How to Tell If Your Home Is “In the Market”?

Did you know that your home can be on the market but not “in the market”? So how do you know if your home is “in the market” or not? It is really as simple as showings and offers.  If you think you’ve priced your home right and you have not had any showings, the market is telling you that you are out of the market.  But what if you’ve priced it so that you are getting showings but no offers?  Statistics show that if your home has been listed for two weeks with showings but no offers then your home is in a futile position or “out of the market”.  It is in this area that you are attracting the attention of buyers but you are only helping to sell the home down the street which is priced “in the market”.

What’s more, research shows buyer interest in properties generally declines sharply after the first several weeks because buyers like to see the newly listed homes instead of homes other buyers have declined.  That means that showings without offers in the first two weeks are not only helping to sell your competition but it also means you are missing out on buyers attention in the very time when you want it most.  Your goal is to get an acceptable offer early. 

So, if you’ve got no showings and no offers in two weeks, you are probably 3-5% out of the market.  If you’ve got showings but no offers then you are closer “to the market” but not close enough to be “in the market”.

Once you’ve got your home in the market, then my advanced marketing system AND my price support system will get you the most amount of money in the least amount of time. If more money with less hassle is what you want, then contact The Dale Ross Realty Group and we will show you our marketing program that has placed us in the ranks of the Top 20 Real Estate Teams in the Houston Area

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

katy homes for sale 

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Why You Should Never Pay Off a Lien Before Selling Your Home

If you are in the process of selling your home and you have a lien or mortgage recorded against your real property, then all of the liens must be paid off before you can obtain a clear title. Other types of liens that may be recorded on a title can include a mechanics lien, a judgment lien, and federal tax liens. You cannot obtain a clear title unless these liens are paid.

Sometimes, a well-meaning homeowner will pay off a lien before closing in order to get a clear title. This seems to resolve the lien but can create a problem: The lien may not be removed from the title due to a delay in getting the release of the lien from the lien holder, which could take weeks. In addition, the release must be recorded or presented to the title company in order to proceed with closing.  

To prevent this delay, the smart move is to wait until closing and let the title company pay off the lien for you. The title company will collect the funds from you at closing and, since they know the lien will be satisfied and released, will provide clearance to close and payment for the debt after closing.

Do you have a real estate question that you would like answered, or get your home sold for the highest possible price? Visit DaleRoss.com., click on ‘Contact me,’ and let me know how I can help.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

katy homes for sale 

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Tips to Ensure Your Home Will Appraise for the Highest Possible Value.

When you sell your home to a buyer who will be getting a mortgage, there is a very good chance that the lender will send an appraiser to your home to determine not what the value of your home is, but how much the lender will lend on it. The lender does not really care how much the home sold for, they want to make sure their exposure in lending the money to the buyer is limited based on comparable home sales. Some appraisers do a good job and some appraisers do less than an intelligent job. When an appraiser comes to your home, they are basing their appraisal mostly on the amount of square footage in your home. They also take other things into consideration like location, amenities and condition.

The better your home looks and the more the appraiser knows about your home, the better chance you have of getting a favorable appraisal. In order to ensure the best possible appraisal on my clients homes, I use my proprietary price support system that I developed years ago that not only supports your asking price to your buyer, but it also supports your price to the other agent and finally, to the appraiser. This means fewer, if any, low offers and an informed appraiser.

The appraiser always contacts the listing agent to set an appointment to enter the home. When the appraiser contacts me, I provide my price support package designed especially for you home to them before they ever go out to see your home.

My clients very seldom have deficient appraisals using my system.  I developed and started using my price support system in 2001 and have improved on it ever since. Homes are appreciating in value and appraisers use historical data to appraise, which is often outdated.

So, when you are ready to sell your home and want the best chance of it selling and it appraising for the highest price, then call me. Visit my website today for a no obligation Market Value Analysis on your home. Many of your neighbors already did just that already this year, call 281-599-6575. It’s a free call and a free consultation. OR, visit DaleRoss.com.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

katy homes for sale 

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What Happens If Your Home Does Not Appraise for the Sale Price?

When a home is sold, and the buyer is obtaining a mortgage, the mortgage company will often send an appraiser to review the home to protect the mortgage company from lending more money to a buyer than they feel like the home is worth.

Do not mistake an appraisal value for market value. Market value is the price agreed by the seller and the buyer. When a home does not appraise for at least the sales price, the contract is not automatically void and the buyer and seller have options; A. the seller and buyer can agree on another price. If the buyer agrees to pay more than the appraised value, then they are required to pay the difference in the appraised value and the sales price in cash at closing in addition to the down payment they negotiated with their mortgage company. B. Another option is that the seller can refuse to sell for less than the agreed sales price and the buyer must either pay the difference or walk away from the transaction.

Many sellers (and real estate agents) think that the buyer can refuse to close and terminate the contract when a home does not appraise, and this is only 100% accurate if the buyer is obtaining an FHA or a VA loan. Another scenario in conventional, conforming lending that the lender may decline the loan to the buyer and in that case, if the loan is declined, the buyer may be entitled to a refund of their earnest money. As a buyer, it is always a smart move to encourage your lender to order the appraisal within the Termination Option Period so the buyer has the right to terminate the contract without risk of losing the earnest money if the home does not appraise.

Another smart move is to hire the Dale Ross Realty Group to represent you during your home purchase. We helped 159 people last year and we welcome the opportunity to be YOUR Realtor too.

When you choose your real estate agent wisely, you GUARANTEE yourself that your home will sell for the highest possible price. That is what you want, isn’t it? To choose wisely, call 281-599-6575. It’s a free call and a free consultation. OR, visit DaleRoss.com.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

katy homes for sale 

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Click Here for a free Market Analysis of Your Home

 

 

Are You Wondering Why Your Home Did Not Sell?

So, your home did not sell and you are wondering what to do now. It’s a fact that 27.8% of all listed homes do not sell the first time around and for very identifiable reasons which are obvious to an experienced Realtor. Was your home properly marketed? Did your agent know your local market and did they use an aggressive marketing system. Did they advise you of the showing feedback and market conditions throughout the process and advise you how to react to the market indicators when they became obvious?

