Category: Overland Park Real Estate

8206 W 144th Street

For Sale In Overland Park – $395,000

SOLD FOR THOU$$$$$$ANDS OVER ASKING PRICE!

Blue Valley Schools under $400k plus a putting green? This terrific 2 story has an open floor plan, loads of updates, and a finished walk-out lower level. The a/c and hot water heater were replaced in 2021. This layout is perfect for working from home (while working on your golf game) as well as entertaining friends and family. The formal dining room is the perfect space for your home office. You’ll love the pretty kitchen with white cabinets, glass fronts, granite, stainless appliances, breakfast bar plus dining area that walks out to the recently stained deck. Upstairs on the bedroom level is a large main bedroom with a bath that has heated tile floors! A jack and jill bathroom is between bedrooms 2 and 3. The 4th bedroom is off to itself for a little more privacy. The lower-level rec room with built-in cabinets and wet bar offers one large open space that’s perfect for so many uses: the kids, a man cave, exercise area, or all of the above. A cedar closet provides off-season storage. There is also a 3rd full bath plus plenty of storage. Walk out from the lower level to a lovely yard, vegetable garden area, and the putting green! Extras include a “smart” sprinkler system plus a workshop with a sink in the garage. This home is well maintained, pet-free, clean, and move-in ready! Convenient location with easy access to shops, great dining, and highway access.

Check out the photo slideshow here!

The Coming Soon Sign – Pros and Cons

Home sellers are always asking if I can put up a coming soon sign so their house gets more visibility. Yes, I can…but is that to your advantage? I want to share my opinion of the pros and cons of coming soon signs.

There are many schools of thought. Obviously, there is the home seller’s train of thought and the Realtor’s train of thought. My thoughts are always based on what works versus the seller’s thoughts of what they see others doing and what everybody is trying to sell you.

The pros and cons of a coming soon sign

Pros of a coming soon sign

As a home seller, you want to make sure your home is getting as much exposure as it can possibly get. But likes on Zillow don’t really matter. Random exposure is not as important as the right exposure. For example, I know you’ve seen houses on Zillow that have hundreds of views as well as saves, and yet it hasn’t sold yet. Those are random likes. When marketing your home, I expose it to Realtors who have buyers who are ready, willing, and waiting for a house like yours to come on the market. That is what is going to get your home sold with multiple offers and for thousands of dollars over your asking price.

Cons of a coming soon sign

For many reasons, a coming soon sign definitely gets the attention of the neighborhood! Your neighbors might tell some of their friends that a house in their neighborhood will be on the market soon. They might even mention it on their social media. But are their friends, YOUR buyers? In other words…

  • Are they working with a Realtor?
  • Have they been in the home buying process for a few months now?
  • Are they preapproved for a home loan? Do they have a house to sell?
  • Are they prepared to close in 30 days? Do they know how the current market works?
  • How many houses have they looked at?
  • Have they made offers that weren’t accepted?
  • And most importantly, how many houses have they lost?

Buying a home has changed

You see, home buying has changed. Until a buyer goes through the “how to buy a house when there’s no inventory phase” of the home buying process, they are not going to buy your house for over asking price. They just aren’t. Those people are not your buyer.

Home buyer case study

My recent buyers had every intention of finding a newer, larger home before they ever put their home on the market. Ashley had purchased the current home years ago when she was single. It was just right for her needs. But after getting married and having a baby, a 2 bedroom with no basement didn’t suit them so much anymore.

They did their due diligence and got preapproved for a home loan without having to sell their current home. That way, there was no pressure. They could take their time and find the right house without trying to coordinate two moves.

Long story short, we probably looked at 30 houses and wrote 10-15 offers…that they didn’t get. Every time they lost out to another offer, I tried to find out why. With every lost house, they became more informed of how to buy a house when there is no inventory. We kept coming up with a better game plan. They became better and stronger buyers. They learned the secret of buying a house in today’s market from not winning. Finally, they bought a house that worked for them and it didn’t break the bank.

When should you use a coming soon sign?

On the other hand, a coming soon sign might work for a house that:

  • Doesn’t show well and needs an extra push to get everybody’s attention
  • Might be in an area where similar houses don’t get multiple offers or
  • Is just flat out overpriced

Not to mention, there are license laws about what “coming soon” even means and the logistics of it. Formerly coming soon became coming soon to MLS. There are huge fines ($1,000) to pay if a house is shown to anyone before its active date. Any home for sale has to be available for anyone to see at the same time. That puts you as the homeowner under duress as well because unfortunately aggressive buyers and agents have been known to knock on a door of a coming soon house – just to take a peek.

