Invitation from Bella Ro! Treats No Tricks!

I received this invite from Bella Ro and thought I would pass this on to my readers.

Enjoy!

Top 10 Tips For Buying Real Estate - #7

Continuing with my series of successful home buying real estate tips - here's number 7.

Tip #7: Put Yourself In The Seller's Shoes

You are about to make one of the most important decisions that will affect both your life and the life of the seller. If you take time to understand the reasons the seller bought the home, their reasons for selling, and the home improvements they have or have not made, you'll be in a better position to evaluate the home and negotiate a better deal. In the end, the home buying process excludes the professionals and comes down to the individuals buying and selling the home.

A closer look at the seller may help you in deciding whether and for how much to buy a particular home. While the price a seller paid for a home is irrelevant in determining market value, understanding their position will help you negotiate better. For example, if you know that a seller bought his or her home for $460,000 and is currently on the market for $409,000 you can understand that the seller is losing money on the sale of their home. This can help you be more sensitive in your position, so when you and your real estate decide on a fair purchase price, you can present your offer in a way that doesn't offend the seller or make him or her shut down. Remember, you want to open the door for negotiations, not close it. Being sensitive and understanding can help you negotiate a better price.

Till next tip!

Top 10 Tips For Buying Real Estate - #6

Continuing with my top ten tips for buying real estate series here is Tip Number 6.

Tip #6: Sign A Contract That Protects You

This tip requires a sub-headline, if you will

- Work with a reputable, experienced real estate attorney

Make sure that the contract you put on a house allows you to arrange financing, inspect the home and negotiate any problems that you uncover. Ensuring that the contract you sign will minimize potential legal battles will allow you to enjoy your new home without the headaches and strain of legal battles. In Hoboken and Jersey City for example, most licensed real estate agents use a standard contract created by the New Jersey Association of Realtors. This contract is written to protect both buyer and seller, and has special contingencies built in to allow a home buyer to secure financing, feel good about the home inspection and conduct a survey or title search to name a few items covered. So don't worry too much about the language in the contract, this will all be changed shortly. Here's why:

In NJ there is what's called a three day 'attorney review period'. This means that any contract you sign is not binding until your real estate attorney has reviewed and accepted the terms put forth. When the time comes, and you sign a contract you will turn it over to your attorney who will make many changes to it. In fact, most real estate attorney's have their own addendum ready to go that's been tested many times to include the changes they are comfortable with.

During the review period the contract is not binding to either party. This means that should you change your mind you can decide not to go through with the sale, however, remember that the seller can also continue to receive offers, therefor this means that until the 'Attorney Review Period' is over, no one is locked in. Something to keep in mind, and good to know, especially if you really want your home and want to make sure you get it. You can give your attorney a heads up to move the review period along.

The three day review period does not end per say in three days. If you read a real estate contract you'll see that it's three business days, and that the review period can be extended. Attorney review is officially over, once both parties come to an agreement and sign off and all changes.

Till next tip!

Top 10 Tips For Buying Real Estate - #5

Tip #5: Fixed vs. Adjustable Rate Mortgages

Which type of loan fits your particular needs? If this will be your first home or a "transitional home" -- one you plan to own for a short time, an ARM may be the best type of loan. If it's going to be your dream home or one you plan to raise a family in, then you may want the stability of a fixed rate mortgage.

If you do choose an ARM, the index should be based on the Cost of Funds Index if rates are increasing, and Treasury Bills if they are decreasing. The COFI's are less volatile over time than T-Bills; make sure the teaser rate is understood and what the real rate would be. Personally, I would advise to avoid ARMs whenever possible. From experience many buyers end up staying longer than initially anticipated and get caught in the ARM scare.. In a soft market this can be troublesome when refinancing options aren't available. In today's market for example, where seller's aren't able to sell for what they had hoped, many are turning their first homes into investments. Sometimes this can work out well especially in the condo market. However, with fluctuating interest it can cut into potential profits. A locked in long term rate can prove to be better than an ARM.