What were your dreams when your home sold? Where were you moving?

If I sold your home in in the next 30 days would you still act on your plans to move your family forward?  Whether you are selling your home now or a year from now, invest a few minutes with me to discover how I will sell your home fast and for top dollar. You owe it to yourself to make the smart decision? Don’t you?

When you list with me, I bring in a professional stager, photographer, and multi-media marketing company, all at my expense, so your home will appeal to buyers on-line AND when they come to view it. My marketing system shows off your home and supports your asking price at the same time so that it will sell quickly and for full market value. That is what you want…isn’t it?

Don’t do it!…Most agents want a long term listing agreement. When you list your home with me, you have the option to terminate the listing agreement at no charge. I also give you the option to sell your home yourself while you are listed with me and pay me no commission. I have many money saving options from which you can choose.

When you choose your real estate agent wisely, you GUARANTEE yourself that your home will sell for the highest possible price. That is what you want, isn’t it? To choose wisely, call 281-599-6575. It’s a free call and a free consultation. OR, visit DaleRoss.com.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

 

Click Here to search all Katy homes
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Click Here for a free Market Analysis of Your Home

 

 

 

 

           Read This and Lower Your Mortgage Payment

Did you know that you may be able to lower your mortgage payment by up to $200 per month without refinancing?

By now you are aware that the value of your home is on the rise. Tax assessments are increasing along with property values which will increase your mortgage payment but there might be a way to save some money by taking this little known step. If you put less than 20% down when you purchased your home then you are probably paying private mortgage insurance (PMI) of up to $200 per month. Did you know that if you have owned your home for at least two years then you may be able to cancel your PMI?

Since property values are rising, your home is worth more than it was when you bought it. If your mortgage balance is 78%, or less, of the certified appraised value of your home, then you can cancel your PMI.  If you think you might qualify, the way to start the process is to call your mortgage servicer and let them know that you would like to apply to cancel your PMI. They usually want you to use one of their approved appraisers to determine the value.

Your mortgage company WILL NOT inform you about this feature.

If you are on my preferred email list then you already know about this. If you are not and would like to learn about money saving ideas and receive real estate updates then go to Dale Ross.com, click on “contact me” and type “add me to your email updates” I will be happy to do so. It’s free and you can cancel at any time if you decide it’s not for you.

Always feel free to contact me with all of your real estate questions. Get a Free Market Analysis of your home today at www.DaleRoss.com call me at 281-599-6575.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

katy homes for sale 

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                           Supply & Demand of Homes in Katy's 3 main zip codes

 

 

 

 

        What REALLY Makes a Home Sell for the Highest Possible Price?

 

Naturally, you want the most amount of money for your home, right? Well, you have total control of selling your home for the highest possible price right up to the time you sign with a real estate agent.

Why is this? You have done everything you know to do and have been advised to do get your ready to sell. You have refreshed the landscaping, repainted, replaced the tired flooring, updated and upgraded all of the components, thoroughly cleaned inside and out, and finally had it staged.

You are ready to go. But wait? How do you choose the right real estate agent? Did you know that about 90% of all home sales are transacted by about 10% of all real estate agents? Did you know that most real estate agents sell less than 12 homes per year? You can tell who the agents are that are doing the selling. They are on yard signs, they are in your mail box, they are in your email, you see them doing open houses, you see their high-quality marketing.

 How many real estate agents do you think there are in our area? If you guessed about 1,500, then you are correct. How many of those 1,500 agents do you actually see marketing? The agents who sell homes for the highest price have systems in place that CAUSE homes to sell for the highest price. It’s not guesswork and hopefulness. I have developed a system to cause my clients homes to sell for the highest price the market will possibly bear by doing the following… (by the way, I do MUCH more than this)

  •          I advise you on the highest return for the investment when preparing your home for the market.
  •          I allow you to bring in a professional stager, at my expense, who will cause your home to sell for up to 6% more than non-stage homes.
  •          I ONLY use a professional photographer to take over 40 marketing photos for your home.
  •          I hire a marketing company to prepare a full color, take with, sales brochure featuring EVERYTHING your home has to offer. The sales brochure actively supports your asking price to your buyer, their agent AND the appraiser.
  •          I prepare a single property website especially for your home.
  •          My Market Launch program exposes your home to over 5,000 buyers before it ever comes on the market thereby creating such a pent up demand that my listings often sell the first day on the market with an auction style bidding war.
  •          I have been negotiating home sales since 1981. That’s before most real estate agents today were even born! Experience is the REAL key.

When you choose your real estate agent wisely, you GUARANTEE yourself that your home will sell for the highest possible price. That is what you want, isn’t it? To choose wisely, call 281-599-6575. It’s a free call and a free consultation. OR, visit www.daleross.com.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

 

Click Here to search all Katy homes
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Click Here for a free Market Analysis of Your Home

 

 

 

 

 

 

 

 

 

 

 

                  Two Strategies That Get Your Asking Price

Buyers base the purchase of homes on two things: first on their emotions and second on logic. They may really like your home, but if your price is not supported, then their logic kicks in and makes them wonder why it is priced as such. Now, in this market, every home will sell, but not every home will sell at its full price potential because there is nothing to support the price.

One of the things you must have in your home to support your asking price is a professionally prepared marketing brochure demonstrating the features your home offers. If these features are not pointed out to buyers and agents, they never realize the features because neither of them has ever been in your home. As a result, your home could sell for a lower price because buyers do not realize its value.

My listings sell for above-average sale prices because I hire a professional photographer and a professional marketing company to create dazzling photos and a sales brochure for your home. They point out all of your home’s features and support your asking price.

Meanwhile, I send your home to 312 websites to make sure I cover the world looking for your buyer. Most realtors list their homes on the Houston MLS (HAR.com), and that is their extent of advertising their listings. As a result, none of the buyers looking for a home like yours will find it, and your pool of buyers is limited.

When you get ready to sell your home, do the smart thing and contact me to learn how my price support system will empower you to realize the highest possible sales price for your home; otherwise, you could be leaving YOUR money on the sales table

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

katy homes for sale 

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                                  14 Title-Related Show Stoppers

It is a fact that every real estate transaction is presented with a myriad of problems. How these problems are handled is when you realize whether you hired the right realtor for the job. Without a realtor with advanced knowledge, one problem can bring your transaction to a screeching halt: the inability to obtain a clear title.