The home buying process is all about elimination. Buyers are looking at houses to eliminate them because they know they can only buy one. That way, when they find the right one, they will know it’s the one and will fight their hardest to make it their own.

As a seller, you want all the exposure you can get but believe me, when I tell you a coming soon sign is not going to make your life easier. What I’ve found is it takes the anticipation, momentum and the thrill out of the process of coming on the market.

Hiring the right Realtor

Selling your home always starts with hiring the right Realtor. There are plenty of buyers out there that are looking for a house just like yours. Let my 34 years of experience of selling homes for top dollar and faster than the others work for you. I have perfected a marketing plan that works in all markets. Let me create my signature Model Home Look for you using your own things. It’s what every buyer wants and will pay extra money to get. It will definitely work for you…if you allow it to happen.

As your Realtor, it is my job to get your home not only priced right and looking fabulous with its model home look but to also get you multiple showings. Premarketing only takes away from the surprise of a new house on the market and the urgency to see it. Don’t give home buyers and their agents a reason to eliminate it before they get a chance to see it.

You don’t need a 59 Point Marketing Plan to sell your house in today’s market. My 3 Steps is easy and works!

What’s next?

Call or text me at (913) 515-3250 to find out how easy it will be to sell your home without all the confusion of a coming soon sign.

Check out today’s new listings either below or in the sidebar. Call or text me at (913) 515-3250 to see inside one of these homes. I AM NEVER TOO BUSY to show you a house. Real estate is my main hustle after 35 years! Everything else I do is bells and whistles to enhance your experience!

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What You Need to Know about Real Estate in 2022

My state of the real estate market address

The post-pandemic future of Covid and real estate in 2022 is uncertain. No one can definitely predict what’s going to happen this year, but as a 15-year winner and recipient of the 2022 Five Star Professional Real Estate Agent award in Kansas City and Overland Park, I want to address the 3 most important things for sure.

The top 3 things that matter for home sellers and home buyers

  1. Inventory
  2. Interest rates
  3. Prices

Real estate in 2022

Let’s get down to it. There is always speculation, but in my opinion, the only things that matter in real estate start with inventory. If I could just get those baby boomers moving on down the road, it would open up a whole lot of inventory. But boomers are typically stubborn and if they’re not ready, they are not going anywhere. I will continue to try by educating them on the benefits of downsizing and selling their homes while they still can.

Is there even any housing inventory out there?

As in previous years, there is still such a lack of inventory, so I predict buyers will be in the same situation when trying to buy real estate in 2022. For every house that comes on the market, there are at least 10 if not 50 buyers (depending on the price range) who want to buy it.

For example, I had a cute little 50-year-old home that had never had any updates. In other words, picture grandma’s house if you will. It was extremely well maintained but had lots of wallpaper, old, stained carpet, heavy drapes, and an outdated kitchen with mismatched appliances and original bathrooms with colorful tile. But it also was in a great neighborhood, had virgin hardwood floors under the carpet, a nice big eat-in kitchen, a spacious newer deck that overlooked the fenced backyard, and came with an older washer and dryer! After looking at the comparable houses that had recently sold in that neighborhood, we priced it at $215,000 which is exactly where we felt it was worth. I had over 70 showings, over 20 offers and it sold for $254,000. It sold for $39,000 over the asking price, had no inspections, and closed in 10 days.

My point being, yes there is inventory but when you have 70 showings on one house, there are obviously more buyers than houses for sale.

Interest rates

It’s a well-known fact that The Federal Reserve is expected to raise mortgage interest rates several times in 2022. It is predicted that interest rates will rise to at least 3.5% by year-end. Now granted, that’s not a lot considering I bought a house in the ’80s at 16.75%.

But for today’s buyers, for rates to go up even half a point can affect what they qualify for when buying a home. As a result, even at a 3.5% interest rate, that shouldn’t keep buyers from wanting to get into a house. But those carry-over buyers that didn’t get a house in 2021, will find their buying power at a higher interest rate will give them less to spend. That is unless they were able to save additional money in 2021.

