Real Estate Information

If you are preparing to list your house for sale, you may be wondering if the financial reward will be worth the time, effort and money to fix up things that are in disrepair or that are dated. The answer to that question depends on a myriad of circumstances such as the current real estate market, the condition of competing inventory and whether the renovations that need to be made generally provide a return on investment.

Some home buyers are looking to purchase a “fixer upper”.  They are looking for properties priced to sell, perhaps because they don’t qualify for more expensive homes or maybe because they want to make a profit by fixing the home themselves. Most fixer buyers want to do simple repairs such as painting walls, replacing light fixtures and putting in new carpet.

Only a few want to take a house down to the studs and completely redo it.  These potential buyers will want a price for the home that will allow for all the repairs, the inconvenience of doing the work, and often a bit more.

For example, if a home is worth $200,000 fixed up but needs a new roof, and the roof costs approximately $10,000, a buyer most likely will not offer $190,000 for this home. The reason is that they can probably find a similar house that already has a new roof for $200,000 and save themselves the headache of replacing it themselves.  A buyer in this situation might offer $175,000 or less, in which case it would make more sense for the seller to replace the roof and sell it for $200,000.

It’s important to note that many buyers are looking for “turnkey” homes. They fear having to make major repairs because they might be costlier than anticipated or other problems might be revealed. Even if the price is right, homes listed for sale in “as is” condition might not attract as many buyers.

However, before doing major renovations, there are many things to consider. Smart sellers will research what their home’s market value will be once improvements are made and compare it to the cost of the renovations. If an upgrade won’t provide a return on the investment, it probably doesn’t make sense to do it.  Knowing the condition of your competition is helpful. For example, if other homes for sale in your neighborhood all have modern kitchens, it might make sense to update yours. This doesn’t mean you should tear it down and start from scratch. Often a minor kitchen remodel will suffice.

Also, keep in mind that kitchen and bathroom remodels are known to bring the best return on investment.

Start by making a list of the things in your home that are dated or in disrepair and then prioritize.  Here is a list of 10 minimum improvements to make before putting your house on the market:
 

• Patch all holes and cracks in walls and ceilings.
• Fix all appliances and HVAC systems.
• Repair leaky faucets.
• Replace worn carpeting.
• Repaint dark or marred walls in neutral colors (not white).
• Replace broken windows.
• Repair the roof.
• Change dated light fixtures/ceiling fans.
• Replace old linens/window coverings.
• Fix any code violations.

If your real estate market is a sellers’ market and homes are moving quickly, you can get by with fewer fixups, however a home that needs repairs will still deliver a lower price. If it’s a buyers’ market, people might not even be willing to look at homes that need repairs.  An experienced professional Realtor like Sandra Nickel can assist you in determining if renovating your house will benefit you when selling.

If you are in the market to buy or sell a home or both, let me, Sandra Nickel, and my Hat Team of Professionals assist you with all your real estate needs! Call us today at 334-834-1500 and check out https://www.homesforsaleinmontgomeryalabama.com for more information.

Montgomery is a spectacular city!  Its warmth, Southern hospitality, high quality of life, and low cost of living make it an ideal place to work and live. While it is a mid-sized city, it has a small-town feel, giving you the best of both worlds!

Midtown Montgomery is home to the city’s most diverse area. The people living there encompass all socioeconomic levels and include residents of varying ages, races, and orientations. In fact, people living in Midtown not only tolerate diversity; they welcome it and celebrate it!

You will find everything you want from a big city in Midtown Montgomery; from world-class arts and theater to excellent health care facilities, to a bustling restaurant and retail area, and while every city has its own unique history, Montgomery is home to some of the most memorable events in American history. There are many family-friendly museums, monuments, and historical sites that celebrate African American history. One particular street is said by locals to be one of the most historic in America!  At one end of Dexter Ave., you will find a large fountain, at another the Alabama State Capitol, and in between, is the Dexter Avenue King Memorial Baptist Church, where Dr. Martin Luther King, Jr. served as pastor in the late 1950s. This street is also where Rosa Parks refused to give up her seat on the bus.

Montgomery is the city where the modern civil rights movement took off, and its rich history makes it an interesting and inspiring place to live.

