Professional Authenticity

Andrew Street

Why is it so hard to just be who we are? Sometimes when we are uncertain of who we really are, we “try on” identities like clothes. Or, we pretend to be like some ideal because we think that is what people want.

The bottom line is that people who are genuinely authentic stand out. The vendors of this property hold Tom Robertson in high regard because of his authenticity.

From the outset they found Tom to be genuine! He didn’t fake interest once he had signed up to sell their home in Andrew Street Castlemaine. Quite the contrary! He provided sound advice, listened and heard what they wanted and stayed on the same page throughout the process. Tom kept them in the loop, returned calls promptly and consistently dealt efficiently with any questions or issues.

Authenticity is a gateway to relationships! The vendors of this property felt they had a meaningful, collaborative relationship with Tom and they have no hesitation recommending him and Waller Realty as the agency to work with.

Clearly authenticity is the key ingredient to lasting influence!

Tom  Robertson

Tom Robertson

Before You Invest in Holiday Homes

holiday-accommodation-mollymook-waterfront

Rental returns

Rental returns can and do fluctuate widely for holiday homes. In many coastal spots, the average holiday rental period is eight weeks a year with demand plummeting during winter.

Michael Troon, CEO of Lorne Real Estate, on Victoria’s Great Ocean Road where prices have doubled in the past five years, says investors who buy into places such as Lorne do so for capital growth rather than rental return.

Troon estimates that permanent rentals – where the property is leased all year round – account for less than 5 per cent of Lorne properties and typically provide a net annual yield of no more than 2 to 2.5 per cent. While holiday properties in the region typically command weekly rents of $2000 or more in peak periods, most lie vacant for the rest of the year and annual yields are similar to a permanent rental.

Demand is more consistent for holiday properties in warmer locations but only for prime properties. Karen Stephens, holiday letting agent at Raine and Horne at Terrigal on NSW’s Central Coast, says proximity to the beach and a sea view make all the difference when it comes to success with holiday letting. She says quality houses with these attributes can achieve an annual rental income of between $30,000 and $40,000 or even higher. However, for properties further back from the beach it’s a different story; their owners are often advised to consider a permanent tenant.

Tax implications

When you buy a holiday home and rent it out for any period, you must declare the income in your tax return. If you intend to use your property for part of the year and then operate it as an investment property for the rest of the time, you will need to convince the Tax Office that the property is a genuine investment. While you are able to claim deductions (including interest expenses) for any times that you have rented out the holiday home, these must be allocated according to the time it was rented out. Unless the holiday home is your main residence, you will most likely have to pay capital gains tax when you sell it or transfer it into someone else’s name.

Source of Article

Tips for Home Buyers

Young Home BuyersBuying your first property is an overwhelming process. There are new terminologies to be learned, processes that you never knew existed and what’s all this talk about first home owner grants? Hopefully, after reading this page, you’ll feel more confident when buying your first property and ready to work with a real estate agent.

Eight financial tips for first home buyers

To ensure you do not miss out on what you are eligible for and to help give confidence to first home buyers, the following tips could be of great help:

Maximize Social Networks

FacebookFacebook your home’s listing. Facebook is the great connector of people these days. If you have 200 friends and they each have 200 friends, imagine the power of that network in getting the word out about your house!

Let your neighbours choose their neighbours. If you belong to neighbourhood online message boards or email lists, send a link to your home’s online listing to your neighbours. Also, invite your neighbours to your open house – turn it into a street party. That creates opportunities for your neighbours to sell the neighbourhood to prospective buyers and for your neighbours to invite house hunters they know who have always wanted to live in the area.

Post a video love letter about your home on YouTube. Get a $125 FlipCam and walk through your home AND your neighbourhood, telling prospective buyers about the best bits – what your family loved about the house, your favorite bakery or coffee shop that you frequented on Saturday mornings, etc. Buyers like to know that a home was well-loved, and it helps them visualise living a great life there, too.

Have us create a web feature on your house and then send a link through all your social media networks. We can always include your YouTube video as a part of the presentation.

Genuine Professionalism Brings Results

Sold

The owner of this land in Happy Valley is jubilant. She speaks in glowing terms of the agent, Tom Robertson, who was responsible for achieving such a good result. According to the owner she has sold with Tom before and on each occasion she has really appreciated his ability to see potential, effectively articulate a vision to potential buyers and achieve a better than anticipated result.

