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What'd you look for in your first farm UPDATE pg 3. Realtor says barn is key!

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  • #21
    Originally posted by JanM View Post
    FP-don't count on the short sales. A realtor friend explained to me that the short sale people are starting to refuse offers. The reason they do this is at the current time if you owe $200,000 on the mortgage and are allowed to sell for $150,000 the seller pays straight income tax on the $50,000 difference. So, unless they change the tax laws about this, many short sale sellers have found out they are on the hook and simply refuse all offers until it forecloses-they save the payment money until then and don't have to pay the tax penalties so they are ahead of the game.
    The tax laws were changed in 2007 - at least for personal residences, not investment properties.


    Public Law No, 110-142 (H.R. 3648) amends the Internal Revenue Code of 1986 to exclude discharges of indebtedness on principal residences from gross income and for other purposes. It does not, however, apply to homes purchased for investment and subsequently rented out. It only applies to homes where the owner has been in residence.


    http://www.debtkid.com/what-you-need...ale-tax-issues

    Comment


    • #22
      [QUOTE=cloudyandcallie;4254661]When you have your open house bake some bread or pop some popcorn as the psychological studies show that buyers are more likely to buy when the place smells like bread or popcorn! QUOTE]

      I prefer Fresh homeade cookies right out of the oven and a nice pot of coffee
      Belle-12 y/o 17.2h Perch. X TB-trail/wanna be dressage horse
      Fayah-23 y/o 14.1h Arab-trail horse extroidinare! http://www.facebook.com/album.php?ai...2&l=7796cd95ef

      Comment


      • #23
        Personally, popcorn would drive me nuts. I hear you on the bread or cookies though.
        ---
        They're small hearts.

        Comment


        • #24
          Rainy-Thanks. I hoped something would be done about this. However, many people apparently aren't getting the message for some reason. And apparently some banks (according to my potential realtor in Colorado) are so overwhelmed with the volume of homes they are handling (either repos or short sales) that they can take forever to give an answer on offers. And many people just can't wait a long time to close and move into a house. The area that I wanted to move to in Colorado has about 80-90% shorts, repos, or about to be repos--I was rather shocked about the numbers.

          And for the house aromas-make sure you don't burn something right before the big bucks potential buyer shows up (not my house but interesting). Instead of baking you can also get the aromatic candles that are chocolate scented, or cookie dough or the all time favorite cinnamon-apple or apple pie scented. Or you can just put a few cookies from the bakery, or a pound cake or brownies in the microwave-heat a few seconds and set on the counter to cool and let the scent spread nicely.

          Make sure your realtor lists what stays with the house and what you are taking. If you are taking something like a light or chandelier or satellite dish make sure it is prominently listed on the listing. And for portable things like lights or curtains I'm taking I remove them before listing the house-unless you'll negotiate about them. And list all appliances you are including-or any that you will take with you.

          And for heaven's sake take down all personal things like fridge magnets, kid's drawings and pictures to depersonalize. Also don't forget the warnings about hiding anything valuable and portable (prescription meds, nice picture frames, family silver etc) and electronics that could disappear like GPS, laptops, video games etc. All counters totally cleaned off. Window shades all open (maximize the light).

          And when you pack to move have one very colorful plastic storage container that holds all of the remote controls, instruction books for things you are taking, unpacking supplies (box cutter, etc) and some simple tools in case you need to remove a door, or put a bed frame back together (hammer, couple of screwdrivers, pliers, metal tape measure), a plug in phone, pens and writing tablet, phone chargers. That way you have everything you need on moving day. And it's always good to take a local phone book with you, don't forget to disconnect everything with the utilities and give them your new address, change the postal address, and change your delivery address with anyone that ships you things automatically.
          You can't fix stupid-Ron White

          Comment


          • #25
            Few points:

            - It plain and simply does not matter what the current owner paid for their house as to what your offer is. You have no idea if they bought it from friends, family, but 20k, 100k, or 500K into it! I hear it all the time and it's really not a sound basis for an offer. Just keep that in the back of your mind. Even non-cosmetic stuff... did they dig a new well, septic, foundation issues, etc.