Whichever loan you choose; make sure that you scrutinize all the closing costs. Typically in Hoboken, closing costs can be about 2 points of the purchase price. This can vary however depending on taxes, capital contribution, fees and a number of other factors. If you are required to have a mortgage escrow account and private mortgage insurance, make sure you understand the terms and cancellation procedures (your Real Estate Agent has publications to assist you). Also, make sure there are no prepayment penalties so that you can utilize an accelerated mortgage plan. A good mortgage reduction plan can save you tens of thousands in interest costs, and shorten your loan term, with only small extra principal payments. If you experience negative changes in your job, health, or marital status, you can revert to the standard payments in your mortgage contract.

Always look for referrals or recommendations of mortgage brokers/lenders that your friends or professionals have used. It doesn't hurt to share a Good Faith Estimate with your Real Estate Agent for some advice. I've been able to pick up excessive fees in some cases for my buyers and have referred them from their 'family' friend to a professional I trust.

Till tomorrow's tip!!

Top 10 Tips For Buying Real Estate - #4

Continuing on with my 10 Tips for succesful home buying series.. Here's today's - this one should be easy.

Tip #4: Create A Top 10 List Of Amenities

When shopping for a home, list the features (wood burning fireplace, private yard, new appliances, etc.) that are most important to you in deciding on which home to buy. Establishing "your criteria" early on will save time shopping for inappropriate homes and may keep you from buying a home on a whim. As detailed in Tip #3, your top reason for buying a home should be the value you are getting. Some of your top 10 amenities should logically be sacrificed if an incredible value is available. Remember, it's nearly impossible to find a home that has all of your items on your wish list, unless of course you're building a custom home. Know that there will come a time where you'll need a little give and take. Some buyers will sacrifice location for more space and nicer features, others will sacrifice space for location and proximity to shopping or transportation. Until that time comes, starting with this list, and sharing with your enlisted professional realtor, will give she or he a good idea of what you're looking for and your desired lifestyle.

Till next time!

Want out of Hoboken for some good shopping deals?

My Daily Candy weekend guide was so good for this weekend I had to share it with you! If you don't receive daily candy, or have never heard of it, you should check it out and sign up! It's completely free and they don't give out your email to other businesses..

Don't forget your big sunglasses! And a coat! It's cooold already!

What to Do This Weekend
It’s worth every penny.

DIG DEEP

Archetype Closet Clean Out

What: Fremont, Digby & Iona, Quail, Eskell, April77, Lewis, and more for cheap.

Why: A little something new for your job interview.

When: Fri., 10 a.m.-7 p.m.; Sat., noon-5 p.m.

Where: 676 Broadway, b/t Bond & Great Jones Sts., 2nd flr. Cash only.

Prada and Miu Miu Sample Sale

What: RTW, handbags, shoes, and wallets way below store prices.

Why: Off the rack and off the hook.

When: Thru Oct. 23. Sat. & Sun., 9 a.m.-6 p.m.; Mon.-Fri., 10 a.m.-7 p.m.

Where: 609 W. 51st St., b/t Eleventh & Twelfth Aves. Credit cards only.

DRINK UP

Bar Pleiades Opens

What: As part of a $60 million overhaul of an Upper East Side hotel (that had its heyday in the ’70s), Daniel Boulud was entrusted with creating a chic French space for sips and snacks.

Why: Black-lacquered design inspired by a Chanel compact, deco bar cart, and a ’70s poem called “Central Park, 1974.”

When: Opens Thurs. for cocktails.

Where: The Surrey, 20 E. 76th St., b/t Madison & Fifth Aves. (212-772-2600 ext. 144).

EAT OUT

Bill’s Bar & Burger

What: Tiny new corner spot for patties and dogs opens tomorrow.

Why: Holy cow! Hold the Roquefort; hold the chutney. This is a classic, simple burger at its sublime best.