Tom  Robertson

Tom Robertson

She valued his authenticity, sense of of creativity and his ability to consider a range of options. Aside from simplifying the sale process Tom’s genuine, warm approach reassured the owner and inspired trust.

This owner has not only sold multiple properties through Wallers but also leases a rental with them. She recommends Wallers to all her friends because she has found that they offer a highly professional, complete package, have everything sorted and manage to take the stress out of what is commonly regarded as a stressful process.

Selling by Auction

AuctioningHow does an auction work?

  • The auction is conducted by an auctioneer either directly hired by the vendor, or by their chosen real estate agency.
  • The home is advertised with the date and time of the auction displayed.
  • Potential buyers (bidders) compete against each other, by making increasingly high offers until only one buyer remains.
  • The house is then sold to that highest bidder.

This is provided the reserve price (the price that the vendor has specified as being the minimum they will accept) has been exceeded or reached, or if the vendor concedes to a lower price than they originally hoped for.
If the home doesn’t reach the vendor’s reserve price, the property is ’passed in’ and the current highest bidder then has the right of first refusal to any further offers.

Advantages of selling by auction

  • In an auction scenario, it’s harder for the buying public to determine true market value because it’s difficult to compare other properties when they are not fully aware of the vendor’s sale price expectations.
  • People bidding are buying with terms and conditions determined by the vendor.
  • Vendors are protected by the reserve price. They set the reserve together with the real estate agent after assessing the bidding strength of the potential purchasers. This determined in part by information collated during the open–house inspections.
  • The vendor controls how much is spent on the marketing plan by choosing how much the auction is advertised.
  • If the property doesn’t sell at the auction, the vendor is commonly put in direct contact with the most likely buyer and can enter further negotiations.
  • The property is usually exclusively held by one real estate agent/auction house for a fixed period of time (normally four to six weeks). Marketing is usually intense over this short period of time, with either no price or a possible price range advertised.
  • An early sale can occur when a buyer feels ‘pushed’ to make an offer to buy the home before the auction day. Usually because they believe competition on auction day will be too fierce.
  • The sale contract is usually deemed ’unconditional’, meaning the sale will conclude on settlement day rather than waiting for the buyer to receive finance or further inspect the building.
  • Homes with unique features often do well at auctions  as they may attract more competition between bidders.
  • If more than one person wants to buy the property, the competitive nature of an auction can cause people to bid higher than they originally wanted to spend. This can result in large profits for the vendor.

Disadvantages of selling by auction

  • Sometimes, properties are ‘passed in’ on auction day and, despite the owner still intending to sell over the coming weeks, it can upset or eliminate some potential buyers.
  • Bidding is a fickle process and if, for whatever reason, bidding is slow, this can send an incorrect message about the true value of the home.
  • Some potential buyers don’t like the competitive nature and immediacy of the auction process and won’t even bid.
  • Now that auctions are highly regulated, many states require that buyers must formally register. Some potential buyers may not like this process and will not sign up.
  • Marketing and advertising campaigns for auctions can be quite intense, which can be expensive for the vendor.
  • If you are in a hurry to sell, an auction offers the best chance of selling by a specific date, but there is no guarantee the property will sell or that you will receive the price you desire.
  • Auctions don’t always necessarily offer you the best sale price, as the winning person only needs to bid marginally higher than their competitors. You’ll never be sure that they offered the maximum amount they were willing to pay.
  • Most real estate agent auction contracts provide the agency with sole selling rights until the auction and then for a period of time afterwards. This then locks the vendor in with one agency for a defined period of time. In the event your property does get ‘passed in’, it’s a good idea to prepare for this by only giving the agency a specific period of time to retain exclusive selling rights after the auction (one month, for example).

Source: Sell My Castle

Sustained Support Brings Results

We Sell

Some properties sell more quickly that others but Wallers have a track record of selling, of sustaining interest no matter how long it takes. The owner of this striking Federation home in Brown Street, Castlemaine knew that Wallers have the reputation of being the ‘top sellers’ in Castlemaine and is thrilled with the recent sale.

When talking about the process the owner made it clear that Tom Roberston’s work throughout the time the home was on the market was characterised by his responsiveness. She made a particular point of mentioning that Tom’s responses were always timely, no matter how small her query or concern may have been.

