Got your Mission Viejo home for sale on the market today? 

Here are some basic Must Do’s when buyers are coming to call.

1. Always leave your house as neat as a pin, ready for the perfect buyer, EXPECTING that they will come while you are gone.  Take a look around before you leave to make sure everything is set.  Even take three minutes to make fresh vacuum tracks in the living room carpet to show you really put some effort into making the house shine.  Leave on strategic lights.  Set the thermostat to a comfortable temperature.  Leave the whole house stereo system on classical music. 

This sets your intent with the Universe that you truly want to attract the perfect buyer for your home, if you’re into that kind of thing.  Even if you aren’t into Universal Energy or the Force – at least check the house every time you leave so you don’t have to worry about whether or not the kids left their dirty underwear on the bathroom floor.

2. Always LEAVE your house if you are home when a buyer is expected.  As in physically go away from the house.  Even if you work from home and you’re on a super important international conference call.  Don’t even think about walking behind the buyers with your Bluetooth headset on, barking instructions and strategies to your associates in China or London.  And all the kids home doing homework?  They’ve got to go, too.  EVERYONE leaves when buyers come to look.  Don’t be your own anti-sales strategy.  It is terribly uncomfortable for buyers to try on your home while you’re still in it.  Quite a buzz kill. 

The one exception to the above fundamental law of home selling is the napping baby/toddler/grandparent.  At least tuck all ya’ll away in the nap room.  And put several photos of the room on the door with a note that says “Sleeping Baby” and a picture of the little tyke fast asleep in his crib.  Everybody loves baby pictures.  The more emotion you conjure up for the buyer,  the better chance the perfect buyer will fall in love with your house and make a great offer.

Keeping your fingers crossed never hurts either.

Just Keeping it Real here in Mission Viejo Real Estate. 

I’m Leslie.  Gall me. Text Me.  Facebook me.  949-678-3373.

Be Ready When Mission Viejo Home Buyers Come ‘a Looking at Your House is a post from: Mission Viejo Real Estate-Mission Viejo Homes For Sale

Ring in the new year with a resolution to pick a new question on the Mission Viejo Real Estate Market.

Please. I beg you. If I hear “How’s the Market?” one more time, I’m likely to puke up my eggnog. I’m done with the snappy comeback “it depends.” Seriously? “How’s the Market?” What’s wrong with this question? It’s way too broad, that’s what. Here’s why:

1. What kind of home?

Condo or single family home? Fixer or Turnkey? Short Sale, Standard Sale, or REO?

2. Where?

For goodness sakes, you all know that location, location, location is so important. What Orange County city/community/neighborhood? On the beach? On a golf course? Backing to a freeway or busy street?

3. What features?

Remodeled or original condition? Huge lot? Pool? View? Office? Close to schools? HOA? Mello Roos?

4. What condition?

Trashed or upgraded? Abandoned or lovingly maintained? Funky add on or former model?

5. Who are you?

A buyer? A seller? An investor? A home owner trying to figure out how far underwater you are?

So if you want to know about standard sale turnkey single family homes for sale in Mission Viejo with a pool and a view because you’re looking for a place to raise your family and you have way too much going on to even think about remodeling the kitchen or putting in the pool yourself and you want to avoid Mello Roos assessments, that’s a great question!

On behalf of all Orange County Realtors, help us help you. Fill in a little more detail. Please. I beg you again.

Oh, and Happy New Year!