Below are the 14 most common title-related show stoppers when selling your home. Most of these issues can be resolved in 6 weeks or less and others can take months. When you list your home with me and are sure to let me know if any of the following situations are likely to be a consideration in your transaction, then I can start working to resolve your issues immediately.

  1.  Divorce or separation
  2.  Bankruptcy
  3.  Foreclosure of another property you own or pending foreclosure
  4.  Recent marriage of seller or buyer
  5.   Liens or judgments against you
  6.   Death of a property owner, no matter how long ago
  7.   Easements obtained or granted during ownership
  8.   Known encroachments
  9.   Absentee seller or buyer
  10.   Power of attorney
  11.   Trusts
  12.   Changes to the property affecting the survey
  13.   Foreign status
  14.   Guardianship or incompetence of an owner

 Many people mistakenly assume that these issues have been resolved by an attorney at the time of the event, but I can tell you from my experience that you should not automatically trust that your attorney handled them well enough to satisfy title underwriting guidelines. I have encountered all of these issues and more in my 33-year career and have the experience to get you through them in a timely manner. Do the smart thing when choosing a realtor -- call me to learn about my experience and my unique offers that will save you money on real estate fees.

If you have any other questions about Selling or Buying a home, please don’t hesitate to contact me.

Until next time,
Dale Ross
Dale Ross Realty Group
www.daleross.com
281-599-6575

katy homes for sale 

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                 Houston Area Market Update - Tight Real Estate Market

 

 6 Worth the Cost “To Do’s” in Order to Sell Your Home for the Highest        Price

When preparing your house for the market, there are some fix-ups that cost a lot if you do them and some that will cost you a lot if you don't. While some of these items are not inexpensive, the return you will realize will be more than the cost of the fix-up.

1.       Staging - The aesthetic preparation to enhance the emotional feeling of your house. Buyers buy on emotion then logic. When they FEEL your house is for them, then they will use logic to either enforce or eliminate that feeling. Staging usually costs about $300. It has been proven to return up to 30 times the cost. This is one cost I pay for you when you list your house with me because like you, I want your house to sell for the highest possible price. Call in the stager when YOU think the house is ready to show and let them add the final touches.

2.       Paint - If you think your paint is tired or the wrong color, then so will a buyer. This is one of those not so cheap items that comes with an easy 150% return on your money or will cost you as much as 1000% of the cost of a paint job if the paint is poor. Touch up only if the paint matches perfectly, otherwise repaint the entire wall(s). Always paint a neutral color and hire a professional painter. Bad paint jobs have the same value as worn out paint.

3.       Landscaping - It's all about curb appeal. If the lawn looks great, the first impression will be a good one. If the lawn looks sad….need I say more?

4.       The front door - A weathered front door is just plain ugly. It's a $250 expense that changes the complexion of the entire front of the house and is a component contributing to the first impression.

5.       Clean it - This is common sense. Closely inspect your light fixtures, baseboards, shower glass, and faucets. Look for dusty counters, drapes, blinds and ceiling fan blades. If it is supposed to shine, then make it shine. If it is supposed to be clear, then make it clear. HINT - Use "Bar Keepers Friend" on soap scum, shower glass and tile.

6.       The Floor - Clean enough to eat from. Well, no one is going to eat from the floor but you get the picture. Shine up your wood floors, have your tile grout cleaned, clean your carpet unless it is worn out and then replace it and don't let the pets back on it.

Obviously, these are just a few items that really matter when hoping to sell your house. With the growing number of houses on the market, not all houses will sell. If you want yours to sell for the highest price, then you MUST have an advantage over the competition.

Why do my listings sell? Because when you list your house with me, I provide a 64-item checklist of the most important items that your buyer will scrutinize, I am up front about what you MUST do in order to sell AND I pay for the stager. I only want your house to sit on the market as long as YOU want it to sit on the market. Otherwise, let's sell it fast AND for top dollar!

If you want to sell your home faster and get top dollar don’t hesitate to contact me.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

 

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         5 Easy Tips to Make Your Home Sell for More Money

 

It’s that time of year again; the time when people start thinking about selling their home. Of course, it's not just about selling...it's also about getting a top-dollar return on your investment! Everyone wants their home to sell for the highest price (and who can blame them?) Fortunately, there are a few measures that a homeowner can take to ensure their best chances at getting the price that they want.

First, it's important to understand that, from the perspective of your potential buyers, choosing a home is largely an emotional decision. More homes are sold based on “feelings” than on floor plans or interest rates. The key to success as a seller is preparing your home to illicit that good feeling from buyers!

You should start by clearing the weeds and dead plants out of your flower beds and putting down a new layer of black mulch with some colorful flowers here and there. Second, trim your trees. Trees are often overlooked because sellers tend to look right past them, but buyers notice them as they play a huge role in curb appeal. Third, touch up or repaint your walls and assess your flooring. Paint and flooring are the two most visible features in your home, and while they are not altogether inexpensive items, they will have the biggest impact on the visual appeal and a major impact on price when selling. Buyers want great looking paint and flooring. If you think your paint or carpet is “tired”, then so will a buyer. Fourth, clean-clean-clean. Buyers like cleanliness and little things such as dirty baseboards, windows, light fixtures and the shower stall can sway buyer’s feelings about your home. Fifth, address your home's lighting. Those energy saving bulbs that are slow to light up are easy on the utility bills but they can make your home look dark. If you choose to keep these bulbs in while your home is on the market, then turn on all of your lights every time before you leave for a showing OR better yet, replace them with instant bright bulbs. Dark rooms do not present a good feeling to your buyers!

Donald Trump himself said that only a fool would put his car up for sale without washing it first, because a $10 car wash can mean hundreds of dollar’s worth of perceived value to the buyer!

