SELLING  MAUI REAL ESTATE

THE VALUE OF A PROFESSIONAL REALTORR AS YOUR AGENT

Not all real estate agents are created equal. Number of years in real estate, designations, years lived in the community they work in are only pieces of a bigger picture. Total background tells a bigger story. Education, success in their overall professional career, whether they invest in real estate themselves and more, all tell a more complete story of an individual's capability as a RealtorR. But, the most important factor is the individual's willingness to commit time to your transaction, to do whatever it takes to see that it is completed successfully and their ability to solve problems.

I've worked with a number of real estate agents since becoming a realtor. What I have found is that I have a significant advantage over most because of my depth of professional background and a work ethic that dictates I do everything ethically possible to bring about a successful result to any task, or in the case of real estate, to any transaction. Too many times I see agents willing to simply throw a problem back into their clients' lap, telling the client to let them, the agent, know when they, the client, have the problem solved. This is where the rubber really meets the road, as the old saying goes.

PRICING YOUR MAUI PROPERTY - THE SEARCH FOR 'COMPS'

Pricing your Maui Home, Condo or Lot begins with a comparative market analysis (CMA) based on a carefully chosen group of homes similar to yours in size, construction, age, location, views, proximity to the ocean, features, etc. which have sold typically in the past six months. In addition to the CMA, you will be provided with a historical analysis of yours and like neighborhoods showing average selling price and average cost per square foot. Once reviewed, based on our conversation, I will rerun the analysis incorporating any changes you have requested, such as different properties to use in the CMA, or different features, neighborhoods, etc.

We will look at other factors such as whether it has rental income or the potential for rental income. We will evaluate the extent to which it is a candidate for a 1031 Exchange. External factors will also be evaluated, such as the current Maui real estate market-whether inventory is tight or plentiful; which direction prices are trending and other factors indicating overall market strength.

Together, this information will help you make an informed decision about where to price your Maui home or property. My job is to give you the information you need to feel comfortable determining the price to ask for your home or property.

PRESENTING YOUR HOME

One of the most important factors in obtaining the best price possible in selling your home is how it appears to prospective buyers. Before it goes on the market, you will want it to look it's very best. For a good check list, download Preparing Your Home for Sale. While not inclusive of everything, following this list will make a big difference in how your home may be perceived in a showing. It seems like, as I get older, things like getting the house painted, fixing those broken items around the house, perhaps replacing carpet that is badly worn or blinds that are looking disheveled are more daunting tasks than they use to be. That's when it's time to surrender and call in a contractor. Spending the $$$'s now to correct what could be a long list in a home inspector's report, and create a much more favorable first impression, could mean significantly more $$$'s for you at closing. But, don't misunderstand me, paint and carpet are relatively cheap compared to what they can return; this is not encouraging you to launch into a major remodel-such efforts rarely give you anywhere near the return necessary to cover their cost.

THE OFFER

You need to know what to expect when an offer comes in. The form of offers in Hawaii is a contract or agreement called a DROA, which stands for Deposit Receipt Offer and Acceptance. It is a twelve page legal contract with a two page Counter-Offer if the price and conditions are being negotiated beyond the initial offer. Your listing proposal package should have a copy of these two documents in them. They are standard forms, approved by the Hawaii Association of Realtors and recognized by the DCCA (Dept. of Commerce and Consumer Affairs) which regulates the real estate industry in Hawaii.

When received, you will typically have 24 to 48 hours to respond. You, basically, have three choices-accept it, reject it, or give a counter offer. This is usually an emotional point, so keep cool and remain focused on the ultimate objective-selling your home for your target price. Even if you respond with the asking price to a weak offer, you are saying more than if you simply don't respond. Pay attention to major contingencies such as the purchase being contingent on the sale of the buyers' home or the ability to sell their [surrendered] property in a 1031 exchange. The ability to obtain mortgage financing is another significant contingency. A cash offer (no financing contingencies) and no contingencies on the occurrence of another event, such as the sale of another property, may be a better offer, even if it is a few thousand less than another offer with several contingencies. Discuss with your realtor how you would reply in such an event.

If you start to feel overwhelmed or uncertain, that is where I come in. My role is to help you evaluate the alternatives and, if we have done that well, make the best choice for your situation.

With my years of real estate experience, I will be able to work with you to ensure a smooth closing of your Maui Real Estate.