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6 Common Pricing Mistakes Every Seller Can Avoid

by Randy Charlton, Re/Max Time Realty

If you’re getting ready to sell your home, you want to get the most money for your investment, right? One of the key factors that will sell your home is price, and having a sound pricing strategy is a must if you want to find the right buyer.

Here are six common pricing mistakes all sellers should avoid.

1. Overpricing from the start – You might think your home is the best on the block and should command a price relative to the value you see. Wrong. You have to appeal to the value homebuyers see. Overpricing your home at the onset could leave out strong potential buyers, especially if recent sales and other factors in your neighborhood don’t justify your listing price. You also run the risk of needing multiple price reductions, which keep your home on the market that much longer.

2. Leaving out potential buyers in online searches – Entering a price range is the first search parameter most homebuyers use to narrow down their options. If a buyer’s price range is, say, $250,000 to $300,000, they won’t see your home if it’s listed at $305,000. It might make sense to list it right at $300,000 so that you capture potential buyers in the ranges above and below. Ultimately, this is up to you and your agent, but the range your home's price falls into is certainly worth thinking about – especially if you're teetering between price ranges anyway.

3. Not considering recently sold properties – To arrive at a listing price that will generate buyer interest, you can’t base your price solely on the prices of other homes in your area that are listed for sale. You also need to consider recent sales in your neighborhood and the final sale prices. An experienced agent can provide you with information on recent sales to help you see the bigger picture.

4. Getting too creative with your asking price – Make it easy for buyers and pick round numbers. Listing a home for $512,477, for example, will give potential buyers pause about your intentions and divert attention from your property to you, as the seller. Maybe it's best to save the creative juices for the property description.

5. Not being open to negotiation – The quickest way to kill a sale is to dig in your heels on asking price before the for-sale sign even goes in the yard. Negotiation is a two-way street, and if you refuse to budge on pricing or other conditions, you might be in for very bumpy (and long) ride. Ask yourself: Is it more important to get full asking price, or can you make a few concessions to find common ground that will ensure a closed sale?

6. Ignoring your agent’s insights – The best route to the right price starts with picking a great agent and then listening to his or her advice. Your agent will look at your situation from all angles – your home's features, the local market, recent sales and more – to help you make an informed decision about pricing.  

Ready to list your home? Then call Randy Charlton today at 909-938-9568.

Brought To You By: Randy Charlton with RE/MAX Time Realty​​

Homer Simpson’s Not Alone: Common Mortgage “D’Oh!”s

by Randy Charlton, Keller Williams Realty

Homer Simpson smacks himself in the forehead every time he says it: D’Oh!!!

When it comes to knowing how mortgage basics have shifted in today’s changing banking environment, few of Rancho Cucamonga’s homebuyers have kept current enough to avoid meriting that kind of forehead slap. It’s no wonder. The average family delves into the real estate market no more than once every five to seven years, so they don’t worry about getting a mortgage day in and day out. It’s my job as an agent to bring clients up to speed throughout the buying process, which often begins and ends with getting a mortgage in Rancho Cucamonga.

Among the most common current misconceptions:

If you are among those believing that all lenders are legally required to charge the same fees for credit reports and appraisals! In order to create more competitive lending quotes, some banks waive all charges for these services. And other lenders may charge higher fees for the same services – all of which is why it’s so important to speak with multiple lenders.

When a couple is getting a mortgage jointly, do you (like so many) believe the primary borrower with the highest score will be considered the main applicant? D’Oh! Lenders usually take the middle score of each spouses’ three scores, and use the lower of the two in determining the offered interest rate. The lesser credit worthy spouse has the greatest effect on the monthly payment.

The real estate slump from a few years back has many believing that getting a mortgage in Rancho Cucamonga (or anywhere else) will require at least a 20% down payment. Sound like you? If so (you guessed it): D’Oh! With as little as 3.5% down, buyers can often qualify for a mortgage through the FHA, available to everyone meeting the minimum lending requirements. Other loan programs are offered through other agencies like the Department of Veterans Affairs (VA) and the Department of Agriculture (USDA).

Thinking of getting a mortgage in Rancho Cucamonga anytime soon? Getting approved is Step One in the buying process — if you’re ready to get going, make the next call to me today!