When: Sun.-Wed., noon-11 p.m.; Thurs., noon-midnight; Fri. & Sat., noon-4 a.m.

Where: 22 Ninth Ave., at 13th St. (212-414-3003).

RUB DOWN

Chill the !@$% Out Weekend

What: The Fierce Club yoga studio offers massages on the cheap. Fifty minutes of bliss for $25.

Why: Thirty slots for the taking.

When: Sat. & Sun. First booked, first served.

Where: 269 Elizabeth St., b/t Houston & Prince Sts. Make an appointment at 212-334-6900.

DROP IN

Harlem Pop: the Parlor Session

What: Society HAE (Harriet’s Alter Ego) hosts a one-day art, music, and local fashion installation in a restored historic brownstone.

Why: It’s the neighborly thing to do.

When: Sat., 2-7 p.m.

Where: Indigo Arms Guest House, 181 Lenox Ave., at 119th St., 2nd flr. R.S.V.P. to going.com/harlempop.

Top 10 tips for buying Hoboken real estate - #3

Continuing with our successful home buying tips!

Tip #3: Value, Value, Value

The days of 10-30% annual appreciation have passed. Home buyers in the 1970's and even 90's to early 2000, benefited tremendously from what seemed like ever appreciating home prices. Nowadays, we will most likely be looking at slow steady growth while guarding against the possibilities of falling prices, skyrocketing ARM rates and corporate layoffs that can dramatically affect your home values. The classic rule of buying the worst house in the best neighborhood still applies. If you buy with an eye towards improvement, you can customize the home to fit your needs. The saying, "make money buying a home, not selling one," should keep you focused on the long-term importance of the purchasing price.

Many times I'll show a buyer two similar units one is a higher price - the one that has the granite counters, and one has a lower price, the one competing with the granite counters. Sometimes buyers will see this and think, this place needs a lot of work! I'd rather try and get the one that's already renovated.. In a softer market this might not always be the best approach. If there is a $20,000 price difference and it would only cost you $8000 to renovate the kitchen then which is a better value? Plus remember, the unit that needs to upgrade the kitchen knows buyers want a newer more modern look and should therefore be a little more motivated on their price. Then, if you successfully negotiate a fair purchase price, your value instantly grows.

More on negotiation in the future..

Top 10 tips for buying real estate! #2

Hello ladies! I am back from a much needed weekend with my family and future in laws and I apologize for not bringing my laptop with me to give you a tip for Saturday and Sunday! However I'm hoping you had a nice weekend as well, and although today is holiday - it's back to business for me!

Happy Columbus Day!

Tip #2: Make A Plan And Get Pre-Qualified
Every important decision needs to be clearly thought out. From investing in a pair of expensive shoes to starting a new job or career and buying a home!

Developing a home buying plan can help you focus on the important factors and organize the entire process. It's a great idea to purchase a binder with sections on house hunting, home financing, service providers, etc. (More on service providers in the future).

Loan pre-qualifying helps you determine the home price you can afford and presents you as a genuine prospect to the seller. In most cases today, you will not be able to submit an offer without a prequalification letter, and some real estate agents require that you bring your letter during your first buyer consultation.

A lender typically uses the 28% formula (your monthly mortgage can't exceed 28% of your monthly income) in approving your loan. Planning your actions and getting pre-qualified will keep you out of the panic mode and allow you to take advantage of opportunities. Plus you will be able to make an informed decision instead of acting on pure emotion. Buying a home can be exciting! Especially if you see a place that has everything you want..

A thorough plan will save both time and money!

Remember, a prequalification letter does not commit you to working with that particular lender or broker. And the same is true the other way around. Just because a bank or broker provided you with a prequalification letter it does not guarantee that they will approve you for that amount or even approve you at all. Many things can change while you're shopping for a home including lending restrictions and not to mention your credit! It's important that during the process you keep tabs on your spending and on your bills. Make sure to pay everything on time, and hold off on major purchases until after you've bought your home.