This delighted owner also noted that Tom never lost interest in her home, that he stuck by her, supported her though the negotiation process and was very present throughout the whole journey.

 

Tom  Robertson

Tom Robertson

Aside from being delighted with the personal responsiveness of the agent, the owner was most impressed with how the property was marketed through the Waller Web site and the personalised blog feature. She was very happy that the firm kept her property prominently displayed throughout. She has no hesitation in recommending Wallers and affirms the company motto of ‘We Sell’! 

Advantages Of Open Inspections

Open For InspectionOne of the most important marketing tools that a seller has at his or her disposal is a property inspection. These can make or break a buyer’s decision, and are a vital part of the sales process. It can seem like a daunting task to basically invite strangers to come take a wander through your home. To get a better idea of the space and finer details of a property, buyers may open up cupboards, drawers, and other intimate areas of your daily life. This can be intimidating to sellers, to say the least.

It’s important to remember that there are two types of property inspections. You can arrange to have open inspections or offer private tours of your property when selling your home. Both of these offer numerous benefits but may have different consequences depending on how the inspection process is managed.

Advantages of Open Inspections

Open inspections used to be considered a mandatory part of selling any property, but are now not quite as common as they used to be. In an open inspection, a specific time and date is set for potentially buyers to drop by and walk through the property for a viewing. This event is publicly advertised, so that interested buyers and their real estate agents can plan ahead for it and arrive with questions. One of the major advantages to an open inspection is that it opens up your property to the widest possible range of buyers. This may include several types of buyers:

  • Those who live in the same neighbourhood and are interested in buying
  • Individuals who may be thinking about buying in the future but are not interested in the commitment of a private inspection
  • Buyers who are not yet sure what they’re looking for but are willing to view a variety of properties to find out

The latter two types of buyers may not take the initiative to arrange a private inspection at this point in their property search, so you can only reach out to them with an open inspection. To try and maximise the volume of attendees at an open inspection, they are usually held on weekends.

In terms of practicality, open inspections offer the ability to show a large number of prospective buyers through the home at the same time, rather than arranging separate tour dates.

Check our Open For Inspection list and, if you are interested in buying or selling take the time to visit and see our professional approach to selling.

Home Buyer Deal Breakers

Faulty WiringWhen potential buyers are looking at your home, some things may send them running out the door. They may be able to look beyond wallpaper that just isn’t to their liking, but if you have one of these home buying deal breakers when selling a home, they need to be addressed prior to showing:

Mold

Mold has received a lot of attention for being a pervasive problem that can cause health issues. If you have mold in your home, it can pay to take measures such as replacing a bathroom fan or calling in an expert in mold removal.

Leaks or drainage issues

If you have a water line in your basement, prospective buyers may be concerned. Especially if it’s located where the walls meet the floor, it can mean drainage issues. If it’s higher, buyers may assume your roof leaks or you have damaged pipes.

Similarly, if a buyer sees a lot of standing water in the crawlspace, they may be turned off.

Plumbing problems

Buyers will want to know that the water pressure and drainage in your home is adequate, so they may turn on the faucets and flush the toilets. A water heater with signs of rust or leakage can also be a red flag.

Old or bad wiring

Check plugs and sockets for scorches, and make sure they’re not hot. Flickering lights can also make a potential buyer think there may be electrical issues in your home. Exposed wires are a hazard that will need to be addressed, and they’re a sign that some do-it-yourself work was probably done.

If you have home buying deal breakers when selling a home, you’ll want to have them addressed before showing your home. Once a buyer moves on, you probably won’t be able to get them back.

Surprising Things That Add Value

House SalesAgents are always on the lookout for anything that will up the value of the properties they are trying to sell. Larger sale prices = happier clients + larger commissions, a win-win in any real estate transaction. While some factors (such as property-size or whether or not the home has a pool) are immediately considered during the home value assessment, researchers have uncovered some additional selling points that agentscould be using to their advantage, but are often unaware of.

What are these additional, uncommon factors, you may ask?  Well,  HouseLogic have done a great job of explaining some of these top selling points in their article 9 Surprising Things That Add Value to Your House.” Be sure to check it out before determining the value of your next property. Trust us – you may actually be surprised with what you find! But do take into account that this article originates in the United States.