These are just a few of the dozens of written tips that I provide my clients. If you would like my complete list of How to Make Your Home sell for the highest price, then call me. Condition is only part of the equation for getting the highest price. The most important part of the equation is hiring a Realtor with a proven marketing program. This newspaper you are reading is part of my dynamic marketing program that helps me sell 150 homes per year. When you are ready to make the smart move and sell your home for the highest price, then call me at 281-599-6575. I absolutely guarantee you that I will sell your home for 100% of full market value.

If you have any other questions about Selling or Buying a home, please don’t hesitate to contact me.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

 

Click Here to search all Katy homes
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Two Not So Well-Known Ways to Pay Off Your Mortgage Early!!

 

A 30 year mortgage does not have not live for 30 years. The same goes for a 15 year mortgage. You can pay off your mortgage early a couple of different ways that not many folks know about and save thousands of dollars. One way to pay off early is to pay additional principal with your payment. Did you know that paying as little as $100 extra every month will cut up to 8 years off of your 30 year mortgage? Be sure to pay the extra money on a separate check and write “for principal reduction only” in the memo portion of your check along with your loan number.

Another way is to pay the principal for the upcoming year on the anniversary date of your loan. This reduces your loan by an entire year with one payment. And no, I know what you are thinking. You cannot skip a year of making payments. What happens is that you start making payments on the next year at that point.

BY THE WAY…if you are thinking about selling your home then ask us about our special programs. For example, our team sale fee is just 4.5% of the sales price and we have over 200 active buyers in our database looking for a home like yours right now. No long-term contracts, no high pressure, no hidden fees; just great service and the highest possible sales price.

If you have any real estate questions please don’t hesitate to contact me.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

 

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How does the Tax Assessor Choose Which Homes to use to establish the Assessed Value of My Home?

I had this great question from a client and to be frank I had no idea what criteria a Tax Assessor's use. When I assist homeowners in protesting their property tax assessment and they share which homes the assessor used in order to establish a value, (you can obtain a list of the homes the assessor has chosen at your protest hearing) I am often dumbfounded by the homes the assessor is using. I can only surmise that a poorly written algorithm chooses the homes, because sometimes when I review those homes, I cannot determine an obvious pattern related to location, lot characteristics, or even subdivision.

 When I help people protest their property tax assessment, I choose the closest, most comparable and recently sold homes I can locate in my database. I hear many success stories from the homeowners I assist. Property values are increasing so property tax assessments and taxes will follow.

 

If you have any real estate questions please don’t hesitate to contact me.

Until next time,

Dale Ross
Dale Ross Realty Group
www.daleross.com
281-599-6575  

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         Before Selling Your Home: What improvements will return        more than their cost?

Homes are selling very well right now, but buyers are still able to cherry-pick only the best deals.

What is considered a “best deal”? All things considered, a best deal is not simply the cheapest home. A best deal will be the home that a buyer can move into without having to do any improvements. Less work, less hassle, and an easy moving experience add a lot of value in the eyes of a buyer.

Homes in move-in condition are selling at pretty high prices when compared to homes in need of work. Keep in mind that even a home in excellent condition is not likely to sell if it’s improperly marketed, however buyers are willing to pay more for a move-in ready home as opposed to a home that needs work. 

As a seller you’re going to want to know which improvements are worth your time and money. Which of them will return more than the cost of the investment? Well, it’s the two things that are the most obvious. Can you guess what they are?

The answer is flooring and paint. The proper flooring and paint will return as much as 150% of their cost. Homes in need of flooring and paint will usually sell for up to 10% less than homes with beautiful flooring and paint already installed.

When it comes to these improvements, not just any color will do. The key to getting the largest return on your investment is choosing colors that appeal to the market. Neutral colors still rule the home sales world. Tans, browns, off-whites, and white. The two best marketing colors you can paint your interior walls are divine white and kilim beige, flat finish, by Sherwin Williams. For the trim, the ideal color is pure white in a satin finish.

In terms of flooring, you’ll want to stick to light tan carpets or moderately dark woods -- sculptured neutral-colored tile works best in the wet areas. If you decide to go with wood flooring, you must be careful, as you can easily overspend and cause your profits to disappear. The trick to profitability is to only install wood flooring in the four areas of a home that should have it . . . and you may not even want to do all of those areas.

Everyone loves wood floors when they’re done well, but the wrong wood floors are an expensive losing proposition. If you are thinking about going with hardwood and you want to make sure you’re choosing the right material and color, then give me a call and let’s talk about how you can install the most popular wood in the most popular areas of your home and come out ahead in the sale of your home.

If you have any other questions about what improvements will return more than their cost, don’t hesitate to contact me.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

 

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How Simpleminded Agents Actually Steer Buyers Away From Your Home

When you hire a real estate agent to sell your home, you are entrusting one of the largest monetary transactions of your life to someone of your choosing. The question is; how do you choose? Do you hire your neighbor because they live on your street? Do you hire your brother in-law because he is related?  Do you hire the cheapest agent to walk through your door? Well, those are certainly options you can choose and some people actually trust their big-money investment to agents for those exact reasons. What is the danger in that? Let me ask you a question…have you ever been reading an ad for a home that reads something like this? “Mr. and Mrs. clean live here” or “won’t last long” or “bring all offers”, “Seller is motivated” “will sell fast!, “honey stop the car!”, “better than new!” or my favorite, “Too many upgrades to list!”?  What do those phrases mean?

I have to admit I laugh every time I see an ad containing simpleminded phrases and I wonder if the agent actually believes that their efforts will pay off. I can tell you from experience…those words can actually steer a buyer away from your home. They are boring and without meaning. Your agent’s job is to drive buyers to your home using effective marketing techniques. Ahhh, but not all agents know how to effectively market a home. After all, they don’t teach that in real estate school. So some agents use dead phrases.

Success leaves clues. Obviously, by what you see and read, you know which agents are successful in your market. The aggressive agents are the agents whose marketing you see all the time. And the agents you never see marketing, well if they can’t market themselves, how can they market your home? How will you even know their reputation? All too often, a seller will call a real estate company to sell their home. The agent who answers the call gets the customer. Is that how you want to choose your agent? Do the smart thing, call me. If you choose not to do the smartest thing, then do the second smartest thing and call an agent who has a great online reputation. Check Zillow for online reviews. Just Google “agents name, reviews, Zillow”. If you see no reviews, that means they do not want their client reviews to be public. If you do see reviews, then you can at least learn what other people think about them. Just like every other profession, there are great agents, average agents, and agents who, well you get the picture.

