins Dr
Casper, WY 82601

One of the biggest hurdles that potential buyers have to overcome on the road to homeownership is saving for a down payment. Traditionally, you needed a 20% down payment in order to secure a loan and purchase a property. And for many people dreaming of buying property, this large up-front investment put homeownership out of their reach. But times have changed. Depending on your creditworthiness, you might not need a 20% down payment to purchase a home. In fact, in some cases you don't even need a 10% down payment. According to the National Association of Realtors' Realtors Confidence® Index, 61% of first-time buyers in 2017 made a down payment of 6% or less. Low-down-payment mortgage options, like FHA loans, are making the possibility of homeownership a reality for a new generation of potential homeowners who have the financial means to manage their mortgage payments but don't have the ability to stash away 20% of the total cost before making a purchase. If you've been putting off homeownership because you're worried your savings account can't support a hefty down payment, start talking to lenders. Even if you don't have any money to put towards a down payment, the possibility of owning a home is within your reach.

Forefront Real Estate, LLC
info@forefrontrealtors.com
307-234-1523
www.forefrontrealtors.com
340 W Collins Dr
Casper, WY 82601

Merry Christmas and Happy New Year from all of us at Forefront Real Estate, LLC.! Thank you to all of our family, friends, clients, and our Homes for Heroes recipients who have done so much for our community; It feels great to be able to give back!

Thank you all for making our 2017 so successful, we are truly blessed and made better for knowing all of you!

By the way...We heard the color of the year for 2018 is Purple! check it out here https://goo.gl/X5ujBP We are taking that as a sign and we are ready for an even better 2018!

Visit us online at http://www.forefrontrealtors.com/ or stop by at:

340 W. Collins Dr. Casper, WY 82601

We have adopted several Veteran Families for Christmas and many more are in need. YOU can join us in giving back to these Heroes in need for the Holidays.

Please stop by our office located at 340 W. Collins Drive, Casper WY with your donation of nonperishable food items, unwrapped clothing, toys, board games, or other appropriate donation in new condition Monday-Friday between 8:30AM to 5:30PM by December 15th 2017.

You may also Join us December 14th 2017 from 3:00PM to 6:00PM to bring your donation and join us for hors d'oeuvres and cider. All donated items will go to local Veteran Families this holiday season.
Forefront Real Estate, LLC

When it comes to selling your home, obviously you want to do everything you can on your end to add value to your home and secure the highest offer. But while you might automatically assume that major added value comes from major renovations, sometimes it's the small things that add up ending the most value to your home. Here are four small, inexpensive changes that can add major value to your home (and get you higher offers in process):

1. Spruce Up Your Exterior

While many homeowners focus their renovations and changes on the interior of their home, the exterior of your property is the first thing potential buyers will see. And if you want to get off on the right foot and make a positive first impression, it's important that the exterior of your home is inviting and well-designed. You don't have to completely landscape your property in order to make a good first impression. A few minor changes to the exterior can really spruce things up and make the space feel more inviting for potential buyers. Put a fresh coat of paint on your front door. Line the walkway leading up to your entrance with inexpensive potted plants. If you have room, add a small chair or table to create a sitting area on the front porch. And always make sure your lawn is watered and mowed. Having a clean, inviting, and well-decorated exterior will have buyers falling in love with your property before they ever even walk through the front door.

2. Add A Fresh Coat Of Paint

One of the most inexpensive ways to add serious value to your home is by adding a fresh coat of paint, particularly if it's been awhile since your walls have been redone. Old, peeling, or out-of-date paint can make your home look like it's in rougher shape than it actually is. A fresh coat of paint will breathe new life into your rooms and frame them in the best light to potential buyers. When choosing paint colors, go for neutral colors like gray or beige; using bright or unique colors can be off-putting to some potential buyers. Neutral tones makes it easier for buyers to see themselves in the space. Just be sure to avoid white - the color can feel overly harsh and can make your home feel cold and impersonal (not exactly the feel you're going for when selling a home).

3. Update The Bathroom

If you have an older home, making a few minor updates to the bathroom - even if they're only cosmetic - can go a long way in adding value to your home. Things like outdated wallpaper, tile, or light fixtures can make your bathroom feel dated, a feeling which may carry over into the rest of your home and turn off potential buyers. Take stock of your bathroom and see what changes might help it feel more modern and up to date. Currently have wallpaper that looks like it belongs in the 80s? Ditch the wallpaper for a more modern print or a fresh coat of paint. Does your vanity feel ancient? Try replacing the hardware for a more sleek look. Renovating a bathroom can be pricey, but cosmetic changes are not - and can have a huge impact on the value of your home.