Till tomorrow!

Top 10 tips for buying real estate: #1

Yesterday I posted the first of this 10 day series and I started with number 8 'Develop a Mortgage Shopping Cart' because I felt that it was a great place to begin.

So we're going back to basics and starting with number one:

Tip #1: Research Is The Key To Discovery
Home sellers won't call you with an offer to buy a maintenance-free home with a wonderful mortgage. You have to find the gems yourself! Only by reading available materials, talking to friends and experts, doing some research online and working with a real estate agent you trust, will you end up with your American dream.

If you're moving somewhere and transportation is important to you, or schools, make sure that you do your research, and not just by searching online - although the Internet is an incredible tool - but by asking neighbors and residents of the town. Walk around and shop or eat where you might end up living. You'd be surprised how many people are willing to talk to you and offer to share their personal experiences.

Make it a point to walk or drive around the area that you're looking at during the day and the evening. If commute time is a factor then give it a test run or two so you can feel it out for yourself. You'll learn a lot!!

Till tomorrow's tip!

Top 10 Tips for buying real estate! Tip #8

I'll be posting a series of top ten tips for successfully buying real estate in the next ten days with one new tip each day. So you'll want to check back each day or follow my blog so you don't miss any!!

I want to start with number 8 today because many of you are educated and know that before you start looking at homes you have to arm yourself with a prequalifcation letter. The buyers I've been working with lately have started to do their homework by shopping rates and loan programs plus looking into rate locks with rates as good as they are now.

Tip #8: Develop A Mortgage Shopping Chart

One of the biggest decisions to make before putting a contract on a home is how to finance the purchase. There are 10,000 lenders competing for your mortgage business. The days of simply walking into the community bank and negotiating with the loan department manager are over. Today, you can apply for a loan over the Internet or even use a mortgage broker to shop for your loan with hundreds of lenders. When choosing a lender, you want to avoid apples to oranges contrasts by comparing fixed rates to fixed rates, not fixed to ARM's or adjustable rate mortgages. Create a chart that lists different types of loans, fees, and at least five mortgage providers (including a mortgage broker). In many cases, a mortgage broker will be able to secure for you the best loan.

If you would like a referral to a reputable mortgage lender please don't hesitate to reach me! Till tomorrow for the next tip..

Fireworks in Hoboken!

Here are some fabulous pictures my client took 3 weeks ago from his gorgeous terrace facing Manhattan.  Not sure why there were fireworks that night, maybe one of the Italian Feasts..

Enjoy! 

Thanks Francesco!

Another new construction project goes to Auction - Jersey City

Downtown Jersey City. Nestled on Newark Ave, just a short walking distance to the Grove St PATH, and on restaurant row, The Saffron, built by Fields Development Group, a brand new construction project of modern condominium residences is now almost complete and Sheldon Good & Company has started advertising that it's auctioning it's first few residences off to the highest bidder.  Opening bids will start at $175,000 for 1 bedrooms and $250,000 for two bedrooms. This brand new building offers all new, never lived in units some with terraces and views, all have modern kitchens and bath with stainless appliances, washer and dryer in unit, bamboo flooring and a shared gym, lounge and roof top deck.  The project is split up into two buildings, sharing a very modern chic lobby with earthy elements, the Newark building and The Maxwell. The units are actually pretty nice, however some are a bit small and don't offer much of a living room. They're also very modern, so if you like traditional period details like molding and exposed brick/wood work - this isn't for you. 

How do auctions work? Typically the owners select a few or sometimes all residences to be auctioned off. This doesn't mean however, that if a unit has an opening bid say of $150,000 it will necessarily be sold to the highest bidder at $250,000. The builders reserve the right to deny a sale in most cases. So what you need to know, as the buyer, is how many units will be sold absolute - that means, sold regardless of price. 