A New Year – A New Question on Mission Viejo Real Estate is a post from: Mission Viejo Real Estate-Mission Viejo Homes For Sale

There’s One Number at the Root of Advanced Math for Today’s Mission Viejo Home Sellers and Home Buyers

There are multiple terms that mean the same thing in Mission Viejo Real Estate, just like the Governator has more nicknames now than he did before he spilled the beans about his other child(ren.)  Bank Owned and REO = same thing.  Equity Seller, Non-Distressed Sale, and Standard Sale = same thing.  So the most important number in the Mission Viejo Real Estate game today goes by many names.  Comps, CMA, Current Market Value, Recent Closed Comps, and Recent Closed Sales = same thing.  The operative words here being recent (as in within the last three months,) closed sale (as in actually traded hands for a verifiable price, ) and comparable (as in similar to your home in size, style, location, condition, and emotional appeal.) And it is equally important to  both Mission Viejo Home Sellers and Mission Viejo Home Buyers.  The one number that you’ll both have to agree on if you’re going to put a deal together.

For home sellers, you’ll be plowing your way through numbers like your expected net proceeds at different potential sales prices, capital gains limits (if you’re lucky,) your remaining loan balance, your required repair costs, and your moving costs.  For home buyers, you’ve got the size of the loan you can qualify for, the amount of your down payment, monthly payments at different potential interest rates, property tax payments, and closing costs.  Oh, and the cost of your appraisal and home inspection(s.)

Thing is, in all this quagmire of money going back and forth, the number that sits right in the middle of the whole deal is the current market value of the home you are selling or buying based on recently closed comparable sales.  It will be a barometer for buyers – the way they’ll know what price to offer on your home.  And a gauge for home sellers to know how to counter that low ball offer or figure out that you’d better take it while you can.  And you’re all looking at the recent closed sales and adding and subtracting for similarities and differences between what has sold recently and the deal you are trying to put together.

Are sellers likely to think their home is better than the recent sales and therefore obviously worth more?  Are buyers likely to discount the color of the granite and the quality of the new cabinets to justify a lower value than the one up the street?  Of course.  That’s why they call it negotiating.  But if you come back to the comps, you’re much more likely to make a deal. Or know when it’s time to say Hasta La Vista, Baby. Next.

Call me if you want to see what the comps say about your Mission Viejo home.  Or any other great Orange County home.  Leslie 949-678-3373

Mission Viejo Home Sellers and Home Buyers Have to Know the Comps is a post from: Mission Viejo Real Estate-Mission Viejo Homes For Sale

What’s Eating Us Today About the Mission Viejo Real Estate Market?  Here are Your Top Four

1. We un-love the way the that Mission Viejo Short Sales make the sellers, the buyers, and the Real Estate agents wait in a state of limbo even Mr. Freeze, one of Batman’s fiercest enemies, could not replicate with his blasted gun.  Caught, as we all are, in the grips of rigor; unable to make a move in an any direction without a decision from the bank.  We do not love thee so much.
2. We un-love the way that so many Mission Viejo homes, once lived in by joyful people, now sit empty and alone. No one there day in and day out to catch it when the pipe under the sink bursts or the valve to the water supply in the refrigerator cabinet leaks.  Water, where it’s not supposed to be, and time are a dangerous combination inside a vacant home.  Mold is likely to follow.   We really unlike mold.
3. We un-love the vice grip of constraint the lending laws and regulations have placed on buyers trying to get a loan.  The indefatigable pursuit of every last bit of hard evidence of financial solvency up to the second before the Mission Viejo home buyer’s loan is funded.  We have performance anxiety in our jobs and sometimes in our families. We do not need the added pressure these constraints apply at the last possible minute.  We really unlike melodrama at our own front doors. It blocks the way for the moving truck.
4. We un-love the incongruity of list prices of homes for sale in Mission Viejo today.  Like Goldie Locks picking out the right porridge, good Mission Viejo Realtors have to explain to sellers and buyers why one is too high (Equity Sellers) one is too low (Short Sales) and one is just right (REOs.) We un-love the tease of the too low pricing and the outrageousness of the too high pricing.

We look forward to a return to the halcyon days of simpler times in Mission Viejo Real Estate.  Come back.  Soon.

Call me with your questions on today’s Mission Viejo Real Estate market.  Please.  949-678-3373.