Another real-life situation is I have some buyers that wrote a new construction contract in January of 2021. Well, needless to say, their home was supposed to be finished and closed in December. However, due to supply shortages, delivery issues, and now with so many workers out with Covid, the best guess for completion is now mid-April. And that date is a moving target.

Prices

Oh, those prices…what will buyers be willing to pay in 2022? WIT – whatever it takes. Buyers want what they want and many are sick and tired of not being able to become homeowners.

What are their options? Potential homebuyers are sick and tired of paying rent which continues to increase. Landlords know they are in the driver’s seat and can charge overinflated prices for rent because they can. The average rent increases 10% a year. I am working with some buyers who are paying top dollar for a rental house at $2,400 a month. That’s almost $30,000 a year for rent. They told me they are willing to pay $30,000 over the asking price for a house since that’s what they will be forking out in the next year if they continue to have to pay rent.

In conclusion

Real estate in 2022 will be a big year for many people. It’s my belief, after 2 years of Covid, people are desiring to be closer to their families so inventory may be a bit higher than in 2021. I already have many clients who have told me they will be selling this year to move closer to family.

My best guess is we will remain in a seller’s market throughout 2022. Buyers will continue to make multiple offers and pay way over the asking price for at least another year.

What are your options?

If you’re selling…

If you’re considering selling your home in 2022 you should be educated and know how real estate has changed. Have a plan to sell. Don’t call one of those companies who will sell your house with no showings or whatever they tell you to make you bite. All of those companies that pop up when there is an opportunity in the marketplace should be thoroughly scrutinized.

I’ve been selling real estate for 35 years and there have been so many gimmick and pop-up companies over the years. At the end of the day, real estate has existed well over 100 years and I tell my sellers that no one will get them more money than I will with 35 years of negotiating skills. Real estate lessons come from experience. My services will pay for themselves.

Would you like to know the real estate activity in your neighborhood? I have a great tool for that. You can simply put in your address and it immediately pulls up your subdivision so you can take a closer look at what houses like yours are selling for.

Or if you want to schedule a FREE in-person market evaluation, please call or text me at (913) 515-3250 or contact me here. I’ll be happy to stop by and give you a more accurate value of what you can expect to sell for in this market. While I’m there, you can also get all of your questions about your house, the market, or anything else that’s on your mind. I promise you’ll be better informed when I leave than you were when I arrived. People tell me all the time, “Oh, I didn’t know that.” Real estate changes daily. Don’t leave it to chance.

If you’re buying…

If you’re buying in 2022, reach out here for a free buyer consultation or call or text me at (913) 515-3250. It’s important to know upfront, how things have changed for home buyers, and what you need to do to be a buyer in today’s market.

You can check out today’s new listings either below or in the sidebar. Call or text me at (913) 515-3250 to see inside one of these homes. I AM NEVER TOO BUSY to show you a house. Real estate is my main hustle after 35 years! It’s why I’ve been a Five Star Professional Real Estate Agent for the last 15 consecutive years. Everything else I do is merely bells and whistles to enhance your experience!

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2022 Five Star Professional Real Estate Agent

For the last 15 consecutive years, I’ve been awarded the Five Star Professional Real Estate Agent award from Five Star Professionals. Less than 1% of the over 12,000 local Realtors have received this distinction. And less than 2% of the local Realtors are awarded the award itself so it’s a very small group of award winners. The award winners are listed on their website.

This prestigious award is presented based on evaluations from consumers themselves. In order to qualify for this honor, a Realtor must first pass the award criteria based on their license is in good standing, a minimum number of years in business, as well as the number of transactions closed for the previous year. After that, the nominees are voted on by their clients based on 10 critical benchmarks.

2022 Five Star Professional Real Estate Agent criteria

  1. Customer service
  2. Integrity
  3. Market knowledge
  4. Communication
  5. Negotiation skills
  6. Closing preparation
  7. Post sale service
  8. Finding buyers the right home
  9. Exceptional marketing for sellers
  10. Overall satisfaction

In addition, those consumers are asked if they would recommend their Realtor to a friend.

In conclusion

I feel honored to receive this 2022 Five Star Professional Real Estate Agent award for another year. I appreciate each and every one of you that have supported me along my 35-year journey in real estate. My goal is to treat every client like I would like to be treated myself. Whether you are buying or selling real estate, I will manage your transaction like it was my own.