4. Hire A House Cleaning Service

When you're selling your home, it needs to be spotless. Dust bunnies under the couch, stains on the sink, or fingerprints on the wall can keep you from getting offers on your home - even though all of those situations are temporary and completely reversible. And while you might be great at cleaning under normal circumstances, when you're selling your home, you should definitely consider hiring a professional cleaning service. Professionals are trained to cover every nook and cranny and ensure that your house is sparkling by the end of the service. And having a house that's expert-level clean can be a huge selling point to potential buyers. Look for a local cleaning service that has experience preparing homes to sell and book their services before your next open house. This minor investment can pay off big time when potential buyers are drafting up their offers. Before you sell your home, you want to do everything in your power to drive up the value and walk away with the highest offer possible. And these four changes are so small, inexpensive, and easy, there's no reason not to use them to your advantage!

Forefront Real Estate, LLC
info@forefrontrealtors.com
307-234-1523
www.forefrontrealtors.com
340 W Collins Dr
Casper, WY 82601

How many layers are there in a lasagna? There's no right or wrong answer to that. Other than, "more than one" probably. Even two is pretty skimpy. So, let's say three is minimal for argument sake. (But, four or more is better.)

This isn't a lasagna lesson.

You could say that it doesn't really matter how many layers there are, as long as it tastes good. And, there really isn't any rule that you can't have a one or two layer lasagna. So, you'd be "right". It just wouldn't look exactly right. Not a big deal. It's lasagna. But, this article isn't really about lasagna, it's about real estate. Specifically, the critical "layers" you need to have when you list your house for sale. Like we were talking about above with lasagna, for the sake of argument, you definitely need three layers. More would be better. So, let's look at the three most important layers when listing your home for sale.

The 3 layers

The three "layers" you need to have when you list your home for sale are: 1- Price 2- Exposure 3- Ease of access

Price

The price of your home is the first, and most critical layer when you are listing your home. If you don't nail the pricing, the next two layers won't matter a whole lot. It won't matter how much exposure your home has if the price isn't in line with the market. Buyers have a good handle on values, and they won't waste their time looking at a house if the price is way out of whack. There's certainly a little room to be on the "high" side. You don't need to "give your house away". But, you really need to be priced well against the current competition, and justifiable against similar homes to yours which have recently sold.

Exposure

How do you make sure your home is seen by all of the potential buyers in the market? For this you need marketing muscle and expertise. This is why we spend countless hours and thousands of dollars marketing the homes we list at Forefront Real Estate. We make sure our website is constantly up to date and that your listing will be picked up by all other sites linked to the MLS.  the bottom line is this — your home needs to be easily found. And since most buyers are actively looking online, make sure it's on there as "everywhere" as possible.

Ease of access

Your home needs to be easy for buyers to come and see. Sounds simple enough... You want your home sold, so of course you figure you'll make it easy to come and see. But not everyone does. More people than you can imagine make real estate agents and buyers jump through hoops to schedule a showing. Saying no to a showing, or trying to corral every showing into a tight window of time during the week is going to hurt you. So, just make sure you keep your house ready to show at any given moment, and say yes to any request to come see the house. (Within reason, of course...) If you just do all three of those things, you're in pretty good shape to get your home sold for as much as the market will bear, in as short a time as possible. But, it won't necessarily be as good as it could be if you were to add just a few more layers to your "listing lasagna".

The "extra" layers.

While the first three layers are more or less non-negotiable, and will most likely get you as close to the highest offer as possible, as quickly as possible, you may want to consider these extra layers. Adding these into your mix will increase your chances of getting the highest and best offer possible, as quickly as possible. 1- Hiring an agent who knows and understands the market. 2- Hiring an agent who is a strong advisor. 3- Hiring an agent who can negotiate. 4- Hiring an agent who keeps things together.

Knows and understands the market

It's easy enough to hire a real estate agent. There's plenty of them. But, you should really make sure to hire one who truly knows and understands your local real estate market. You want one who can analyze the activity on your house, and the overall market, so that the agent can...

Advise you

There's a lot of talk about selling homes "as quickly as possible". The key words there are "as possible". Sure, you and your agent want your home to sell, and sell quickly. But "quickly" depends on the market. And you want an agent on your side who, after analyzing the market and activity, can advise you on what to do... Should you stay firm on your price and just be patient? Should you lower your price? If so, how much? Is there something you can change about your house that buyers are getting hung up on? If so, is it worth doing, or will the cost be too much for it to make sense? There's way more than that to list, but those are just a few examples of advice your agent should be relied upon for, and be able to provide to you.

Negotiate

This is another thing that gets a lot of lip service. But an agent who negotiates well is a huge asset. Sure, you want one that will negotiate a "win-win" enough to make a deal come together. But, you really want one that gets you the fatter end of the win. And that isn't always just about price. A good negotiator will get you the best price and terms. And, more importantly, it's important to have an agent who will...