Midtown Montgomery is home to approximately 195,287 residents. It includes established neighborhoods with charming, historic homes, the city’s two largest business parks, Jackson Hospital, two of the largest private schools in Montgomery: Montgomery Academy and Trinity Presbyterian School, Huntingdon College and Alabama State University. Midtown Montgomery is convenient to Interstate 85 and Vaughn Road, two highly traveled Montgomery thoroughfares between east Montgomery and downtown. 

If you are a foodie, Montgomery will not disappoint! The people here love their food so much, the Minor League Baseball team is named, wait for it…the Montgomery Biscuits! And living in Midtown provides convenient access to some of the best restaurants in town. There is no shortage of delectable dining experiences in and around Midtown. Vintage Cafe, a great breakfast/lunch spot in a bank where you can even eat in the vault, Filet & Vine, a restaurant and market all in one, and Bibb Street Pizza Company are just a few of the many casual dining options. For more upscale dining, head to the downtown entertainment district to try Central, a locally owned, and regionally sourced fine dining establishment.

One of the best things about Midtown Montgomery are the neighborhoods. Beautiful, historic homes from Bungalow and Cottage style architecture to Craftsman style, to Tudor and Neoclassical Revivals, sit among mature trees and exquisite gardens; some of them walk-in ready and others a fixer-upper’s dream.

Find more information about Midtown Montgomery neighborhoods HERE.

If you are in the market to buy or sell a home (or both), let me, Sandra Nickel, and my Hat Team of Professionals assist you with all your real estate needs! Call us today at 334-834-1500 and check out https://www.homesforsaleinmontgomeryalabama.com for more information.

1948 Graham Street, Montgomery, AL 36106

MLS# 572092

3 Bedrooms | 2 Baths | 1,410 Square Feet | Cloverdale

This adorable Old Cloverdale cottage is just a few blocks from Cloverdale's happening dining and entertainment district! Step inside and discover a unique and wonderful open plan perfect for entertaining! Kitchen and bathrooms have been nicely updated over the years, making this practically move-in ready. Large primary bath features double vanities, walk-in shower, and walk in closet. Out back is a large concrete patio perfect for a fire-pit and grill, plus a wired workshop/storage building that would be ideal for he/she-shed, studio, and great storage. Come check this one out before it's gone!

Marketed by Montgomery AL Realtor, Billy Young, Sandra Nickel Hat Team! 

Spring is almost here! Yay! That means it is the time of year to throw open the windows and start washing, sweeping and scrubbing all the rooms in your home. This is the ideal time of year to do your deep cleaning in order to keep your house looking its very best. Also, if you start now, you will be done and ready to enjoy the weather when spring arrives.

If you feel overwhelmed by the idea of cleaning your whole house, here is a handy guide to help you get started:

Kitchen

• Empty your cabinets and wipe them down. Take some time to check your spices for expiration dates and toss any that have expired. Keep a note pad nearby so you can write down what needs to be replaced.
• Clean your oven. If it is self-cleaning, make sure you have your windows open (pick a cool day for this), so that the house doesn’t get too hot. If it is not self-cleaning, create a paste with baking soda and water, cover the interior of the oven with the paste and leave it overnight. The next day, use a plastic scraper to remove the paste and grime along with it. Then wipe with a damp cloth.
• If you are able, carefully move your kitchen appliances and sweep or vacuum and mop to get rid of built-up dirt and grime.

Bathroom

• Clean the bathroom exhaust fan. It can collect dust like a ceiling fan, so give it a good cleaning to prevent mold and mildew from growing.
• Clean hairbrushes and combs by soaking them in the sink. Do the same with makeup brushes, wash them with mild soap and allow them to air dry.
• Go through your vanity drawers and get rid of any old makeup or skin care products that you no longer use or that have passed their prime.

Bedrooms

• Take mattresses off the bed to vacuum both sides of them. Then, if possible, prop them in the sunlight for a few hours. The sunlight can help kill germs. When you replace the mattresses on the bed, be sure to flip and rotate them from their previous position.
• If you don’t wash your pillows regularly, now is a great time to do it. If they are looking pretty bad, then you should replace them.
• Switch to lighter weight bedding for spring and summer. If you have been using flannel sheets and heavy comforter, change to light cotton sheets and quilt for warmer months.