Oh, Mission Viejo Real Estate Market – How Do We un-Love Thee? Let Me Count the Ways. is a post from: Mission Viejo Real Estate-Mission Viejo Homes For Sale

Equity Sellers Dominate the Mission Viejo Real Estate Market

May 16, 2011 – Today in Mission Viejo there are 400 homes for sale in the Southern California Multiple Listing Service (So Cal MLS) ranging in price from a low of $118,000 to a high of $2,695,000  Of these 400, 57% are offered for sale by owners who are NOT upside down on their mortgage – their home is actually worth MORE than what they owe the bank.  Despite the toll these rough economic times have had on home owners in Orange County and across the country, there are still more opportunities to buy a home by negotiating directly with a real home owner – without the added complexity and uncertainty of dealing with a banker for consummation of the deal.

The number of distressed homes for sale in Mission Viejo today fall into two main categories – 35% are Short Sales and 6% are REOs.   And in the Short Sale group of 138 active listings, 59% are priced under $450,000.   The under $450,000 price range is 46% of the total number of Mission Viejo homes currently for sale.

The remainder of homes on the market in Mission Viejo are a handful of Relocation Sales, Flip, Probate, HUD and Bankruptcy Sales.

So, what does this mean, you may be asking. To me, it means that there are more opportunities to purchase from a real live seller who has actually lived in the house and knows the home’s history – good or bad.  REOs and Short Sales tend to be those with more deferred maintenance and more lender required repairs – tough expenses to swallow for first time home buyers.

Want more info on the Mission Viejo housing market?  Give me a call at 949-678-3373.  Or fill out the info below so I know how to reach you.

Mission Viejo Real Estate – Market Update is a post from: Mission Viejo Real Estate-Mission Viejo Homes For Sale

Mission Viejo Home Sellers Can Stand Out by Making it Easier for Buyers

If you are a home seller in today’s Mission Viejo Real Estate market, you know that buyers are all looking for a deal.  And as an Equity Seller or a Short Sale Seller, you are competing with the deal-making buyers’ dream – the REO listing.  The REO that the bank as priced to fly off the shelf and torpedo the comps in your neighborhood.  So what can you do to improve your sex appeal to these ruthless, let’s-make-a-deal-bound buyers with such stiff competition?  I’ve written volumes on purging, staging, pictures, and pricing – so you know all that already.  Once you have those boxes checked off your list, here are a couple of other ideas to make your home easier to buy and appease the deal-seeking buyer who actually is looking for a wonderful home:

1. Get the Termite Inspection done. If you can, make the necessary repairs Section 1 repairs. (Section 1 is what every Mission Viejo Home Buyer will ask for in their offer.  This is to get rid of any termites you might currently have living with you and to repair any damage caused by those that have moved on.)  List your house with a Termite Clearance.  One less thing for a buyer to have to negotiate or worry about.  Look how sexy your listing is getting!
2. Get a Roof Inspection done. Find out if you’re roof needs any tiles or shingles replaced, new mud stops, or any other form of maintenance.  Then get the work done and show the buyer a Roof Certification. A Golden Ticket to a deal-seeking savvy buyer.
3. Get a Basic Home Inspection done. Cut the buyer’s off at the Home Inspection pass.  Then fix as much as you can.  Be pre-emptive in your strike against a litany of items showing up on their inspection. And then include everything you’ve in your disclosures to actually show the buyer what you’ve already fixed for them.  Making it easier for them since they don’t have to negotiate for it or figure out how to do it themselves.  One more way to make it easy for a buyer to stay in love with your house.
4. Get a Mold Inspection. If you’ve had a leaking faucet in the upstairs kids bathroom that has gone unnoticed and unattended to for the past year, you might want to have a mold inspection done after you fix the leak.  Including scientific sampling to find out what you are dealing with.  And if it is a health hazard, get your kids out of there and take care of it, before a buyer finds it and hallucinates about how horrible it is and runs for the hills and away from the deal.  Not very sexy, but will keep your listing out of the proverbial gutter.