            - First time homebuyers... yes, MANY (I would DEFINITELY not use the word "most" though) do not know what they're looking at. I think you would be surprised how many first-time homebuyers do and how many repeat buyers have absolutely no idea what they're doing. I just think it's a broad generalization. My DH and I knew exactly what we were doing and were disgusted at really almost being discriminated against for being first-time homebuyers.

            - you (not OP, whoever) mention that first time buyers don't want to cost of building a barn, fences, etc. Yeah... I think that's for obvious financial reasons for the most part. There are tremendous costs involved with moving. on the other hand... if I understood correctly, you told her to market her house to 2nd and 3rd time homebuyers. Why? Your logic that 1st time buyers don't want to deal with this only reinforces that it would be a good place to offer first time buyers. I really doubt that a buyer, be it 1st, 2nd, or 3rd, is going to expect all of the horse amenities for free, especially if they are working with a realtor to help with pricing.

            - another thing about first time homebuyers right now in this economy. 1) I'm convinced the hgtv/tlc shows play up the first time homebuyer aspect. That's why there are shows ALL about first time homebuyers. Again, I see so many idiots of repeat homebuyers on there as well... walking through the house "oh, I just really don't like all of these light fixtures. I don't know if this is going to work". Part of the reason first time homebuyers are picky is because ESPECIALLY in this economy, many need to use FHA financing. There's little room NOT to be picky or they will not get the mortgage.

            Comment


            • #26
              When I was looking for a house one we looked at that I loved, the owner had done a handout that sat on the counter for looky-loos to take.

              It incl. a map of the property so one could really see the land they were considering, instead of wondering, 'does it go to that spot, or that spot'.
              They also had photos and details about recent work- heating unit, work on the basement [this house was from the 1800s], a renovated kitchen, etc.
              I thought it was smart of the seller because so often buyers are looking with their buying agent who doesn't know thing 1 about the house, and therefore can't really 'sell' it.

              Margaret your place sounds so great, hope someone falls in love with it fast!
              Yo/Yousolong April 23rd, 1985- April 15th, 2014

              http://notesfromadogwalker.com/2012/...m-a-sanctuary/

              Comment


              • #27
                to your question about appraisals...depending on where you are, they are commonly coming in under sale price, which is yes, causing sellers to drop the prices, or the buyers to come up with some cash or have multiple appraisals done. If I were you and serious about selling i would have an independent appraisal done so you aren't hit with a surprise there. We did one, cost us $350, and then we listed our house for $100 under appraisal so we're pretty confident we'll be good for a few months at least. It also gives us bargaining power to give to interested buyers, letting them know that they shouldn't have a problem with the mortgage appraisal, and that there's no way we're accepting $50K less than asking when we have a recent appraisal showing the value much higher. (course that offer didn't work out

                I don't see any harm with starting with a FSBO and certainly listing it on the MLS is a great idea. I did just look at a FSBO this weekend and I can tell you, they can be a nightmare from the buyer perspective. I went with my realtor as the house was listed on the MLS and the seller followed us all around the house, pointing out this and that and asking us personal questions. I have to say I remember alot less about the house than the annoying sellers grilling us. Moral of the story, let them view the house alone and be available for questions after.