Overall

• Don’t neglect your walls! They get dirty too. Use an extended duster to remove dust and cobwebs and then use a flathead mop to wipe away dirt.
• Take down curtains and wash them (following manufacturer’s instructions). Clean blinds as well. Either take them down and clean them outdoors or thoroughly clean them using appropriate cleaning materials.
• Clean your baseboards. The best way to do it is to get down on the floor and scrub them with microfiber cloth and hot, soapy water. But if getting on the floor is a deal breaker for you, they have many tools available specifically for wiping down baseboards.

Spring cleaning does not have to be an overwhelming task!  Don’t try to do it all in one day. Spread it out over a few days or a weekend. And don’t do it all yourself!  Get the whole family involved and you will be done before you know it!

If you are in the market to buy or sell a home or both, let me, Sandra Nickel, and my Hat Team of Professionals assist you with all your real estate needs! Call us today at 334-834-1500 and check out https://www.homesforsaleinmontgomeryalabama.com for more information.

Whether you are selling a home or buying one, you are going to want to know the value of the home so that you can determine the selling price or if the sale price is appropriate. But what you may not be aware of is that there are 3 different types of home values. It may be confusing to you when trying to determine what the true value of the home is.

Let us break it down for you so that you will understand the 3 types of home values and what they mean.

ASSESSED VALUE

The assessed value is the assigned dollar value of your home used by local tax assessors to determine property taxes. Tax assessors calculate assessed value based on various factors, which may include the appraised value and the fair market value, as well as any home improvements, whether you generate income from the property, and any tax exemptions. The assessor will give you a figure that is commonly a percentage of what they perceive the value to be. Because property taxes are based upon assessed value, ideally, this figure will be lower. It should be close to your actual market value, but frequently it is not.

APPRAISED VALUE

When you are refinancing or purchasing a house, an appraiser will be hired to determine the value of the house in question. They will use the same process that real estate professionals use to determine the fair market value. A licensed appraiser will consider the location, size and condition of the home along with any renovations that have been completed. They will walk through the home and compare it to others with similar amenities and improvements in the area that have sold. Most appraisals will include a construction or replacement cost that is used for insurance purposes.

FAIR MARKET VALUE

Fair market value is what a home is worth based on the current market climate. It encompasses how a home looks to prospective buyers compared to other homes in the area. It takes into consideration the sale prices of homes that are similar (same number of bedrooms, square footage etc.) A real estate agent will start by looking at “comps” to figure out what buyers have been willing to pay for properties comparable to yours. Other things that help determine fair market value are whether it is a seller’s or buyer’s market and how much inventory is available.

Because these different types of values can be subjective, it is vital to make sure you are looking at a comprehensive overview when trying to determine the value of the home you are selling or buying. An experienced Realtor like Sandra Nickel can assist you with this process by providing a comparative market analysis.

If you are in the market to buy or sell a home (or both), let me, Sandra Nickel, and my Hat Team of Professionals assist you with all your real estate needs! Call us today at 334-834-1500 and check out https://www.homesforsaleinmontgomeryalabama.com for more information.

When you make an offer on a home and it gets accepted, you have every reason to be excited. Becoming a homeowner is making an investment in your own future; likely the largest financial investment you will make. However, it is prudent to be aware that there are other costs involved in purchasing a home other than your down payment and monthly mortgage payments.

Closing costs are an expense you may not be aware of if you are a first-time homebuyer. These costs must be paid prior to closing on the home. They include property taxes, homeowner’s insurance, title search fees, and appraisal fees. In addition, the closing costs provide the funds that pay the people who have performed services throughout the loan process, like the appraiser and your real estate agent.

Your closing costs will be itemized for you and provided at your closing. But it is important that you look over them closely and take the time to ask any questions you may have before you sign any documents. If there is something you do not understand, your mortgage banker or Realtor can explain it to you.

The homebuyer can negotiate with the seller to determine who will cover the closing costs, but every loan has different guidelines about how much a seller can pay. Your mortgage banker can provide you with your options.

Whether you end up paying for all or just some of your closing costs, it is crucial for you to include the amount you will have to pay into your budget. You can estimate the cost by calculating 2% to 6% of your purchase price. For example, if your loan is $200,000, your closing costs will range anywhere from $4,000 to $12,000. You will also receive a document from your mortgage banker after you apply for your loan that will list the anticipated closing costs. They may change a little during the process, but it will give you a good idea of what to expect.