Just a couple of advanced seller strategies to keep you on the top of the heap.  There are a few more homes on the market in Mission Viejo today than there were last year.  Put all of these improvements/certifications/clearances in your listing where the Bunny Slipper buyers can see it when they’re shopping on-line at 2:30 AM.  Every little thing you do to make you home be the best one on the market will help you get it sold.  Faster and for more money.

How Home Sellers Can Make it Easier for Home Buyers in Today’s Mission Viejo Real Estate Market is a post from: Mission Viejo Real Estate-Mission Viejo Homes For Sale

These Days, Mission Viejo Real Estate Transactions Can Be an Emotional Roller Coaster

It’s human nature. We want the story.  The motivation behind the facts.  The nitty gritty who, what, when, where, and why.  And if denied, just like a toddler who’s told “No more candy,” we retaliate.  Not with stomping feet, flailing fists, and tears.  Rather, with our own version of anything missing from the story.  No matter how wild, off-base, or far from the truth our version may be.

Buyers and Seller in Mission Viejo Real Estate today are particularly fond of jumping onto the Real Estate Roller Coaster when there’s no information exchanged.  No response received.  No indication of a yea or a nay in sight.  When left in the communication limbo, here’s how the gap gets filled in….

They’re screwing with me. The bank knows how much I want this, and they’re purposefully not responding to my ____________.  Fill in the blank – your offer to purchase an REO or Short Sale home, your application for a loan modification, or your request for a credit.   The people working at the banks don’t really have a goal to screw with you.  They are way to busy processing thousands of files on a daily basis to be thinking of ways to annoy, irritate, or frustrate you.  Or find the pins to stick into the Voo Doo doll that looks just like you.

They’re holding my offer in case they get a better offer. In some cases,  sure they are!  Like if you made a low ball offer to an equity seller.  And in the case of an REO, they sometimes have a “seasoning” period to notify you that they are waiting for better offers before they respond to yours.  That they forgot to mention that up front is just an example of the fact that these bankers are human as well (even though that’s hard for some of you to imagine.)

They really don’t have multiple offers, they’re just saying that to get me to pay more.  No.  Not legal, ethical, and their agent wouldn’t risk losing her license by tricking you into thinking there are multiple offers.  If you’ve been notified there are multiple offers, believe it.

They’re playing games with the price. No.  Usually not the case. There’s probably a comp somewhere to support the list price.  If someone wanted to play a game, trust me, they’d pick something other than listing their house for sale and keeping it model perfect 24/7 and leaving at the drop of a hat so you can come look at their stuff.  If Mission Viejo sellers wanted to play a game, they’d more likely break out the Monopoly or Apples to Apples.  I know I would.

Keep in mind today’s Mission Viejo home pricing rule of thumb – equity sellers tend to be priced above market value, Short Sales are priced under market value, and REOs are priced at market value. To avoid avoid a roller coaster ride during your transaction, stick to the facts and steer away from making up the story on your own.  You’ll sleep better at night.

I’m Leslie, just keeping it Real in Orange County Real Estate.  949-678-3373

Stick to the Facts and Steer Clear of the Drama in Mission Viejo Real Estate is a post from: Mission Viejo Real Estate-Mission Viejo Homes For Sale

Bumpy Roads Not Uncommon in Mission Viejo Real Estate Transactions

I’m not going to kid you.  There are often bumps in the road when selling or buying a home in today’s rockin’ Mission Viejo Real Estate market.  Like finding out that the actual square footage of the home, when tape measured by the appraiser, is almost 600 square feet less than you thought.  Or finding out that the VA will not accept your disability pay as proof of employment when you have a baby while you’re in escrow and you’re only 2 weeks in to your maternity leave.  Or moving forward with your new car purchase only to find out at the last minute that your debt ratio is now too high to qualify for the home loan.  Or this week in the life of two of my favorite clients, who’s appraisal came in less than the sales price of the home they are buying.  Yikes.