If you are selling your home, I will make sure everything is perfectly staged using your own things before your house comes on the market. Your staging is at no additional cost to you.

Buying a home? I will make sure you are up-to-date on not just receiving the latest listings as they become available, but you will also be informed of how to be the best buyer so you are the winning contract in a multiple offer situation.

I have remained a solo agent for over 35 years so I am able to give you all my attention during your real estate transaction. Real estate is a personal journey for each of you. For that very reason, you will never be passed off to someone else who doesn’t know your story.

Schedule an appointment

I’m never too busy to take your call or answer your text. YOU are my number one priority always.

In addition, I AM NEVER TOO BUSY to talk to you about real estate – whether it’s showing you a house or helping you get your house ready to sell. Real estate is my main hustle after 35 years! Everything else I do is merely bells and whistles to enhance your experience!

Let’s talk about your plans for real estate in 2022. With an ever-changing world and real estate market, I want to answer all of your questions and see if this is a good time for you to pursue your dreams.

For more information about me or my services, visit my website or call or text me direct at (913) 515-3250 or contact me here. I’d love to help you in 2022 so you can recommend me for the 2023 Five Star Professional Real Estate award!

January Home Selling Rules

January home selling rules are mandatory so your home appeals to the largest number of buyers. One of my home staging mantras is buyers only see what they see, not the way it’s going to be. In other words, don’t still have your house decorated for Christmas and expect your buyers to see it any other way.

Restaging your Overland Park home now that the holidays are over is of utmost importance. Here are three things you must do immediately as part of the January home selling rules – if you haven’t already.

3 easy January home selling rules

  1. If the effects of Christmas are still lingering in your home, this is a definite turn off for your buyers. It always seems harder to get Christmas put away than getting it out. Now that the holidays have passed, get busy now and take down your tree and all of your holiday decorations. You should box them up and put them in storage for your upcoming move. Be sure to remove your outdoor decorations and lights as well.
  2. Don’t forget about your curb appeal! Restage your front door with a fresh new winter wreath, a new welcome mat and one or two tasteful urns filled with a hardy mix that will take you through the winter months.
  3. Look at your photos online. If any of your photos show your home decorated for Christmas, now is the time to change those out with current photos. As the seasons change, so should the photos of your home. Your exterior photos should always represent the correct season you are in – you don’t want your home to stand out in a negative way.

In conclusion

As a result, restaging your Overland Park home right after the holidays, and by following the January home selling rules, you will be way ahead of your competition and setting yourself up for home selling success.

These January home selling rules aren’t difficult. It’s merely knowing what to do and then doing it. As a Realtor for 35 years, a recipient of the Five Star Professional Real Estate award for the last 15 consecutive years, and a home stager since 2006, I always treat your home like it was my own and will advise you accordingly. Choosing the right Realtor is your 1st step.

If you are considering selling in this upcoming spring market, give me a call or text at (913) 515-3250 or contact me here for a FREE consultation so you make the most money on the sale of your home. The right home staging, using your own things in a fresh home selling way, will help create your model home look that will bring in multiple offers and net you more money. You do want more money, don’t you?

Check out today’s new listings either below or in the sidebar. Call or text me at (913) 515-3250 to see inside one of these homes. I AM NEVER TOO BUSY to show you a house. Real estate is my main hustle after 35 years! Everything else I do is merely bells and whistles to enhance your experience!

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Johnson County Real Estate Tax Appraisal

By now, you’ve probably received your 2021 Johnson County real estate tax appraisal or statement in the mail. Your home has done 1 of 3 things:

  • Gone up in value
  • Gone down in value or
  • Pretty much stayed the same

According to the tax appraiser’s office, 70% of homeowners in Johnson County saw their home values increase. 17.5% saw their values go down.

Johnson County’s biggest increases

In the last tax year, Johnson County has seen its biggest spikes all around the edges of the county. With that said, tax appraisals have increased at least 10% in the cities of:

  • Northern Prairie Village (where I live)
  • South Overland Park
  • Merriam
  • East Shawnee
  • Desoto

Similarly, homes with increases between 7-10% are located in:

  • North Leawood
  • Gardner
  • Edgerton
  • Spring Hill
  • Shawnee

The cities with the least amount of tax increase were mid-central Overland Park and mid-central Leawood, both with an increase of less than 3%.