So, while saving for a down payment is an obvious necessity, you may want to also set aside some cash each month to go toward other expenses associated with buying a new home.

If you are in the market to buy or sell a home (or both), let me, Sandra Nickel, and my Hat Team of Professionals assist you with all your real estate needs! Call us today at 334-834-1500 and check out https://www.homesforsaleinmontgomeryalabama.com for more information.

It’s almost Valentine’s Day, and let’s face it, not everyone LOVES this holiday.  If you’ve recently been through a break-up, or you just haven’t found “the one” yet, observing everyone around you as they celebrate “coupledom” can be, well, slightly depressing. But it doesn’t have to be that way. Sure, Valentine’s Day is a day designated to celebrate love, but it isn’t reserved just for couples. If you are a singleton, by choice or otherwise, you can celebrate YOU on Valentine’s Day…because loving yourself is just as important (and maybe a little more-so) than loving others. 

Instead of boycotting Valentine’s Day or spending the day feeling blue and left out, here are some ideas for how you can show yourself some love on this special day:

Give Yourself a Special Treat

Today is the day to pamper yourself.  Love flowers? Buy yourself a beautiful bouquet. Pick up those expensive chocolates you adore but wouldn’t normally buy. And if there is an exquisite piece of jewelry you’ve been eyeing - go get it!  These may be things you dream of having someone else do for you, but you need to love yourself the way you want others to love you. YOU DESERVE IT!

Host a Party

If you have a bunch of single friends, you can throw an “Anti-Valentine’s Day Party”. One of the best parts of being single is that you can do whatever you want! Celebrate that! Do you enjoy fancy dinner parties? Then tell your guests to dress up and bring their appetites. Prefer something more casual? Have a grown-up sleepover in comfy pajamas with popcorn and candy on the menu. 

Get Away From it All

Sometimes simply getting away to a different setting can give you just the boost you need when you are feeling a little down. Plan a road trip with another single friend or book a room on a singles cruise. Even better…go on a solo trip where you can do exactly what you want to do without having to worry about anyone else.

Plan a Date Night with Your Celebrity Crush

Spend your Valentine’s night with your favorite celebrity crush by binge watching every movie/show they are in. Get your favorite take-out food, put on your most comfy pajamas, light a fire in the fireplace and enjoy!

Reach Out to Others

Nothing makes you feel better than doing something nice for someone else. Take this opportunity to reach out and show love to someone who might also be lonely and sad. Arrange to have a “Secret Cupid” with your single friends so that everyone can enjoy receiving a special treat. Visit elderly relatives who might otherwise spend the day alone. Or offer to babysit for your “couple” friends who have kids so that they can enjoy an evening out.

Schedule a Relaxing Spa Treatment

If you’re not one to normally splurge on spa treatments, Valentine’s Day is the perfect time to indulge!  Whether it’s a massage, a facial, or a mani/pedi, find time in the day to relax and enjoy!

Remember, every day is what you make of it…so make this Valentine’s Day what you want it to be!

If you are in the market to buy or sell a home (or both), let me, Sandra Nickel, and my Hat Team of Professionals assist you with all your real estate needs! Call us today at 334-834-1500 and check out https://www.homesforsaleinmontgomeryalabama.com for more information.

If you have been out house hunting, you may have noticed some for-sale signs with “sale pending” badges on them. What does it mean when a sale is pending?

Here is what you need to know about a pending home sale:

A home sale is pending after a seller has accepted an offer and the contract between the seller and the buyer has been signed. 

When the home sale is pending, it’s no longer considered active on the multiple listing service (MLS). The timeframe in which the deal is pending varies depending upon where you live. In some places, it is during the due diligence period when a property is inspected, and its public record is checked to be sure there are not any legal issues. In other areas, the pending phase starts after the due diligence phase. Either way, pending home sales are considered a key indicator of market activity.

Due Diligence: In real estate, the period known as due diligence is an opportunity for you, the buyer-investor, to receive full disclosure of the facts and conditions of a potential asset prior to completing a transaction with the seller.