In this instance, The Saffron, will sell 9 units absolute at their upcoming auction Sunday November 8th. That means that 9 buyers will name and pay their own price.

It is also a good idea to work with a real estate agent when buying in auction. Contrary to rumors, this will not hurt your buying price. Why do you want a real estate agent in these cases? A real estate agent knows the current market and can flat out tell you what the market value of a unit or units currently are. This will ensure you not overpaying. Auctions can sometimes deceive your perception by thinking that you're getting a great price, however bidding can sometimes move very quickly and price escalates.. if you have a realtor with you they can guide and say "hey, we're at $600 a sq foot, that's above market, let's wait for another unit."

Some things you'll need to know to attend and/or buy a unit being auctioned. 

Terms: in every auction I've seen, a deposit is required the day of. Usually this is in the form of a certified check - which is like cash. The Saffron is requiring $10,000 hard cash for one of their one bedrooms, and $15,000 for one of their two bedrooms. 

Closing: Sometimes you might have to adhere to their closing date requests. In this case, The Saffron is offering an incentive to close quickly - by November 23rd, 2009 (which would make you eligible for the 1st time buyer tax credit) to receive an additional 2% discount. 

Mortgage: I haven't seen any auctions require you to use their preferred lender, however I have seen some big incentives for doing so, sometimes this can be a good route and work in your favor. Again, having a real estate agent help you through this can save you a lot of money.

Attorney Review: Still the same as with a normal sale, however with new construction it will most likely be a different, new construction contract in which case you'll want a good real estate attorney to review.

You can preview The Saffron at their open houses only. They are October 11,17,18,24,25 & 31. November 1 & 7th. The auction itself will be held at a different location and registration is required. 

If you're interested I highly recommend using an agent. If not, it's a cool learning experience to attend one of these to see how they work..

I'll be attending if you're interested in coming along!!

See more of Sheldon Good's upcoming auctions at www.sheldongood.com 

Gold Coast Real Estate - 200 Condos under $200,000

Homes in the area are becoming more affordable. Just this weekend I was able to find a couple a two bedroom one bath with terrace, in an elevator building that includes one car covered garage parking, all for about $200,000 in a nice neighborhood with convenient transportation to NYC.

It sparked me to compile a list of other affordable homes up to $200,000, and girl did I find a lot! Here is a list of 200 condo's priced under $200,000. They include the Jersey City area, Union City, Weehawken, North Bergen, West New York, and Guttenberg area. All share one great thing in common. They provide convenient transportation options to get to NYC quickly. View the list!!!!!


Don't forget, the $8,000 first time home buyer tax credit ends this year. You need to be in your home by November 30th in order to qualify. Not enouh time? There is a chance that Congress could approve a new bill for 2010 and a different tax credit.

If you need help don't hesitate to leave me a comment. And remember, first step is to arm yourself with a prequalification letter from a reputable lender.

Happy house hunting!

Bridesmaid dresses taking space in your closet? Donate them to a great cause!

Most of us have at least one dress that we'll never wear again. And while most women don't mind keeping clothes in the closet for that 'you never know when I might need it' chance, sometimes, all of the layers of tulle starts to cramp your space.



Operation Fairy Dust is a wonderful charity that gives young ladies in high school a chance to attend their proms with a fabulous dress and accessories. Highschool prom is one the biggest social events of a young teens life, and can undoubtedly be very expensive forcing some students to miss the big day.



Here are their guidelines:


* Acceptable dresses: evening & formal dresses, sweet 16 dresses, bat mitzvah dresses, bridesmaid dresses (think enchanted evening)
* Jewelry, hair accessories and evening bags (no shoes please)
* Dresses should not be older than 5 years old. Please consider they will be worn by girls ages 16-18
* Please No velvet or winter dresses, No pants suits
* Please No stained dresses or ripped dresses


They have a few convenient drop off locations located in NYC plus these locations will also accept dresses via mail if you would prefer to mail them.


Visit their website to learn more and make a donation!!