Brought To You By:  Randy Charlton of RE/MAX Time Realty

11 Reasons To List Your Rancho Cucamonga Home For Sale This Holiday Season

by Randy Charlton, Keller Williams Realty

You contemplated Selling your home but as the winter months crept up you decided to wait. You thought maybe you will just get it going in the New Year.  You heard that the winter season is slow for Rancho Cucamonga real estate or that no one is really buying homes during the holidays anyway.  Is what you heard the actual truth?   

The truth is that it is always better to be in the game than on the bench.  Here are 11 great reasons to get started now!

11.  By selling now, you may have an opportunity to be a non-contingent buyer during the Spring when there are traditionally more houses on the market which could ultimately drive prices down.  This could mean you sell high and buy low.

10.  You can sell now for more money and we will provide for a delayed closing or extended occupancy until early next year. 

9.   Even though your house will be on the market, you still have the option to restrict showing during the six or seven days around the Holidays.

8.   January is traditionally the month for employees to begin new jobs.  Since a transferee cannot wait until Spring to buy, you need to be on the market during the Holidays to capture the market. 

7.   Some people must buy before the end of the year for tax reasons.

6.   buyers have more time to look for a home during the Holidays than they do during a work week. 

5.   Buyers are more emotional during the Holidays, so they are more likely to pay your price.

4.   Houses show better when decorated for the Holidays.

3.   There are fewer homes on the market during the Holidays which means there is a greater opportunity to capture motivated buyers AND a better sales price for you.

2.   Serious buyers have fewer houses to choose from during the Holidays and less competition means more money for you.

And the number one reason why you should list your Rancho Cucamonga home during the Holidays....

1.   People who look for homes during the Holidays are more serious buyers!  

Give us a call today to find out what the current market value of your home is in today's market and if listing during this Holiday season is right for you.  Don't sit on the bench and wonder, get in the game!

Brought To You By: Randy Charlton of RE/MAX Time Realty

No Tax Liability From A Short Sale States IRS And Franchise Tax Board

by Randy Charlton, Keller Williams Realty

Great news for California homeowners who are looking at a short sale as an alternative to Foreclosure!  In an announcement from the California Association of Realtors we have been informed that the Franchise Tax Board and the IRS have clarified that an obligation involved in a sale pursuant to CCP Section 508e would be treated as a nonrecourse obligation for federal income tax purposes.  In other words, underwater home sellers are assured that they are not subject to state income tax liability.  Distressed home sellers are not liable for federal or state income tax for debt written off by lenders in a short sale. 

If you are considering a short sale or are facing foreclosure we can help you make an informed decision that is best for you and your family.  Give us a call today at (909) 590-8288 to speak with a qualified short sale specialist or visit our short sale website at www.IEShortSale.com.  It’s time to get the facts and learn about the options available to you.  A short sale can save your credit, but if you wait too long and end up in foreclosure your credit will suffer.  Make the call today!

Brought To You By: Randy Charlton of RE/MAX Time Realty

The Randy Charlton Group Helps Another Homeowner By Selling Home In Glendora

by Randy Charlton, Keller Williams Realty

The Randy Charlton Group Just Sold 224 Roundup Road, Glendora 91740 in the San Gabriel Valley of Los Angeles County. 

The home sold for $600,000.00 in a 30 day escrow after being on the market for 45 days.  This was a standard sale and was purchased with a conventional loan with no closing costs from the seller

As a top listing agent at Keller Williams Realty in Rancho Cucamonga, Randy Charlton was the only agent the Hank’s turned to when it was time to sell their home in Glendora.  As past clients of Randy’s they knew that the home would sell quickly and for top dollar.  “I've used Randy for ALL of my real estate transactions over the past 16 years,” stated Christy Hanks on Yelp.  See her entire review here.

The home was located in a highly sought after neighborhood in Glendora near Glendora High School, with Sutherland Elementary and Goddard Middle School not far away.  buyers long to purchase homes in this area as it boasts a low crime rate and great schools.  There are many parks in the area and an extensive Parks and Recreation program that provides activities for citizens of the community.  Glendora also owns a 9-hole golf course, Glen Oaks.  The Glendora Country Club has an 18-hole golf course and membership is by invitation only.  Many  professional golfers have played at that course.

Randy Charlton, owner of The Randy Charlton Group, is very honored that many of his past clients continue to turn to him for all their real estate needs.  “I work very hard for my clients and manage their needs with professionalism and integrity.  I believe that is why they choose to work with me over and over.  I make my clients my priority, and in doing so, lasting friendships are made,” said Randy Charlton.  