The Clock Keeps Ticking Despite Hick-Ups During Mission Viejo Escrows

So what happens when these bumps bungle up your transaction?  Do you get a “time out” to figure it out?  Not on your life.  You have to keep moving forward, against the ticking clock of contractually agreed upon time-frames.  Sellers all know the white-knuckle ride it is to have your home off the market for the 17 days most contracts allow for the buyers to do all their inspections and get their loan fully approved and through underwriting.  Even if you decide you don’t like these buyers or a higher offer has come in while you’re waiting around – you, the sellers, are stuck until the buyers remove all their contingencies or cancel.  Or ask for a huge credit to solve the plumbing issue no one knew about until the home inspector showed up.  There’s no provision for a “time out” to work up a rebuttal to the home appraiser who doesn’t see eye to eye with you on the value of the home.  And when the rebuttal is refused and the lower price sticks, there’s no automatic “time out” to re-negotiate the sales price.

Built in Time to Handle Unexpected Events

Everyone inside the Real Estate business knows that these bumps are going to happen.  And the 17 days is usually enough time to take care of them.  Usually.  Best way to smooth the path for your transaction?  Get ‘er done up front.  Sellers – get the termite inspection done as soon as you are ready to list, so you don’t have any surprises.  Buyers, get the home inspection and appraisal done as quickly as possible so you can use your built in “time out” to figure it out.

Use your time wisely.  Give me a call – let’s figure out how to make you a winner in today’s Mission Viejo real estate market.  Leslie  949-678-3373

There’s No Time Out in Mission Viejo Real Estate! is a post from: Mission Viejo Real Estate-Mission Viejo Homes For Sale

Mission Viejo Home Sellers – What Are the Photos of Your Home Telling Today’s Buyers?

OK, all you Mission Viejo home sellers, listen up.  And all you other Orange County home sellers can get some pointers here, too.  It’s now April.  And if your house hasn’t sold yet, it might be time to take a look at the photos that are gracing the screens of every Internet Website the Bunny Slipper Buyers are stalking.  Here’s what I’m talking about.

1.       Bunny Slipper Buyers are ON IT.  That means they are on one-minute-response auto-alert for any changes, new listings or movement of any kind in the exact areas they are looking for.  And if you decide to drop your price, they get an alert INSTANTLY.  And they open their email at O-Dark-Thirty or any time of day.  Especially in the wee small hours of the morning, since they can’t sleep because they need to find a home to buy so they do their home shopping at O-Dark-Thirty.

2.       When Bunny Slipper Buyers get an instant alert that your home may have entered their target zone – what do they do first?  Look at the Association Amenities?  Check out the type of flooring and fencing or check to see if your house has rain gutters?  NO WAY.  They check the PHOTOS.  Come on.  You know this, right??

3.       So, I did a random sample of photos of homes currently active in the Southern California MLS, un-audited by Ernst, Whiney, or Young, and you know what I found?  Christmas trees, Christmas stockings, Santa Clauses and Snowmen.  In photos of homes for sale in Mission Viejo (which is where my office is) and other South OC cities.

I remind you again.  Over 95% of home buyers today shop for homes on-line. On their iPhones, their iPads, their Driods, and their Blackberries.  They get your house details and all the photos anywhere and at any time.  What do you think they think when they see a photos of Christmas trees in your house in April.  Say it with me –   “This house has been for sale since before Christmas of last year and it hasn’t sold yet.  What’s wrong with it?”  You just gave them license to conjure up all kinds of things that are wrong with your house.  Don’t go there.  Really.  Don’t.

So what does this mean to you as an Orange County home seller?

If you’ve had your home on the market since last Christmas and Bunny Slipper Buyers can see that – REPLACE THE PICTURES WITH NEW ONES!!  It’s super easy to do.  Ask your agent – she’ll know how.   Unless the Christmas decorations are still up.  That’s a different conversation.