                Comment


                • #28
                  Originally posted by Mayaty02 View Post
                  We did one, cost us $350, and then we listed our house for $100 under appraisal so we're pretty confident we'll be good for a few months at least. It also gives us bargaining power to give to interested buyers, letting them know that they shouldn't have a problem with the mortgage appraisal,
                  I dunno about that bit.
                  When we built this house our apprisals were utter fiascos
                  -we had an appraisal done by bank #1- it came in mid 300s, but then that bank stopped doing constr. loans
                  -We then went to bank #2 who did another appraisal that was error-ridden and they refused to fix the errors that deeply effected the mortgage, and was well below #1 appraisal
                  -We then had another appraisal to refinance, they came in at $35k more than bank #2

                  My point is that various appraisers looking at the same house in a very similar market can really vary in how they value the house, AND errors happen in an appraisal that could be a real negative for the seller. I never found that there was recourse for those errors, and we are eating the cost of those mistakes. Yum
                  Yo/Yousolong April 23rd, 1985- April 15th, 2014

                  http://notesfromadogwalker.com/2012/...m-a-sanctuary/

                  Comment


                  • #29
                    I'm a realtor in the Denver area, and our market in the under $250,000 price range is starting to heat up - thankfully! We're seeing multiple offers and offers above asking price in some locations. I have a listing that's been on the market two years that is finally under contract.

                    The problems we're facing currently are appraisals, short sales and qualifying buyers under the new, stricter underwriting guidelines.

                    Appraisers are ultra conservative right now. In addition, the number of foreclosures/short sales that they are using as comps (usually by necessity) means that many appraisals are coming up short. Getting a pre-appraisal may not be a bad idea, but I find they tend to come in lower than when they're appraising for an actual sale. And keep in mind that an FHA appraisal "attaches" to the house for 6 months.

                    If you say the word "short sale" to an agent around here, you'll usually hear a groan. If the seller/agent has not started the short sale process, plan on 4-6 months. And after that 4-6 months, the bank may give a big, fat no on the approval, and you're back to square one. Some of these banks are so backed up, they won't return your calls. And heaven help if they move your case file to a new asset manager. It's like starting all over again.

                    As far as selling a horse property, please include barn/land pictures. It's very frustrating when looking for horse property for a buyer and not being able to see if it's a loafing shed or 4 stall center aisle barn. Plan on having copies of your well permit and a plat map in your buyer packet. Horse property buyers want to know the layout of the land. And they need to know that your well is permitted for livestock watering.

                    Warm, neutral wall colors are better than white. White is better than strong colors, except for an accent wall. All personal pictures and items need to be gone, but don't leave the house bare. A pleasant, neutral scent is important. Avoid perfume type scents or overpowering scents. Ask your friends to be honest if your house smells.

                    Open blinds/curtains and turn on lights in darker rooms before showings. Soft music is a nice touch. A features sheet near the buyer packets is helpful. Ranches tend to have lots of features that may not be readily seen.

                    Be sure to have your agent try to get feedback after showings. If you consistently hear that your house shows badly, is overpriced or smells, don't take it personally. Finding out what the buyers/agents think is vital!
                    "Crazy is just another point of view" Sonia Dada

                    Comment


                    • #30
                      Margaret, I ended up with property that sounds very similar to yours -- a modular home, a barn with three stalls, 17 acres, all fenced. I was sort of a first-time buyer, at least for tax purposes. I was 49 years old, and this was my third house to buy, but I had been renting for 3 years (post-divorce). I had, at the time, one horse to bring home and it would be my first time to have a horse at home.

                      I put an offer in on one property, and thankfully that offer was refused. It was a newer two-story house (with a funky floor plan), 5 acres. A nice (tiny) barn w/ electric & water and a small pasture, all with white vinyl fencing. It was located in a subdivision-type area -- more city than country really. They were very proud of their white vinyl fencing, which they said cost $35,000 to put in. I was not impressed and thought that $35,000 for fencing was actually pretty stupid. The barn was OUTSIDE the perimeter fencing, so you would have to walk your horse out in the open air to get from barn to pasture. Mostly, I didn't like that the neighbors were so close and the floor plan was funky. I low-balled the offer and was refused. Hooray for me!

                      I looked at two other properties with decent houses -- one was an earth home the other was a very nice foreclosure - a brand new, absolutely gorgeous house ... but it had mold!