The Randy Charlton Group is constantly in the top 10% of agents at Keller Williams Realty in Rancho Cucamonga and has sold over 300 homes in his career.  When you choose to work with The Randy Charlton Group, you choose to work with a team of real estate professionals who will have your best interest as their top priority. 

Call today to see what your home is worth in today’s market or online by clicking here.

Brought To You By: Randy Charlton of Keller William Realty

Successful Home Selling Veterans Agree on Basics

by Randy Charlton, Keller Williams Realty

Rancho Cucamonga home Selling is not so different from home selling in any other desirable community: the nearly universal underpinnings haven’t changed through the years. So when a homeowner watches a “Just Sold!” sign go up on a neighborhood home he or she just knows isn’t nearly as good a buy as his or her own property, “why them/why not me?” is the normal response.

The answer can be quite simple. If you want your own Rancho Cucamonga home selling campaign to proceed as smoothly as possible, veteran sellers offer some reliable advice:

  • Remove yourself from the equation. Specifically, remove the family photos off the walls and store them in an out-of-the-way place. That evocative stairwell lined with pictures of the kids and family vacations might be a trip down memory lane for you, but it’s a roadblock for potential buyers. The goal in home selling is to effectively showcase the property — don’t make the star of your production share the stage!
  • ​​Store extra clothes. Sort through the clothes you and your family are not going to wear this season and remove them from the closets. Overstuffed, cluttered closets give prospective buyers the impression that there isn’t enough storage space, whereas a sparsely hung closet just feels luxurious. If needed, purchase wardrobe boxes to store in the garage.
  • Use the professional talent that’s already on deck — ask your agent for a truly forthright opinion on how your home stacks up against the other current listings in Rancho Cucamonga. Since you’re on the same team, you’ll get the best of both worlds: real, up-to-the-moment comparisons with competing Inland Empire homes, and suggestions for how to further improve your property’s profile among them.

Preparing to sell a home can seem daunting at first, but once you begin in earnest, with the help of your real estate professional and a few proven guidelines, the process can be fully in motion quickly and easily. The most important thing to remember is that the better you display your property, the more money it is likely to sell for. It all starts when you give me a call!

Brought To You By: Randy Charlton Of Keller Williams Realty

Rising Market + Low Rates = Timely Opportunity in Rancho Cucamonga

by Randy Charlton, Keller Williams Realty

For many of us, the idea of owning a second home has always seemed an inviting long-term investment idea, but

First, there was the expensive market. Reasonable mortgage rates were available, but the most interesting Rancho Cucamonga second home possibilities were often…just a little too pricey. Then came the real estate swoon that began in 2005: a serious market reversal that had financial pundits (for the first time in memory) casting doubt on the viability of real estate — first home, second home, any home — as an investment.

Those days may be thankfully behind us, but…the memory of falling values can easily override actual rising values, even when they are evident in today’s market .

Once you shake off the emotional roller coaster of the past decade’s rise, fall, and current reversal — a strong argument can be made that what we are experiencing currently could wind up being your best chance to pick up a terrific Rancho Cucamonga second home buy. Whether that property would serve as a family vacation home, income producer, long-term equity-builder (or any combination of the above), now is a perfect moment for investigating the prospects.

The reasoning is basic. In a flat market — or one that only appreciates at the rate of inflation — a second home investment is generally considered fitting for the slightly risk-averse. It’s the opposite in a falling market, when second home investments seem to comprise a chancier proposition (as Wall Streeters say, ‘catching a falling knife’ can be risky).

But today’s situation doesn’t look like either. And since it’s an early purchase in a rising market that stands to pay the greatest dividends — this is a time that could create the kind of investment returns that later has bystanders smacking their foreheads and saying, “I looked at that place when I could have bought it for…” Add in today’s still historically low mortgage rates, and there’s ample reason why your “some day” second home buy might better become “this day”!

One thing that’s certain: good bargains for a second home in Rancho Cucamonga and the Inland Empire as a whole are out there. Call me anytime to look over the opportunities!  