Once a sale is pending, the buyer needs to start preparing for the closing. The best way for the buyer to do this is to make sure the necessary professionals are on hand, including the mortgage lender, title insurance company, Realtor, and inspector. A real estate attorney is also good to have to help complete all legal documentation prior to closing. In most markets, the due diligence period starts once the contract is signed and lasts about 10 days. During this time, the formal application for the loan is submitted to the lender, and appraiser researches the house and area to determine the property’s market value. The attorney will comb through the home’s public documents to make sure there is nothing that could affect sale of the home. This period is also the right time for the buyer to closely examine the details of the house and the transaction to make sure there are no deal breakers.  If both parties are ready to move forward and have agreed to waive the contingencies regarding inspection or appraisal, all that’s left to do is to wait until closing day.

The seller can relax a little more than the buyer while the sale is pending.

After the contract is signed, the seller pretty much just has to wait. The listing agent typically will schedule the inspection, appraisal or any other visits to the property, but the seller might need to be around to allow people in or to be present for the inspection. However, in some cases, the seller may decide not to be present for any of it. 

It is important to note that once the contract has been signed, the seller cannot back out of the deal, while the buyer is legally allowed to cancel the contract.  But, when negotiation takes place regarding issues found during the due diligence period, the seller can decide what to say yes to.  For example, the seller can choose not to make repairs on things that surfaced during the inspection, or they can refuse to accept a lower price if the property appraises for lower than the sale price. The whole deal can fall apart if the negotiation does not go well, so it’s vital to have a Realtor who will help you through the process whether you are buying or selling.

The last step during the pending sale period is for the seller to move out of the home and leave it in good condition. It is a good idea to leave the home as clean as possible. The buyers will do a final walk-through a couple of days prior to closing. If the closing goes smoothly, the seller will finally be able to slap that sold sticker on the “For Sale” sign!

If you are in the market to buy or sell a home (or both), let me, Sandra Nickel, and my Hat Team of Professionals assist you with all your real estate needs! Call us today at 334-834-1500 and check out https://www.homesforsaleinmontgomeryalabama.com for more information.

1877 Hill Hedge Drive, Montgomery, AL 36106

MLS# 568414

3 Bedrooms | 2 Baths | 1 Half Baths | 1,858 Square Feet | Hill Hedge

Check out this mid-century modern ranch conveniently located in Midtown! This home has a nice floor plan with granite and stainless appliances in the kitchen, an open living room/ dining room with stone fireplace, primary bedroom suite, two nice sized bedrooms and the middle room (currently used for dog grooming) would make a great den or playroom. Hard wood floors throughout, built-in bookshelves and original tile in all three baths. The laundry room is located off the kitchen and the half bath is off the laundry room. Good sized fenced in back yard. Perfect for a first-time homebuyer or investor.

Marketed by Montgomery AL Realtor, Lauren Keen, Sandra Nickel Hat Team!

15 Nottingham Way, Millbrook, AL 36025

MLS# 569991

4 Bedrooms | 2 Baths | 1,700 Square Feet | Sherwood Forest

Welcome to this practically brand-new home in the Sherwood Forest neighborhood! Built in 2023, this 1,700 square foot home offers the perfect blend of modern convenience and country charm, just minutes away from local restaurants, businesses, and the future Millbrook Sports Complex! Step inside to a bright and spacious open floor plan with 10-foot ceilings and an abundance of natural light. The great room invites you to relax and entertain, with French doors leading out to a private patio. The great room flows into the eat-in kitchen, complete with stainless steel appliances, beautiful countertops and a tile backsplash. This home’s thoughtful design includes a split floor plan, offering privacy and comfort for everyone. The secluded primary suite has tray ceilings, a large walk-in closet, and an en-suite bath featuring a double vanity, garden tub, and separate shower. Three nicely sized additional bedrooms provide plenty of space for family or guests. Efficiency meets style with features like vinyl plank flooring, a fireplace that’s wired for a flat screen tv, stainless steel energy star rated appliances, LED light fixtures, energy-saving spray foam insulation, Low-E windows, and a heat pump hot water heater. A two-car garage ensures easy access for parking and makes unloading groceries a breeze! Rest easy knowing everything in this home is less than two years old and was built with energy efficiency in mind!

Marketed by Montgomery AL Realtor, Ali Bertschy, Sandra Nickel Hat Team!