DANGERS OF OVERPRICING

Make no mistake, I want you to get the best possible price for your property. When a home is priced too high for the market, however:

         It attracts lookers, not legitimate buyers
         It implies that you aren't really motivated to sell
         It reduces the number of showings
         It helps the competition look better
         A buyer may not be able to secure a loan if it doesn't appraise
         You may ultimately have to drop you price below market value in order to sell

ASSESSED VALUE VS APPRAISED VALUE
 Many people confuse assessments and appraisals. An assessment is the value placed on a property by the town or city's assessor's office for the purpose of determining the property tax due. An entire town will be assessed during a 4-12 month period with values determined by a team of qualified assistants after viewing properties and interviewing owners. The combined assessed value of all the town properties is then used to calculate what the tax rate will be. Each year the town may re-evaluate the tax rate to obtain the monies needed to run the town based on that combined assessed value. So tax rates may change from year to year but assessments usually do not. Only when assessed values become so outdated as to cause tremendous inequities between properties will a town reassess.  The need to do a new assessment must warrant the expense. In some states, homes are reassessed each time they are transferred (sold), but that is not true in most New Hampshire towns.

 An appraisal is a report done by an appraiser to determine value.  The appraiser will use recently sold prices of similar properties making adjustments for differences between the subject property and the comparables. They will usually combine this "Market Approach" with a second method such as "Cost Approach" (determining the cost to rebuild) and/or "Income Apprcoach" (used on properties that produce income) to determine Value. Appraisals are done most commonly when a property is to be financed or refinanced, but may also be requested for a variety of other reasons.

Assessed value and appraised value will usually not be the same on a property as the appraised value takes a snapshot in time and will be impacted by market activity.

SHOWING YOUR HOME

When it comes time to show your property, the following suggestions will make the process go more smoothly.

         Maintain the home in ready-to-show condition with beds made, clutter removed, dishes put away, etc. You're always
            ready for a showing when that call comes in.
         During a showing, step out for a cup of coffee or run errands. The buyer will feel more relaxed if allowed to view
            your home without any distractions.  I'll do the work.
         Make sure your pets are confined to a safe and out-of-the-way place.  Better yet, take them for a walk or ride.
         Put away your most valuable items such as jewelry and collectibles.

Tips to help Sell Your House

         Keep it uncluttered. It will be neater and look larger.
         Keep it clean.  The creates the impression that your home has been well cared for. Fresh paint and a good
            good scrubbing give surfaces a fresh look.
         Keep it repaired.  Fix it before the buyer inquires about it.
         Keep it neutral. Get rid of distracing colors and personal accessories. Neutral colors and simple decor help
            someone visualize their own belongings in a room.
         Make your home memorable. From fresh flowers to fresh clean smells, your house should be inviting.
         Showtime! Make a final check of every room, put away all toys, clothes, food, or any other "left out" items.

      Outside
         Trim, weed and neaten up lawn and garden.
         Clean up pet areas; resod and seed
         Repair screens, windows, doors. Paint.
         Add fresh mulch.
         Add potted or hanging flowers to deck or porch.

      In the Kitchen
         Clear away extra small appliances
         Remove stains from sink
         Clean off refrigerator completely - Make them shine
         Clean and deodorize everything - including the vent over stove

      In the Bathroom
         Clean counters of extra toiletries - store them out of sight
         Remove stains and/or mold from sink, tub or shower
         Patch, caulk or grout as needed
         Put out attractive towels that you use for your "guests" only

      In the Living and Family Rooms
         Rearrange furniture for openness
         Remove any extra pieces and store elsewhere
         Clean carpets, floors, rugs
         Give overall "neutral" paint-job.
         Use flowers and potpourri
         Open the shades and drapes to let the light shine in
         Clean windows - in and out.

      In the Bedrooms
         Straighten up closets. Box and store clothing, shoes, etc.
         Arrange toys to look appealing.
         Add curtains or valances to all rooms without them.
         Remove attention-getting posters.

      In the Basement and/or Garage
         Thoroughly clean and deodorize.  
         Sweep floors, clean up all grease spots.  Paint flooring
         Sraighten all work areas, laundry area, etc.