When you are ready to sell your home and want to sell it quickly and for the highest price, then call the Dale Ross Realty Group. We will show you our powerful marketing programs that do exactly that. Call today for a no-obligation consultation. If you are curious as to how your home price is trending, then visit RealtyPriceTrends.com and get a free monthly report. OR visit MyValue123.com for a free, over-the-web market analysis to learn how much your home would sell for today.

By the way, if you are looking for a home to buy, then search the same database that agents search at Homesearch25.com.

Dale Ross. 281-599-6575

 

 

 

 Dale Ross Realty Group

Approximately 27% of all homes listed this fall will fail to sell, and this will cost sellers thousands of dollars in holding costs, crush some families' dreams, and even push some sellers towards foreclosure.

If you read my real estate newspaper then you probably know more about the current real estate market than many of the area's real estate agents. You've also learned that 99.9% of those agents don't track and report this kind of market information the way I do. This means that while they might be noticing that something is different – namely that the market has definitely changed from what it has been over the last 5 years – they likely have no idea just how much has changed, or why.

Without tracking information in detail, they have no idea that we have 3.5 times as many sellers and 30% fewer buyers than we did last year. They have no idea that this trend started in February of this year and that now our real estate market is no longer a seller’s market. They couldn't know without the extensive research that the Dale Ross Real Estate Group conducts to ensure that we're always on top of the market.

We also know that we're now in the middle of a real estate market that many real estate agents have never experienced. Without understanding the market, these agents don’t know how to react to it, and they'll likely be too timid to communicate the flat-out truth to their sellers if they eventually figure out what is happening.

In a market such as we are in, many listing agents fail to return their sellers' calls and emails because they simply don't know what to say. In fact, as of this writing, I have received 4 calls in the last 5 days from sellers who have their homes listed with other agents, and these callers explained the situation in the exact way that I just described.

Some of the homes have been on the market for as long as 219 days with no sophisticated marketing practices to reflect the current market conditions. And that's a huge problem, because marketing that worked in a blazing sellers' market will NOT work in the current market.

How do you know when the change starts? Well, no one knows exactly when the market changes. It is a subtle event that, when either going up or down, takes time to recognize as a trend. The key is that you have to monitor the analytics to recognize changes. When reading my newspaper, you’ll notice that I always mention that this could be a trend whenever my tracking reveals the market behaving outside of the previous norm. My experience allows me to quickly recognize changes and then report them to my clients who, when they react according to my advice, always take immediate advantage instead of reacting after the trend has settled in. After a downward trend starts, it moves quickly. This means that the people who either have no idea of what is happening, or those who wait “to see if it will get better,” will typically lose tens of thousands of dollars. I am officially calling the trend as of this writing. There is no doubt in my mind that we are now in a recessive market.

Do not make the mistake of hiring an agent who has no experience in this type of market. Make the smart decision and choose the agent who keeps up with the current market conditions - and who is still selling houses fast and for top dollar. Selling a home in this market will ONLY be accomplished by the Realtor who is using the right tools and methods, and who is aggressive enough to communicate what you NEED to hear instead of what you WANT to hear.

Remember: Anyone can sell a product to an eager buyer. That's why real estate agents who get into the business in a sellers' market usually end up with inflated egos...but there's a reason why grocery stores have clerks and not salespeople. It's a grocery store – a seller's market – and all they need is someone to take your money and put it in a drawer. A real estate agent who has never experienced a recessive market is going to bring that same clerk mentality, but it doesn't work when actual selling and marketing is needed.

Take a look at these numbers:

Average agents make most of their mistakes within the first 11 years of their career as they experience changes in the market conditions. Average agents close about 10 homes per year, so if a newbie agent closes the average it will take about 11 years for them to close 100 transactions (given they probably won’t close 10 per year during their first two years.) Remember that these hundred-or-so transactions were learning experiences for these agents, not blockbuster deals.

Fortunately, for both my clients and myself, I also made those mistakes of inexperience during my first 11 years. I learned the hard way (as everyone does) what needs to be done in order to help you accomplish your goals in any market. And I learned all of it 23+ years ago. 

That's right. I've been a Realtor for 34 years, and in that time I have experienced every market condition imaginable. Through each of them, I've emerged as one of the top selling agents in Houston. I've worked through buyer’s markets, seller’s markets, 17% mortgage rates, 3% mortgage rates, and a terrorist attack. I have seen homes appreciate 40%, and I have seen homes depreciate 40% during my career.

You don't want a Realtor “learning the ropes” with your transaction, especially in the market that we're currently in. It could be a very educational lesson for the agent, but you'll be the one footing the bill come closing time.

If you choose to make the right choice, then call me for a free home selling consultation. Let’s get started accomplishing your goals.

 

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When selling your home, the age and condition of the components, such as the HVAC system, water heater, kitchen appliances, and your roof can have a substantial impact on the salability and value of your property. When your home goes on the market, keep in mind that you are competing with dozens of other homes and the home with the best perceived overall value in a buyer's mind will be the home the buyer selects. If the components are aged, the seller may have priced the home to reflect the condition, however, the buyer will usually still use the condition as a negotiation tactic. This is how it works…

You have a 15 year old home with the original roof and HVAC system. You never replaced these components because they never failed (that makes sense, right?). You put your home on the market with these things in mind.

A buyer makes a buying decision based on emotion…then logic. Emotion buys the home, then logic sets in (inspections). The inspector comes along and quotes these exact words…”the roof is nearing the end of its service life”….”the HVAC system is nearing the end of its service life”. I guarantee the buyer will ask you to address these issues. So, the question is….how old is “nearing the end of its service life? The following major component ages are likely to draw this remark from an inspector.

HVAC                    15+ years

Roof                      14+ years, (yes, even on a 30 year roof).