I’m Leslie.  Just Keeping it Real in Orange County Real Estate.  949-678-3373

Bunny Slipper Buyers – Mission Viejo Home Sellers Beware! is a post from: Mission Viejo Real Estate-Mission Viejo Homes For Sale

When East Meets West and Gives Some MoJo to Mission Viejo Home Sellers

“I don’t have to believe in Feng Shui, but I use it because it makes me money.”
- Donald Trump

Call me and The Donald crazy, but I have resorted to using the Eastern Feng Shui energy and a Roman Catholic Saint to help get some homes sold in Orange County.  In these stressed out times, who couldn’t use a little extra help?  Here are some tips and insider secrets that might help you Orange County home sellers attract more offers from well qualified buyers really quickly.  Are you with me on this?  Ready to suspend your big, red, glaring BEWARE sign of disbelief?  Hang on.  Here we go.  (It won’t hurt.  I promise.)

Feng Shui Based Home Sales Techniques to Attract Buyers

1.       Put a brand new rectangular or oval black mat at the front door to your home.

2.       Put a pot of fire colored flowers (red, orange, yellow) on each side of the black mat.  Fake plants are OK as long as the look real.  Those totally fake things will not work.

3.       Make sure the front approach to your door is squeaky, sparkling clean.  That means the sidewalk, the walk way and the entry way.  No dirt, dead leaves or dead anything, and give the door a fresh coat of paint if you need to.

4.       Put a bowl of fresh fruit in the kitchen – apples, oranges, and lemons.  Fresh.  If you have to buy new ones every week while your home is on the market, do it.

5.       In the back yard, back porch, back balcony or back patio, put a pair of something in the far right hand corner.  A pair of chairs, a pair of garden gnomes, a pair of potted plants, a pair of candles.  Just not a pair of dirty socks.

6.       Put the For Sale sign in the front right corner of your property.  For extra credit, surround the base of the sign with flowers of every color.

7.       If you are going to invest a dime into getting your home ready to sell, you can never never never over improve the land your house is sitting on.  Invest in green grass where there should be green grass, flowering plants in all the beds, and  rich, dark earth where it belongs.

St. Joseph – The Patron Saint of Real Estate

Go to your local Roman Catholic Book Store and just say “Can I have the St. Joseph to get my house sold?”  You’ll be taken to the aisle with the St. Joseph’s for Realtors section.  For about $10.00 – you’ll get a  tiny statue of St. Joseph – the patron saint of Real Estate – and a set of directions for setting him off your behalf.  Here’s my personal prescription for bringing on the St. Jo MoJo:

1.       Pick a spot in the front yard that you can re-locate at a later date – marked by a spot on the sidewalk, a sprinkler head, or a step in the front walk.  (The first time I employed the power of St. Jo I place him near my For Sale sign, which the gardeners moved several times to mow the lawn.)

2.       Bury the tiny statue head down, facing the street.  Yes.  Dig a deep enough hole to fit him in, put him in a head stand, and cover him up.  Use a little garden shovel.

3.       Say the prayer.  It comes with the tiny statue.  Or any prayer.  Ask St. Jo to help you get your home sold.  Respectfully.  On your knees would be best. That’s how I do it.

4.       After you close escrow on your house, dig up the St. Jo (see #1 above about the importance of remembering where you placed him)

5.       Place the dirt-encrusted statue in a place of honor.  He deserves it.

First time I buried a St. Joseph for one of my clients, at her request, we got an offer the next day.  Go figure.  Or go get a figurine of your own.

I’m Leslie.  Just keeping it Real in Orange County Real Estate.  Call me.  We should talk.  949-678-3373.  Or just fill out this form.

Can Superstition and Religion Help You Sell Your Mission Viejo Home? is a post from: Mission Viejo Real Estate-Mission Viejo Homes For Sale