                      After looking around quite a bit I finally decided on my must-haves: perimeter fencing; barn w/ stalls, electricity and water; plenty of pasture for my old guy to roam around on; neighbors not too close and not too far -- I wanted to live in the country, not the suburbs, but not in complete isolation either; a good house in good repair on one floor with a full, dry basement. That was it.

                      I got all of those must-haves, but I am a passionate person (aren't all horse people?) and I really bought my place because I fell in love with the view.

                      I would not have considered a FSBO. I worked with a buyer's agent, who found this property for me based on our conversations and my reactions to the other properties we looked at. I would not have considered a FSBO because people are nuts. So far, what I have seen with FSBO is people who think their properties are worth WAY MORE than they are, and they have no professional person around to try to make them act in a reasonable and professional manner. I don't want the headache or the hassle. I'd go with an agent.

                      Incidentally, my property is in the middle of nowhere, at the end of a dead end road. The people who had it before me tried to sell FSBO. I don't know how anyone would ever find this property if an agent didn't show it to them. I didn't actually buy it out of foreclosure, but it was a very similar type of situation as the property had been on the market for over a year and was in the hands of a relocation company. I did buy at the top of the real estate bubble, but I paid nearly $50k less than the original FSBO asking price. I haven't had an appraisal done recently, but like to tell myself that since I got such a good price at the time I have not been hurt by the crash.

                      Comment


                      • #31
                        Bought my place 7 years ago. Since I'm in Florida and I knew horses would be living on the property high and dry was my first concern. Then I looked for a flat place big enough to put in a dressage arena. THEN I looked at the house and fencing. Ended up with a place that as soon as I pulled up to the gate screamed "I'm home!" Had everything I needed to start and I built a four stall barn the second year I lived there.

                        Junk was also a big turn off. For some ungodly reason a lot of people who live in the country collect dead cars and junk. I refused to clean up anybody elses mess. Even the place I bought had a junk car on it. Told the seller leaving it was a deal breaker so he moved it before closing.

                        Put everything in your contract. It can save you down the road.

                        As far as an appraisal: You might get lucky and the appraiser will be on the buyers lenders approved list and they might be willing to have it assigned. Just remember they are only good for 6 months. After that a new one will be needed or the one you have (if its assignable) updated. It will save them a lot of leg work. Just remember an appraiser from a sellers point of view could be very different from an appraisal from a lenders point of view.

                        Comment


                        • #32
                          Originally posted by rosijet View Post
                          Plan on having copies of your well permit and a plat map in your buyer packet. Horse property buyers want to know the layout of the land. And they need to know that your well is permitted for livestock watering.
                          This is a great idea. From a buyer's POV, if I were to search for a farm again, there are a lot of things I'd do way differently from the first time- we made a lot of mistakes. (#1 being not working with a horsey realtor- to us the buyers it's the same cost to us and we goofed big time by choosing someone who knew only that horses have four legs and eat hay, but I digress...)
                          Anyway I spent a LOT of time researching various zoning laws and township requirements for the various properties we were considering. If you are marketing your property as a horse property, having that information (or whatever information is pertinent to your particular area- well permits, water rights etc) already collated and immediately available is very attractive.
                          ~Living the life I imagined~

                          Comment


                          • #33
                            Originally posted by Angela Freda View Post
                            I dunno about that bit.
                            When we built this house our apprisals were utter fiascos
                            -we had an appraisal done by bank #1- it came in mid 300s, but then that bank stopped doing constr. loans
                            -We then went to bank #2 who did another appraisal that was error-ridden and they refused to fix the errors that deeply effected the mortgage, and was well below #1 appraisal
                            -We then had another appraisal to refinance, they came in at $35k more than bank #2

                            My point is that various appraisers looking at the same house in a very similar market can really vary in how they value the house, AND errors happen in an appraisal that could be a real negative for the seller. I never found that there was recourse for those errors, and we are eating the cost of those mistakes. Yum
                            You are absolutely right about appraisals being unreliable, but at least it will give you some idea of where you stand. We used a reputable, well respected local appraiser, and he came in almost $40K LESS than we were listed at. We went with the low number and we've seen a definite increase in the activity at our house, as well as an offer (albeit a low one).