Brought To You By Randy Charlton of Keller Williams Realty

Rancho Cucamonga Home Listings May Not Be on the MLS

by Randy Charlton, Keller Williams Realty

The actual percentage is nearly impossible to pin down, but something like 15%-20% of the nation’s Homes for sale aren’t listed at all. You might assume that every homeowner with a property for sale would relish the effective marketing that comes through the multiple listing service, but there are at least four ways home listings in Rancho Cucamonga sometimes don’t include everything that really is for sale:

Pocket Listing: Occasionally agents choose to withhold Rancho Cucamonga home listings from the open market. Reasons vary, but they might wish to keep a choice property for their own brokerage’s clients, or they might seek to create an air of exclusivity around the listing. Digging for these off-market home listings can require energy and persistence, including regular searching through the websites of independent and luxury brokers, contacting scores of agents, or (a good deal simpler) making sure you work with an agent whose own Rancho Cucamonga real estate network is deep and current.

FSBO: This is the “For Sale by Owner” group, usually comprising about 10% of the market. These properties are easier to find. Just drive through the target neighborhood looking for yard signs without a brokerage logo. Sometimes you will even find Rancho Cucamonga FSBO home listings on the MLS if the owner is offering a commission to buyer’s agents.

Closely Held Transaction: When transactions are arranged between family members, neighbors, or other acquaintances (about 3% of the total market), they frequently close without appearing on our Rancho Cucamonga’s home listings. 

Expired Listing: When homes aren’t sold within the expected period they can disappear from Rancho Cucamonga home listings. These make up most of the hidden home listings that are still available. A heads-up agent will often be aware of the situation, and if the property fits your criteria, can help you uncover them before others do.

If this holiday season finds you already on the hunt for a home in Rancho Cucamonga, or you are just getting started, or are hitting a dead-end in your search, I stand ready to help you land the right property. Contact me today to see what my network can do for you!

Brought To You By: Randy Charlton of Keller Williams Realty

Open House In Glendora This Sunday! October 13th 12-4 p.m.

by Randy Charlton, Keller Williams Realty

OPEN HOUSE OCTOBER 13TH!  12:00 to 4:00 p.m.

 

Come see this newly renovated home in Glendora!  The sellers have installed brand new carpet, new paint, scraped the ceilings, and put in new recessed lighting!  Come see it this Sunday!!!

 

See the virtual tour here! http://www.tourfactory.com/1050408

 

 

Rancho Cucamonga Open House Planning Should Include Safety

by Randy Charlton, Keller Williams Realty

A Rancho Cucamonga open house is a great sales tool when your home is on the market, but it also exposes your property to total strangers. As agents, my colleagues and I are trained to red flag suspicious activities, but during an open house, multiple parties will be coming and going at the same time. Choosing to take proactive steps is good practice for keeping your home safe during your open house in Rancho Cucamonga.

For openers, it’s a good idea to let neighbors know about the event. Since you are likely to be gone, let them know who your agent is and the open house schedule. Particularly after it ends, in case you aren’t back immediately, ask if they will keep an eye and ear open for anything out of the ordinary.

Keep pets secured – a dog should never be left on the property during an open house, and cats (especially if they are indoor-only) should be secured in an escape-proof area or kitty crate.

Remove and secure small and breakable items around the house, as well as things prospective buyers might step on, break, or trip over. Remember to ‘child-proof’ by removing items a prospect’s child might be tempted to ingest.

Of course, put away the valuables. The exposure your property will receive during an open house in Rancho Cucamonga is invaluable, but removing temptation (including prescription medications) will make it much more likely that results are 100% positive.

After your return, be sure to double-check the entire property to be ensure the doors, gates, and windows are properly locked. Thieves have been known to use open houses to scout for valuables and points of entry. The valuables were already removed; now, foiling the easy entrance will thwart that possibility. 

An open house in Rancho Cucamonga is a powerful marketing tool in any agent’s toolbox. We are already safety-conscious — and by taking these few extra steps, you can help ensure the event comes off without a hitch. I’m here to help clients succeed in all departments – call me today if you’d like to discuss a marketing plan for your home this summer!

Brought To You By: Randy Charlton of Keller Williams Realty

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The Randy Charlton Team
RE/MAX Time Realty
10535 Foothill Blvd, #100
Rancho Cucamonga CA 91730
909-938-9568
Fax: 909-509-5904

Cal BRE License # 01327481

Real Estate For Rancho Cucamonga And The Surrounding Areas

Randy Charlton With RE/MAX Time In Rancho Cucamonga, California

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