Water Heater    9+ years

Dishwasher        6+ years

Pool Plaster        10+ years

Comments from an inspector can have a drastic impact on your home sale, cost you thousands of dollars or, in some cases, even cause you to lose your buyer, especially if you have a weak Realtor negotiating your position and a strong Realtor on the buyer side. When hiring a Realtor, pay close attention to how many sales they have negotiated in the last 6 months. This is an indicator of how often they actually negotiate a sale. Ask them what their list price to sales price ratio is and by all means ask them how long they have been a Realtor. These types of issues are easy to overcome when you have an experienced Realtor negotiating your home sale. As of this writing, I have negotiated 77 home sales in the last 6 months. Were they all easy? Absolutely not, but if your Realtor knows what they are doing, they do get closed with happy customers on both sides of the deal.

When you are ready to sell one of the most substantial investments of your life, choose a substantial Realtor who is experienced and has proven time and time again for over 33 years that they are truly an expert.

Choose the Dale Ross Realty Group.

281-599-6575

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Do You Have What We're Looking For?

The Dale Ross Realty Group is continually working with a large contingent of relocation buyers who are looking for one story homes, water view homes, golf course properties and homes with a swimming pool. If you are thinking about selling your home, then do the smart thing and sell your home quickly and for top dollar to one of our waiting buyers while saving thousands of dollars on real estate fees.

 

BY THE WAY, our team sale fee is just 4.5% of the sales price and we have over 200 active buyers in our database looking for a home like yours right now. No long-term contracts, no high pressure, no hidden fees; just great service and the highest possible sales price with the lease amount of hassle.

Call today and save. The Dale Ross Realty Group, Top 20 Real Estate Group in Houston, Texas, 281-599-6575.

 

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Selling a home is not like any other business transaction, and all too often, sellers make emotional or uninformed decisions that cost them money and time. Choosing an honest and experienced Realtor to market your property and negotiate the sale is the most important step in the process... but what are the mistakes that often crop up along the way?

1. “A friend (or family member) sells real estate.”

Friendship alone isn’t enough to establish a professional’s credentials. Use smart standards when selecting an agent, just as you would when hiring an attorney, a doctor, or an accountant to handle your taxes. It's also a good idea to bear this in mind: do you really want your friend or relative knowing detailed personal information about your financial situation?

2.“Your presentation sounds good. I’ll list right now.”

Making an impulsive decision when caught up “in the moment” could be difficult to correct later. Since you normally contract to list your house with an agent for a locked-in period of time, you may find yourself unable to “switch” agents if you find yourself unhappy with the service you receive. The Dale Ross Realty Group NEVER locks you into a long term agreement.

3.“Choosing an agent who agrees with an inaccurate listing price.”

Some agents tell you what you want to hear. In the real estate profession, this is known as “buying a listing” and is employed by agents who are more interested in themselves than they are in you. Unfortunately, this dishonest and misguided practice often works as a way for the agent to get your listing. Your house gets the most attention when it is a “new” listing. If marketed properly, lots of buyers will want to see it right away. If the price is not where buyers think it should be, then it will sit on the market unsold. When you finally drop your price to reflect its real value, your house is “old news” and the most likely buyers have already passed it by. It will always benefit you to go with the right agent – one who will be honest with you about the asking price – from day one.

4.“I don’t need references. I’m a good judge of character.”

A snap judgment isn’t a safe bet. You need to determine if the agent is competent, and the best way to do that is to check the internet for past reviews. You'll also want to carefully look over the agent’s personal website. If the agent still doesn't have a personal website, that's a red flag right from the beginning (after all, this is the digital age!)

5.“I’m going to list with the agent who has the lowest commission.”

This might sound trite, but you really do get what you pay for. Paying a cut-rate commission will usually get you cut-rate service. A sign in the front yard, placement in the Multiple Listing Service, and a minimal effort from your agent. An agent's job is to protect your price; would you trust someone to protect your money when they don't even protect their own paycheck?

6.“The company is what counts, not the agent.”

Way off! The real estate company does not sell your home, an agent does. The agents’ efforts will have a direct impact on whether your home sells and how problems are handled. Big name companies do not guarantee that you will get a competent agent. The competent agents are obvious. Just like you, I want to sell your home for the most money, in the least amount of time and with minimal hassle!

7.“I’ll list with the agent who sold me my home.”

A buyer agent's focus is on finding homes for a buyer. They do not have an efficient marketing system to find a buyer for your home, especially if they are a one person business. Do you really think a single agent can be everything to everyone all at once. Besides, you would not want your listing agent to also be your buyer’s agent on your home, would you?

 

            When selling your home for 100% of market value, with no long-term contract and no cross representation is important to you, then give me a call and I'll show you exactly how I will make that happen (the consultation is FREE.)

            When you're ready to sell your home, be smart and have a top sales team behind you.

Call The Dale Ross Realty Group, 281-599-6575 or visit DaleRoss.com.

                                                                          

 

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I receive many questions about real estate every month, and I’m always happy to answer them. Sometimes, I’ll get a question that bears special attention, and in those cases I like to share the answer with all my readers and subscribers. Feel free to send your own questions! If I publish yours, you’ll receive a gift card for Fleming’s Streak House as my way of saying thanks!

 

Asking a question is easy. Just visit DaleRoss.com and click on “Contact Me” or call 281-599-6575. This month’s question was send in by Clarisse. Thank you, Clarisse! Enjoy your steak!

Hi Dale,

I am renting a home in Cinco Ranch and the owner refuses to replace a leaky faucet connection at the wall. It leaks into the bottom cabinet when the water is turned on so I cannot use the faucet without damaging the cabinet.  He says it is my responsibility to repair everything. Is he correct?  

Hello Clarisse,

As long as you are current on your rental payment and the leak was not caused by your action, then the answer is probably not, but it depends on the lease agreement. If you leased a home through a real estate professional then the proper contract was most likely used and the owner is responsible for all repairs except those required due to tenant negligence or abuse, accidental in some cases and otherwise. If you leased through a real estate professional then see Paragraph 18, items b, c & d.

 

If you leased the property through a “by owner” situation, and you suspect that the proper contract form was not used, then I suggest you contact an attorney as you may have more than a faucet to talk about, Also, if you did not receive a copy of the lease agreement then that is yet another reason to contact an attorney. 

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Why Didn't My Home Sell?