                            Our realtor was just telling us about a situation she was dealing with a buyer and a seller where the bank appraisal came in about right, maybe $5k less than the sale price, and the seller refused to budge on their price. Turned out the appraisal was then audited and done again, and this time they used the wrong tax records, wrong address AND dropped the value but at least 10%! And they even agreed they appraised it based on the wrong info, but there were simply not going to change their number. Nice huh? They had to get a third appraisal, which thankfully came in close to sale price so it looks like it will go through. Nightmare!

                            Comment


                            • #34
                              Mayaty that is almost what happened with our appraisal- wrong address, but them amenities screwed up [said carpet and vinyl when 90% of house is hardwood or tile, etc].. and when I asked to get corrections done the appraiser refused. She was supposed to come do the final appraisal after construction- I put my fot down and insisted on someone else who agreed that the first appraiser had it way too low. Alas too late.

                              What if Margaret and DH get an appraisal that is way low, and they want to list higher than appraisal, can that appraisal [that might have errors] bite them?
                              Yo/Yousolong April 23rd, 1985- April 15th, 2014

                              http://notesfromadogwalker.com/2012/...m-a-sanctuary/

                              Comment


                              • #35
                                Originally posted by Angela Freda View Post
                                Mayaty that is almost what happened with our appraisal- wrong address, but them amenities screwed up [said carpet and vinyl when 90% of house is hardwood or tile, etc].. and when I asked to get corrections done the appraiser refused. She was supposed to come do the final appraisal after construction- I put my fot down and insisted on someone else who agreed that the first appraiser had it way too low. Alas too late.

                                What if Margaret and DH get an appraisal that is way low, and they want to list higher than appraisal, can that appraisal [that might have errors] bite them?
                                No, unless if it's an appraisal the seller bought and paid for on their own, it's their property, not public. I believe it may be different with "FHA approved value", but a private appraisal...no that is just informational for the seller and will not be shared unless the seller shares it.

                                Comment


                                • #36
                                  I bought my first house with OF. I bought it because the payments were cheaper then rent. I painted it yellow and put on some gingerbread trim and sold it for 2x what I paid.

                                  I bought my farm based on price and the picture of a nice what fence only. I know not everyone likes a white fence, but I do. I used the picture of my property in the sales ads to show the Realtor what kind of place I wanted. My place was already under contract. The contract fell through and they lowered the price by 25% and threw in the mobile home. I did not even know how to get here when I signed the papers. They had me at the white fence.

                                  So the moral of my story is paint is cheap and if you paint something your place will sell and you can buy an unpainted place cheap

                                  Comment

                                  • Original Poster

                                    #37
                                    Originally posted by equinelaw View Post
                                    So the moral of my story is paint is cheap and if you paint something your place will sell and you can buy an unpainted place cheap
                                    UGH. I just painted all the fence red (well, still need to do more). It was red, but a new coat of paint looks great. I told the DH it should be white.... anyway, we are in barbed wire land and I think we are the only one in this town with 3 rail, east coast style wood fence

                                    One realtor we spoke to said don't bother on the appraisal, thinking the buyers couldn't use it. I have 3-4 realtors set up for a market anaylsis, so we'll see what they say. I'm not sure exactly what has sold around here in the past 60-90 days that's a comp.

                                    Good call on working with a horse-y realtor. I'll pick up a real estate magazine and have one of those types (there are a few around) do a market analysis, too. I think we will list with a realtor, instead of trying FSBO, since we found just the right place.