Building permits for residential were on the upswing as well with 1,867 issued last year with 1,621 being issued the previous year.

Johnson County will remain strong in homeownership with all the amenities it offers. For those reasons, it seems as though everyone still wants to live in Johnson County.

Should you appeal your tax appraisal?

Many homeowners have contacted me regarding their 2021 Johnson County real estate tax appraisal. Believe me, I get it. Mine went up $23,000 over last year and I live in an 800 square foot house. But I’m in the tear-down center of Prairie Village and with every new house that pops up, my taxes go up as well. I’ve appealed my tax appraisal every year and every year I’ve lost.

It seems as though everyone has their own opinion but here is what you should know before making an appeal:

  • If you believe the appraised value is more than you would get if you sold your house, you probably should appeal.
  • If you think your property is fairly valued but your taxes are too high, you probably shouldn’t appeal.

Your home is valued at “fair market value.” What does that mean? It means the amount of money that a well-informed buyer would pay and a well-informed seller would accept in an open and competitive market.

Case study

I sat down with a past buyer recently and went through the comps the appraiser’s office used and compared it to her specific floor plan for sold properties in the Multiple Listing Service for 2021. We both believed she had a reason to appeal her Johnson County Tax Appraisal based on the information we found.

We felt the sales that were listed on her appraisal were not the best comps that should have been compared. One was not the same floor plan and one was from 2020 when there were plenty of comparable sales in 2021.

Other helpful documentation would be a recently signed sales contract if you purchased your home in 2021, a recent appraisal, or any photographs of structural damage with bids to make repairs.

You want to show them why you think your home merits a lower value and what you think that value should be. If you live in an older home that needs updating, your home probably wouldn’t compare to recent sales.

Complaining that you think your home’s value or taxes are too high won’t help you appeal your 2021 Johnson County real estate tax appraisal. Do your homework and provide them with evidence of why you think your home’s tax bill is too high.

Unfortunately, you cannot appeal your taxes because you live on a fixed income and the new tax rate is not affordable for you.

If your tax appeal is successful and your paid taxes are reduced, a refund will be issued once the Treasurer receives the notice from the Johnson County Appraiser’s Office.

How can I help you with your 2021 Johnson County real estate tax appraisal?

Let me know if you think your recent Johnson County Tax Appraisal is too high. I’ll be glad to research your home’s value. You can take a picture of your Johnson County Tax Appraisal and text it to me, call me at (913) 515-3250, or contact me here.

Want to know the latest stats in your neighborhood? Don’t rely on the Zillow Zestimate. Here’s a quick tool that will research your subdivision and provide you with a report within minutes – direct from our local Multiple Listing Service. It’s fast and it’s FREE! Click here and insert your address.

Just for fun, check out today’s new listings in Overland Park. Call me at (913) 515-3250 if you find your dream home!

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Selling Your Home Over the Holidays

Selling your home over the holidays is a great opportunity if you’re ready, willing, and able. But should you or would you be better off waiting until the first of the year or even until the spring market? It depends.

My gut answer is the best time to sell your house is when your house is ready. Trying to figure out what the market is going to do next year, next month or even tomorrow is like looking into a crystal ball for the answer. Plus it depends on your own personal situation.

Downplay your decorating especially over the holidays

I advise my sellers to downplay the holidays when it comes to decorating. Keep your decorations to a minimum inside and out. But if you live in a subdivision like Christmas Place at 131st Place, west of Antioch in Overland Park, you may need to take that into consideration.

A few years ago, I had a house for sale over the holidays in that subdivision. This is a small subdivision of 12 homes and 2 cul-de-sacs where every homeowner decorates their home and it attracts people from all over the city. That is either a plus or a minus depending on how you look at it. In the last house I sold there, the buyers told me they always wanted to be a part of that community because they loved the joy of the season. For other buyers, they might see it as a detriment and would not want to partake in the festivities year after year. While decorating the exterior of the house was not a requirement, to be the only house that didn’t participate would certainly make you stand out and would scream “bah-humbug.”