So, your home did not sell and you are wondering what to do now.

It’s a fact that 27.8% of all listed homes are not selling the first time around, and the reasons why are very obvious to an experienced Realtor such as myself. Was your home really marketed? Did your agent know your micro market, and did he or she use an aggressive marketing system designed specifically for your home? Did your agent identify and communicate the market indicators throughout the process and then advise you when and how to immediately react to those indicators when they became obvious?

If the answer was “no” to any of those questions, then the sale of your home was sabotaged from the very beginning.

Now, let me ask you another question: If I sold your home in the next 30 days, would you still act on your plans to move your family forward? Whether you are selling your home now or a year from now, invest a few minutes with me to discover how I will help you sell your home fast and for top dollar. You owe it to your family – and your plans for the future - to make a smart decision.

Most agents want a long-term listing agreement. I do not. I also give you the option to sell your home yourself while you are listed with me; if you do, you pay me zero commission. It's worth a few moments to discuss our possible strategies, as I have many money saving options from which you can choose.

Contact me today for details and let’s get your home sold fast and for top dollar - 281-599-6575 

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3 things your relocation company does not want you to know.

When an employer is relocating an employee and their family, it's common for a relocation company and a relocation coordinator to be brought into the picture. This may very well be the case if your employer is relocating you, and your eligibility to receive financial benefits during the sale of your home will often require you to go along with it.

So what is the purpose of the relocation coordinator?

The coordinator is your contact within the relocation company, and they're the one who tells you that the company will be managing your transaction. However, there are a few things that they may not want you to know. As Realtors, we are advised by the relocation company not to discuss certain aspects of the transaction with the client. These aspects include:

  • The relocation company will steer you towards using a few particular Realtors or real estate companies. Some of these real estate companies will send an agent acting on behalf of the real estate company. This agent may only earn a token fee and actually receives very little compensation for managing the transaction. This might concern you because reduced pay could equate to reduced experience and effort.
  • In any case, the relocation company collects 30% to 40% of the Realtor's income on the transaction at closing. They call it a “referral fee.” The industry standard referral fee among agents is 20% of the commission.
  • The relocation company will deliver a list of appraisers to you so that “you” can choose who will appraise your home for the relocation company’s buy-out offer. However, any appraiser you choose from that list will be one that works for the relocation company; one that's instructed to provide a very conservative appraisal for the guaranteed buy-out. This appraisal will usually come in around 94-95% of the real value of your home.

I know these things because I am an approved Realtor for relocation companies. That being said, I feel that I owe the complete truth to the people who are affected the most by these transactions: you and your family.

Feel free to contact me if you have any real estate questions: 281-599-6575

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Dale Ross Realty group

Aug. 18, 2017

How to Tell If Your Home Is “In the Market”?

Did you know that your home can be on the market but not “in the market”? So how do you know if your home is “in the market” or not? It is really as simple as showings and offers.  If you think you’ve priced your home right and you have not had any showings, the market is telling you that you are out of the market.  But what if you’ve priced it so that you are getting showings but no offers?  Statistics show that if your home has been listed for two weeks with showings but no offers then your home is in a futile position or “out of the market”.  It is in this area that you are attracting the attention of buyers but you are only helping to sell the home down the street which is priced “in the market”.

What’s more, research shows buyer interest in properties generally declines sharply after the first several weeks because buyers like to see the newly listed homes instead of homes other buyers have declined.  That means that showings without offers in the first two weeks are not only helping to sell your competition but it also means you are missing out on buyers attention in the very time when you want it most.  Your goal is to get an acceptable offer early. 

So, if you’ve got no showings and no offers in two weeks, you are probably 3-5% out of the market.  If you’ve got showings but no offers then you are closer “to the market” but not close enough to be “in the market”.

Once you’ve got your home in the market, then my advanced marketing system AND my price support system will get you the most amount of money in the least amount of time. If more money with less hassle is what you want, then contact The Dale Ross Realty Group and we will show you our marketing program that has placed us in the ranks of the Top 20 Real Estate Teams in the Houston Area

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

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Aug. 15, 2017

Why You Should Never Pay Off a Lien Before Selling Your Home

If you are in the process of selling your home and you have a lien or mortgage recorded against your real property, then all of the liens must be paid off before you can obtain a clear title. Other types of liens that may be recorded on a title can include a mechanics lien, a judgment lien, and federal tax liens. You cannot obtain a clear title unless these liens are paid.

Sometimes, a well-meaning homeowner will pay off a lien before closing in order to get a clear title. This seems to resolve the lien but can create a problem: The lien may not be removed from the title due to a delay in getting the release of the lien from the lien holder, which could take weeks. In addition, the release must be recorded or presented to the title company in order to proceed with closing.  

To prevent this delay, the smart move is to wait until closing and let the title company pay off the lien for you. The title company will collect the funds from you at closing and, since they know the lien will be satisfied and released, will provide clearance to close and payment for the debt after closing.

Do you have a real estate question that you would like answered, or get your home sold for the highest possible price? Visit DaleRoss.com., click on ‘Contact me,’ and let me know how I can help.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

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Aug. 11, 2017

Tips to Ensure Your Home Will Appraise for the Highest Possible Value.

When you sell your home to a buyer who will be getting a mortgage, there is a very good chance that the lender will send an appraiser to your home to determine not what the value of your home is, but how much the lender will lend on it. The lender does not really care how much the home sold for, they want to make sure their exposure in lending the money to the buyer is limited based on comparable home sales. Some appraisers do a good job and some appraisers do less than an intelligent job. When an appraiser comes to your home, they are basing their appraisal mostly on the amount of square footage in your home. They also take other things into consideration like location, amenities and condition.

The better your home looks and the more the appraiser knows about your home, the better chance you have of getting a favorable appraisal. In order to ensure the best possible appraisal on my clients homes, I use my proprietary price support system that I developed years ago that not only supports your asking price to your buyer, but it also supports your price to the other agent and finally, to the appraiser. This means fewer, if any, low offers and an informed appraiser.

The appraiser always contacts the listing agent to set an appointment to enter the home. When the appraiser contacts me, I provide my price support package designed especially for you home to them before they ever go out to see your home.