                                    How do local foreclosures affect appraisal? Our next door neighbor just got foreclosed, and the bank bought it back for what they owed (bought t for $260K in 2004, owed $460K). It's acreage, addition on the house, and a big shop (he tried converting to a barn to rent the property....). It's not for sale, yet.

                                    One common theme I keep hearing is: have it immaculate and priced right. This house will be in stellar condition compared to all other comps. And the barn is not something you'll ever find in this price range. No garage, but both the Tahoe, Honda, and motorcycle all fit in the isle during hail storms (with my tack boxes!!!).

                                    We've found the perfect house. Tiny (easier to clean) log older cabin, updated and super cute, with a seperate office, 2 car garage, and small 2 stall barn. I'd rather build our own horse set up, since now we know exactly what we need. Super easy to get to (looking at moving into the mountains, so that is an issue), level, perfect 15 acres (VERY hard to find in the mountains).... and, literally, NEXT DOOR to the most amazing national forest. Only problem: it's recently listed and $100K more than we can afford. As soon as our place is under contract, we'll make them an offer. I only hope that appraisal doesn't come back full price....

                                    Because we're looking in several different areas, we are working with several realtors. For the above house, we've been talking with the listing agent. I see the plus sides as they know the property, and in some cases have told us how motivated the seller is... and they may be more likely to convince the buyers to take our low ball, since they are getting the full 6%. Ideas on this?

                                    PS We striked our the 2 short sales we were looking at. One is a mess. The 2nd won't work out for all our horses.

                                    Comment


                                    • #38
                                      Originally posted by FatPalomino View Post
                                      ... small 2 stall barn. I'd rather build our own horse set up, since now we know exactly what we need.... level, perfect 15 acres (VERY hard to find in the mountains)....
                                      Isn't water use in CO a big issue? Is it permitted to have more than 2 horses and that much water use [for more than 2] in that are?
                                      [I'm sure you already looked into this, but...]
                                      Yo/Yousolong April 23rd, 1985- April 15th, 2014

                                      http://notesfromadogwalker.com/2012/...m-a-sanctuary/

                                      Comment


                                      • #39
                                        Please put the town where your property is in the ad.

                                        I can't tell you how many ads I see for horse property "in Virginia" or whichever state but don't tell you where they are.

                                        Well, it's a big state. I would prefer not to waste your time and mine inquiring about something down by the NC border when I've got to commute to Washington, DC.
                                        ---
                                        They're small hearts.

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                                        • #40
                                          I'm looking at houses in the city now, but I think a lot would apply for rural property as well, possibly more so. First, get *good* photos for the MLS listing that highlight the best elements of the property and are fairly thorough. You don't need photos of every bathroom or every identical bedroom, but if you don't show the front of the house I'm going to be suspicious. And make sure they are well done, with good lighting and in focus , and definitely taken after you've cleared out whatever you are clearing out. I'm much more inclined to go look at a place if I've been able to see it clearly in the MLS listing, and I think that would be even more true if a lot of driving was involved. Oh and a thorough description is also helpful, ideally without a ton of exclamation points.

                                          I second the recommendations to have a take-away sheet with key photos and information on it, including a property plan, zoning and code info that relates, stuff about the house like heating type, if it's a new heater, etc etc. Make sure it's nicely organized and attractive.

                                          I'm somewhat undecided on how empty a house should be to look at. For the most part, I think completely empty is nice, with houses that don't initially strike you as home-like being an exception. The loft apartment I live in now looks a ton better with furniture than it did empty, but it's also very odd. Definitely no clutter at all, no argument there, but places that are almost but not quite empty are kind of unsettling. A bedroom with just a bed is not cozy - I think it would be better to keep just enough stuff that the place feels cozy and lived in, but not a thing more. Maybe bed, area rug, dresser with a nick nack, but that's about it. Around here they have companies that will come stage your house like a set, which is probably a good way to think about it.

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