Here are 3 questions to ask yourself when considering selling your home over the holidays

  1. Can you decorate your home in a minimal way? Christmas is usually about layering up and adding to and that concept is just not part of Home Staging. That’s what I call Distracted Staging. Remember – not everyone celebrates Christmas and when selling your home, you must appeal to the largest number of buyers possible.
  2. Will you have family in town for an extended period and will it be hard for you to show the house at a moment’s notice? If you can’t get out of the house for showings you might be better off not trying.
  3. Will it be difficult for you to keep the house in showing condition at all times? Remember, buyers only see what they see – not the way it’s going to be. Holiday time is often a time of disarray for many sellers and when you are selling your Overland Park home, you’ve got to have the Model Home Look and perfect for showing at all times.

Selling your Overland Park home is about being ready. The more ready you are, the greater chance you have of selling your home over the holidays.

Many company transfers occur in January every year. Oftentimes the relocating buyers will take time off from their job to visit their new city and start their home search. If you have a house that would appeal to relocating buyers, you could be missing your opportunity for getting your home sold over the holidays.

Sold on Christmas Eve

A few years ago I had a listing sell on Christmas Eve with two offers. Every day is an opportunity to sell your house. This time of the year, inventory is lower so your chances of selling are even greater. Remember, it’s all about supply and demand…when there is less supply you can often get more money for your house. But just as any other time of the year, you have to be ready and be willing to play the home selling game. It’s not about you and your home; it’s about your buyers and the home they want to buy to make their own memories.

If you are considering selling your home over the holidays, I can help. Call or text me at (913) 515-3250 or contact me here and let’s talk about selling your home over the holidays!

Check out today’s new listings in Overland Park and call me at (913) 515-3250 when you see a house that you MUST see inside!

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6406 W 82nd Terrace

For Sale in Overland Park, KS – Just SOLD!

This 2 bedroom super cute ranch at 6406 W 82nd Terrace in Overland Park is clean and move-in ready! Plenty of room to entertain friends and family with a screened-in deck overlooking the large, fenced backyard and a shed for storage. Fresh interior paint, neutral colors, hardwoods, and new carpet in bedrooms. White kitchen cabinets, bonus food pantry, stainless appliances – refrigerator stays. Separate laundry room off garage complete with washer and dryer. Awesome location just minutes to shops, restaurants, Matt Ross Community Center, and the Farmer’s Market in downtown Overland Park.

6406 W 82nd Terrace – Schedule a Showing

Priced at $189,900! Call or text (913) 515-3250 to set up a private showing or contact me here!

SEE THE PHOTO ALBUM HERE

Not Working with an Agent?

If you aren’t working with a real estate professional to help you buy a home in today’s market, you’re missing out. The right Realtor will help educate you on the market and how to be a winning offer when looking for the perfect home to buy.

Call or text me at (913) 515-3250 for a complimentary buyer consultation.

Check out today’s new Overland Park listings!

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Winning a Bidding War

Every homebuyer’s biggest concern is winning a bidding war when they finally find their dream home. And every home in today’s market is part of a bidding war. How in the world will your offer be the best offer so the seller chooses yours over the others.

How things have changed over the years

I’ve been a licensed Realtor since 1987. Things have certainly changed since then. It used to be, you’d look through the MLS book of homes for sale to find homes you would show your buyers. Heaven forbid if you let those buyers take your book and find their own homes. That was forbidden.

Then every day, new hot sheets would come out of new homes on the market. Granted, this was before we had computers. You would go look at a house and maybe make an offer. I don’t ever remember being up against another offer.

Showing houses in 2021

Today, buyers find houses they want to see sometimes before I even see them. After we’ve looked at between 10-15 houses right off the bat, we narrow it down to what they are really looking for. After looking at a number of houses, buyers know what they like, what they don’t like, and what they want to see more of.

My typical buyer is set up on an automatic search through our local Multiple Listing Service and receives new listings as soon as they are entered into the system. With each buyer, there is always the best time of the day for them to look at homes.

So every day, I plan my schedule around my buyer’s best time of day. We typically look at one house a day, maybe two. Then they have to decide 3 things:

  1. do we like it enough to make an offer?
  2. how much over asking price will we offer?
  3. what other options will we offer to be the winning offer?

Winning a bidding war when making the offer

There are so many options anymore when making an offer. It’s no longer about price and the perfect closing date for the seller. And it’s definitely not about writing a Dear Mr. Seller letter.

What begins with feelings – ends up with paperwork.