Keep the deal together

There's a lot of time, and a lot of things that can lead to a deal falling apart between signing the deal and a closing. Things go wrong. People get cold feet. Buyers get greedy and ask for credits and repairs, or threaten to bale on the whole deal. Appraisers throw their opinion into the mix. Again, just to name a few examples... but there are so many things that can make a deal fall apart. Having a strong agent on your side, who can almost predict and nip problems in the bud before things get out of control, is a huge layer to add to your listing lasagna. And, if things do get dicey, you want an agent who can wrangle it all in and get things back on track.

Looks can be deceiving.

People often look at selling a house as pretty simple. And the truth is, it is pretty simple...in terms of the first three layers. But that doesn't necessarily make the best "lasagna" possible. It might look OK enough to be called lasagna, but it's not gonna be quite as tasty as it could be, if you take enough care to add the next four layers.

Forefront Real Estate, LLC
info@forefrontrealtors.com
307-234-1523
www.forefrontrealtors.com
340 W Collins Dr
Casper, WY 82601

We all know the premise of home-flipping shows: An investor buys a veritable dump and then, with the help of a team of ready-and-willing contractors and landscapers, transforms it into the best-looking home on the block. Next, that intrepid buyer turns around and sells it for a hefty profit. Sounds like a straightforward formula for financial success, right? Well, not quite. What makes for entertaining television doesn't always translate into a win beyond the high definition flat screen. The following are nine ways home-flipping shows mislead viewers. So, if you're considering turning this into your next career or even a side gig, you may want to separate fact from fiction first.

1. Tight turnarounds aren't always realistic

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In order to realize as large a profit as possible, it's important to flip the property as quickly as you can, otherwise paying the mortgage, taxes, and insurance quickly chips away at your bottom line. While sales tend to happen quickly on TV, the reality is that even if you have a willing buyer, getting pre-approved and securing the financing doesn't happen overnight. For anxious sellers, that ticking clock is a constant reminder that every passing day means a little less money in their pockets.

2. Finding a dedicated team isn't easy

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As far too many homeowners know, not all contractors are created equal. For the most part, the artisans who make their way onto home-flipping shows are trustworthy, knowledgeable and willing to work nearly round-the-clock to get the job done. In reality, contractors may be working on multiple projects simultaneously and may disappear for days at a time. And as we all know, time is money.

3. DIY doesn't work for everyone

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Part of the appeal of these home-flipping programs is the ease with which the whole property comes together. But it's more than just the time-lapse photography that makes it seem like anyone with a tool belt can renovate like a pro. While you might be tempted to take a DIY approach to keep expenses low, remember, these people know what they're doing, whereas most homeowners are experts at other things. Sometimes tackling a task yourself will end up costing you more than if you'd hired the right person for the job.

4. When trouble strikes, it's not so easy to resolve

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Even with a careful home inspection, surprises (not the good kind!) pop up when you least expect them. Yet, if a sink hole opens and threatens to swallow a sunporch, home-flipping show teams are ready to fix that issue like it's no big deal. When it happens to non-TV-star homeowners, it's not always easy to find the right subcontractor -- especially when you're under time constraints. And, once you do, can you even afford to deal with whatever unpleasant shocker has come your way? If you have to go back to the bank for more money, that will impact your timeframe and ultimately your profit. (See number 1.) Home-flippers on TV seem to have bottomless bank accounts. Must be nice, right?

5. Materials don't arrive simultaneously

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When home-flippers begin a project, all the requisite materials are on-site and ready to go. If only this were the norm! Anyone who's ever fallen in love with a special order item knows that it's almost impossible to find everything you like in stock and ready for delivery. Some contractors are reluctant to start a renovation until all the supplies are in, which, again, can hurt your timeline and your profit.

6. The back-and-forth is all done behind-the-scenes

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Never mind the fact that homes showcased on these programs never seem to lack for buyers, in many instances there doesn't seem to be any haggling to speak of when it comes to the asking price. Leaving out the art of negotiation does viewers a disservice as it makes it appear that buyers can't wait to pay full price -- or above it.

7. The math is fuzzy

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In order to reap the biggest profit, you need to buy below market value, sell above it, and not put more money into the renovation than you'll get back. As if that equation weren't complicated enough, on television, you don't always hear about the costs of buying or selling, inspection and appraisals fees, and other expenses that go into both sides of the transactions. Leaving out some numbers conveniently inflates the profit.

8. Costs vary by area

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Renovating a bathroom in rural Tennessee is going to cost much less than it would in, say, Manhattan. Not only will the labor be less expensive, but the materials and delivery charges will also skew lower in non-metropolitan areas. Of course, none of that is addressed in the show and most often estimates on TV are far lower than those you'd gather in real life.