My clients very seldom have deficient appraisals using my system.  I developed and started using my price support system in 2001 and have improved on it ever since. Homes are appreciating in value and appraisers use historical data to appraise, which is often outdated.

So, when you are ready to sell your home and want the best chance of it selling and it appraising for the highest price, then call me. Visit my website today for a no obligation Market Value Analysis on your home. Many of your neighbors already did just that already this year, call 281-599-6575. It’s a free call and a free consultation. OR, visit DaleRoss.com.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

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Aug. 7, 2017

What Happens If Your Home Does Not Appraise for the Sale Price?

When a home is sold, and the buyer is obtaining a mortgage, the mortgage company will often send an appraiser to review the home to protect the mortgage company from lending more money to a buyer than they feel like the home is worth.

Do not mistake an appraisal value for market value. Market value is the price agreed by the seller and the buyer. When a home does not appraise for at least the sales price, the contract is not automatically void and the buyer and seller have options; A. the seller and buyer can agree on another price. If the buyer agrees to pay more than the appraised value, then they are required to pay the difference in the appraised value and the sales price in cash at closing in addition to the down payment they negotiated with their mortgage company. B. Another option is that the seller can refuse to sell for less than the agreed sales price and the buyer must either pay the difference or walk away from the transaction.

Many sellers (and real estate agents) think that the buyer can refuse to close and terminate the contract when a home does not appraise, and this is only 100% accurate if the buyer is obtaining an FHA or a VA loan. Another scenario in conventional, conforming lending that the lender may decline the loan to the buyer and in that case, if the loan is declined, the buyer may be entitled to a refund of their earnest money. As a buyer, it is always a smart move to encourage your lender to order the appraisal within the Termination Option Period so the buyer has the right to terminate the contract without risk of losing the earnest money if the home does not appraise.

Another smart move is to hire the Dale Ross Realty Group to represent you during your home purchase. We helped 159 people last year and we welcome the opportunity to be YOUR Realtor too.

When you choose your real estate agent wisely, you GUARANTEE yourself that your home will sell for the highest possible price. That is what you want, isn’t it? To choose wisely, call 281-599-6575. It’s a free call and a free consultation. OR, visit DaleRoss.com.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

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Aug. 3, 2017

Are You Wondering Why Your Home Did Not Sell?

So, your home did not sell and you are wondering what to do now. It’s a fact that 27.8% of all listed homes do not sell the first time around and for very identifiable reasons which are obvious to an experienced Realtor. Was your home properly marketed? Did your agent know your local market and did they use an aggressive marketing system. Did they advise you of the showing feedback and market conditions throughout the process and advise you how to react to the market indicators when they became obvious?

What were your dreams when your home sold? Where were you moving?

If I sold your home in in the next 30 days would you still act on your plans to move your family forward?  Whether you are selling your home now or a year from now, invest a few minutes with me to discover how I will sell your home fast and for top dollar. You owe it to yourself to make the smart decision? Don’t you?

When you list with me, I bring in a professional stager, photographer, and multi-media marketing company, all at my expense, so your home will appeal to buyers on-line AND when they come to view it. My marketing system shows off your home and supports your asking price at the same time so that it will sell quickly and for full market value. That is what you want…isn’t it?

Don’t do it!…Most agents want a long term listing agreement. When you list your home with me, you have the option to terminate the listing agreement at no charge. I also give you the option to sell your home yourself while you are listed with me and pay me no commission. I have many money saving options from which you can choose.

When you choose your real estate agent wisely, you GUARANTEE yourself that your home will sell for the highest possible price. That is what you want, isn’t it? To choose wisely, call 281-599-6575. It’s a free call and a free consultation. OR, visit DaleRoss.com.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

 

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Posted in Seller Tips
July 28, 2017

Read This and Lower Your Mortgage Payment

Did you know that you may be able to lower your mortgage payment by up to $200 per month without refinancing?

By now you are aware that the value of your home is on the rise. Tax assessments are increasing along with property values which will increase your mortgage payment but there might be a way to save some money by taking this little known step. If you put less than 20% down when you purchased your home then you are probably paying private mortgage insurance (PMI) of up to $200 per month. Did you know that if you have owned your home for at least two years then you may be able to cancel your PMI?

Since property values are rising, your home is worth more than it was when you bought it. If your mortgage balance is 78%, or less, of the certified appraised value of your home, then you can cancel your PMI.  If you think you might qualify, the way to start the process is to call your mortgage servicer and let them know that you would like to apply to cancel your PMI. They usually want you to use one of their approved appraisers to determine the value.

Your mortgage company WILL NOT inform you about this feature.

If you are on my preferred email list then you already know about this. If you are not and would like to learn about money saving ideas and receive real estate updates then go to Dale Ross.com, click on “contact me” and type “add me to your email updates” I will be happy to do so. It’s free and you can cancel at any time if you decide it’s not for you.

Always feel free to contact me with all of your real estate questions. Get a Free Market Analysis of your home today at www.daleross.com call me at 281-599-6575.

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

katy homes for sale 

Click Here to search all Katy homes
Click Here to search all Houston homes
Click Here for a free Market Analysis of Your Home

 

 

 

 

Posted in Mortgage Tips
July 28, 2017

Supply & Demand of Homes in Katy's 3 main zip codes

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

 

Click Here to search all Katy homes
Click Here to search all Houston homes
Click Here for a free Market Analysis of Your Home

 

 

 

July 26, 2017

Looking to Rent A Home! Let Us Help!

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

 

Click Here to search all Katy homes
Click Here to search all Houston homes
Click Here for a free Market Analysis of Your Home

 

 

 

July 25, 2017

Strategic Marketing Program

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

 

Click Here to search all Katy homes
Click Here to search all Houston homes
Click Here for a free Market Analysis of Your Home

 

 

July 24, 2017

Houston Area Real Estate: Unique Offer from Dale

Until next time,

Dale Ross

Dale Ross Realty Group
www.daleross.com
281-599-6575

 

Click Here to search all Katy homes
Click Here to search all Houston homes
Click Here for a free Market Analysis of Your Home

 

 

Posted in Dale's Vlog