Winning a bidding war has a lot to do with the Realtor you choose. As your Realtor, I want to know:

  • what price will you offer?
  • how much earnest deposit will you offer?
  • what’s your preferred closing date?
  • what is your escalatory price?
  • how much over any other offer will you offer in the escalatory addendum?
  • will you offer an appraisal addendum and if so, how much are you willing to pay should the house not appraise?
  • will you sign the In Its Present Condition Addendum and are you willing to check box 2? I won’t let you check box 3!!!

Once we get past the price, earnest deposit and preferred closing date, the hard pieces of the puzzle come into play. And honestly, each piece builds on your past experience in writing offers.

Writing a winning offer

Writing an offer is tricky. It helps to know what other offers you’re up against and whether any of them are all cash. That’s not readily accessible information though. And very honestly, I’ve had sellers accept a higher-priced offer than an all-cash offer. So that technique doesn’t always work either.

You also need to know how offers on the home are going to be addressed. Will they:

  • be presented as they come in
  • collected for a few days or
  • do they have a specific time the agent and sellers will be reviewing all offers?

With every home for sale, the whole scenario changes. You have different sellers, a different agent and a different offer rules.

But once you try one thing and it doesn’t work, the next offer you write will be stronger than the last one. You’ll take more chances and more risks the more offers you write.

Just remember, persistence pays off. And eventually, you’ll pull out all the guns and get your offer accepted. Hang in there.

In conclusion

If you’re looking for a great Realtor who has a good track record of winning the offer and has more persistence than you do, call or text me at (913) 515-3250 or contact me here to set up an appointment for a buyer consultation.

Be sure to check out today’s new listings in Overland Park below. Contact me if there is anything you’d like to see.

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(all data current as of 5/16/2022)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 
 

Looking for the Perfect House to Buy

When buyers start their home search, they are always looking for the perfect house to buy. After all, if you’re going to spend that kind of money, you certainly want what you want!

Unfortunately, what buyers soon come to realize is there is no such thing as the perfect house to buy. I’ve been licensed since the 1980’s, have bought several homes myself and I know as a buyer, you’re never going to love everything about a house.

How to choose the perfect house to buy

In an ever busy real estate market in Overland Park, once you’ve looked at around 10 houses in your price range, you should have a pretty good idea what you’re going to get for your money as well as what you like and don’t like. All of this is in the first phase of the buying cycle – the search.

After all, searching online versus in person are two entirely different things. Do you ever really see online the way it is in person? “I thought the kitchen was bigger than it really is!”

If you’ve seen 10 houses in person and haven’t yet made an offer on any of them, your requirements may need to be tweaked a bit. Since there is no perfect house to buy, you’ve got to figure out what you have to have and what you can give on.

What kind of house can you buy for $375,000 in Overland Park?

For example, I’m currently working with a couple who is looking to purchase in the $375,000 price range in Overland Park. That price range covers a lot of territory and lots of different age ranges of homes. They have seen lots of houses they “like” but not like enough to write an offer.

At this point, here’s what I know for sure:

  • She wants the perfect kitchen
  • He wants the perfect finished lower level
  • They both want the perfect master bath and closet

Other than that, I think they are somewhat flexible. I am showing them 2 houses today and 2 tomorrow. We are going to have that conversation this evening that when we find the kitchen, lower level and master bath and closet that they like, they need to consider making an offer.

When is it time to stop looking and start making offers?

As a result, they are probably not going to get the first house they put an offer on. So we’ll move into the second phase of the buying cycle of actually writing the offer. Many agents tell me that their buyers have actually written as many as 10 offers and have not won one yet.

In contrast, I always like to tell my buyers that after 35 years in real estate, I don’t need contract writing practice. Let’s offer a good price and other terms that might get accepted. You can look at houses from now until the end of time and never find the perfect house to buy. At some point, you’re just looking at houses which some people do as a hobby.

How to schedule a buyer consultation

If you are looking for the perfect house to buy in Overland Park or surrounding areas, I can help you eliminate much of the stress by taking you through the different phases of the buying cycle. Call or text me at (913) 515-3250 or contact me here to schedule your initial buyer consultation.

Search for homes

You can start your online home search here.

Check out today’s new listings in Overland Park below and let me know if there is anything you want to see!

  • List View
  • Map View

See all Real estate matching your search.
(all data current as of 5/16/2022)

Listing information deemed reliable but not guaranteed. Read full disclaimer.