9. You can over-renovate

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Once you're in the home improvement groove, you may be tempted to splurge and really go all out, but you have to resist the temptation to overdo it and put in more money than you'll ever get back. In the quest to make your flip as fabulous as possible, you never want to lose sight of the the reason you started this project: to make money. Consider the return on investment for each improvement you make.

Forefront Real Estate, LLC
info@forefrontrealtors.com
307-234-1523
www.forefrontrealtors.com
340 W Collins Dr
Casper, WY 82601

Whether you've lived in your home for a few months or a few decades, you probably think you know it best. But that doesn't mean you're the most qualified person for the job when the time comes to sell it. Many folks are tempted to take the For Sale By Owner (FSBO) route believing they'll save a bundle by not paying an agent's commission. They may imagine it's a simple as sticking a sign in the ground and watching a qualified buyer magically appear. While that may happen occasionally, the vast majority of that time it doesn't work like that. At all. Consider these FSBO pitfalls and the lessons homeowners can learn from them.

1.Do you know how to price it accurately?

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Coming up with the right asking price requires doing your due diligence. Researching what comparable homes in the area recently sold for is key. You may also want to hire an appraiser to be sure you're not over-pricing or under-pricing your property, as both will end up costing you. Also, beware: Those who've gone the FSBO route note that very often buyers are hoping for a deep discount knowing sellers aren't paying anyone a commission. So even if you've listed it for a fair price, be prepared to negotiate.

2. Are you a marketing maven?

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If only selling your home were as simple as sticking a few 'For Sale' and 'Open House' signs around town and watching the offers roll in! But there's a lot more to it than that. Most buyers and agents will first find your property online. That means you'll want to be sure to develop a stellar Internet strategy. Your home should be easily viewable on your local Multiple Listing Service site. (Expect to pay a fee for this!) You'll want flawless photos too, of course, so put that iPhone away! You may also consider creating a website that shows off your place in all its splendor. Are you ready to make up flyers, post it on Craigslist or other online forums, put signs in prominent locations on your open house days? All of this takes time and effort but is the only real way to guarantee foot traffic.

3. Do you have the time to show it?

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Sadly, not all prospective buyers will want to see your home between noon and 2 p.m. on a Sunday. You'll need to be available during the day and evening. Even if you work locally, dropping everything for an impromptu showing gets old pretty fast. And what happens if you're not accommodating? Chances are your potential buyers are going to move on.

4. Are you up on the latest trends?

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Think your home is perfect just as it is? It may be, but unless you're in the know when it comes to exactly what homebuyers are looking for, you can end up losing a potential deal thanks to outdated bathrooms and overflowing closets. Never underestimate the value a licensed real estate pro brings in terms of helpful home staging and cleaning hints.

5. Are you certain buyers are pre-approved?

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Nothing is worse than thinking you're this close to striking a deal only to find out your would-be buyer won't be able to come up with the financing. Can you confidently separate the real prospects from the lookie-loos? Agents vet potential buyers, saving you time, money, and serious aggravation. If you're going it alone, be sure to ask for a pre-approval document before taking your home off the market.

6. Can you remove the emotion?

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Even though you're ready to sell it, you may still feel some attachment to your home. So, when you hear that buyers want to gut it, level it, or possibly take a sledge hammer to those granite countertops you spent hours selecting, it can strike a nerve. At that point, reason can take a backseat to emotion and you'll blow a potential deal by not putting the big picture ahead of your feelings.

7. Are you ready to field calls night and day?

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Once you've got a buyer on the hook, get ready for all sorts of calls and requests to show the place to every relative they've ever met. They also may have a sudden urge to stop by at 10 p.m. to measure for a new couch. You may be too afraid to tell them "no" for fear of losing them. This is where an agent will often step in and keep those demands to a minimum.

8. Will you understand all the documents?

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OK, here's where things get really complicated. How well-versed are you in homebuying and selling vernacular and legalese? When you sell a home yourself, everything you're stating needs to be accurate or the buyer may be able to come back to you for reparations later. For example, did you advertise that your floors are hardwood when they're actually veneers? A real estate pro is aware that the devil is often in the details. Are you?

9. You may lose money

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Even if you really put your heart and soul into selling your place yourself, you still may not come out ahead. According to a 2015 report by the National Association of Realtors, the average home sold by its owner sells for $210,000, while one sold by an agent goes for $249,000. Now, of course, studies have also pointed out that owners are more likely to try to sell their homes themselves in markets with lower price points, making that disparity seem greater than it might be. But, when you consider the time and effort that go into selling your home on your own, it may make (dollars and) sense to hire a local real estate professional.

Forefront Real Estate, LLC
info@forefrontrealtors.com
307-234-1523
www.forefrontrealtors.com
340 W Collins Dr
Casper, WY 82601