Plantation Lakes Blog!

Myrtle Beach residents don’t have to have children at home to know when we’ve gone through the familiar back-to-school rituals. Just turn on a radio or TV, step into a retail store, or drive past a school and the calls to educational muster are evident. At the same time, it’s hard not to be reminded how significant education is when it comes to Myrtle Beach home buying—how likely it is for schools to be on the forefront of many buyers’ minds.

Most people know intuitively that top-notch schools carry significant weight in the searching and home buying processes—but the result of a survey done by realtor.com has spelled it out in black-and-white. Their research reveals that more than 60% of buyers consider school district boundaries during their home buying process. It’s a surprisingly weighty number.

The depth of interest that buyers registered was also illuminating. The same survey uncovered the fact that prospective homebuyers are willing to spend more—and give up other features—in exchange for a house located in a preferred school district. For example, many buyers said that they are ready to ignore access to shopping malls and parks to be in a district where their preferred school is located.

Prospective buyers are likely to also factor in the impact the same phenomenon could have on a property’s resale value down the line. That could be part of the reason why more than 23% of respondents said that are willing to pay 1-5% over their budget to be in a preferred school district boundary. Another 20% said they would pay 6-10 % above budget, while 9% would pay as much as 11-20% more!

When queried about which factors weigh most heavily on their home buying preferences, over 90% said that school district boundaries are either “important” or “somewhat important.” Only 7.4% said that school districts are “unimportant” or “very unimportant,” while 2% classified them as “neutral.”

This level of unanimity should be of interest to anyone about to embark on their own Myrtle Beach home buying expedition—whether or not they have children of their own. It’s hard to ignore the proposition that when you go to resell a house in the future, its school district may carry the same importance to home buyers down the line. If today’s buyers give such importance to school district boundaries, it may not pay (to borrow Wall Street’s famous phrase) to “fight the tape.”

In any case, it always pays to ask questions, do some neighborhood research—and to call me when you’re looking to buy or sell in Myrtle Beach! Trust in your Local Myrtle Beach Real Estate Experts at Plantation Realty Group to help you! (843) 796-2111.  

Once your property appears in the Myrtle Beach listings it’s time to prepare for the all-important initial open house. Whether it’s really “all-important” (or just very important) is a matter for debate—you can’t really pin down exactly how important the initial open house is because some of its effect isn’t immediately measurable. Word-of-mouth takes time to spread—and sometimes prospective buyers take weeks or months of comparison shopping before they return to a property that made a lasting impression.

Less subject to speculation is that a Myrtle Beach open house will expose your home to an array of interested consumers. The impression it makes will produce an impact that’s literally multiples of what any single showing can accomplish. More bang for the same amount of work.

In addition to the scouring and neatening (and, of course, de-cluttering) that are always prescribed, here are some preparation details less frequently cited:

Sightlines

Walk through the house following a route likely to be chosen by your prospects. Starting at the front entryway and at every threshold, stop and take a look around. Are pieces of furniture or other articles preventing an otherwise clear view into adjoining areas? Can they be moved (or removed entirely) to open the sightlines? If they can, you’ll see how much larger, open, and inviting the interior spaces become.

Flooring

It may seem as if what’s underfoot isn’t all that important, but that can be deceptive. Homeowners get used to their house, and floors are easy to overlook. To first time open house visitors, the floors often have a much greater subliminal impact on how new or refreshed the property seems. The solution is straightforward: give wood floors a fresh wax; clean tiles until they shine; and where carpets show furniture-foot divots, place an ice cube in the indentation—after it melts, use a stiff brush to gently scrub the pile back into place.

Closets

You can’t totally empty out the closets, of course, but you can remove to storage everything that’s out of season. Serious buyers have an uncanny knack of finding and opening the closets that are most overstuffed (and the ‘shriek’ part of peek-and-shriek is worth avoiding).

Dampness

If some areas like the laundry or basement are moister than you’d like, an inexpensive plug-in dehumidifier can usually solve the problem.

Aromas

The old stand-by is still true: baking a batch of cookies right before the doors open creates an inviting aromatic (as well as a well-appreciated giveaway for the kitchen table). Air fresheners or candles in other parts of the house can also work—as long as they aren’t too obtrusive. Overdoing with strong perfumy scents can turn be a red flag that makes visitors wonder what’s being covered up.

Then…

Once everything is ready to go, do another unhurried walk-through. With fresh eyes you’ll see a few last items to clear away, some curtains to be opened a bit wider to add light, another lamp to be turned on. The extra walk-through is what your open house visitors will soon experience. Why not take the first tour yourself!

Fall weather makes it a wonderful season for a Myrtle Beach open house. If you’re on the cusp about listing now or in the spring, do consider taking advantage of the season. And once you’ve decided, call me to get going!

You’ve successfully located the home that fits your wish list! The listing agent says the home is in “great condition!” Financing is pretty much a done deal! Time to relax!

Er—maybe not just yet.

When you are buying a home, among the scores of thoughts that might be racing through your head (“Is this the best one for the money?” “Will everyone be comfortable in it?” “Will it be enough house over the long haul?”), one you definitely don’t need is “Will this house become a money pit?”

The home that looks perfect may well be exactly that—but if not, you certainly don’t want to find yourself pouring hard-earned dollars into repairs that become apparent only after you have signed. Surprises are fine for birthday parties, but to avoid the sort no home buyer needs, getting a professional Myrtle Beach property inspection is the most direct way to tell if there are any significant underlying issues.

To alleviate the worry, you should make any offer conditional on a home inspection…then order up a professional Myrtle Beach property inspection done by an experienced Myrtle Beach home inspector.

When a home inspector arrives at the property, he or she will invite you along on the tour. However, you don’t have to accompany the inspector to some of the less-accessible areas like the roof, attic and crawl spaces (unless you want to). The inspector will likely start outside, checking for any suspicious areas that may allow water to penetrate, then move indoors for a thorough investigation of each room in the house. As the inspection moves along, definitely feel free to ask questions as they crop up: after all, inspector works for you!

It’s important to remember that any Myrtle Beach property inspection is not 100% certain to uncover every possible defect: a home inspector, no matter how experienced, is not clairvoyant. But you will receive a thoroughgoing assessment of the potential likely problems with the home’s systems—as well as an opinion on the condition of the home. You may be able to renegotiate your offer should conditions warrant it.

Myrtle Beach property inspection costs tend to differ depending on the size and condition of the home, and usually take anywhere from 2 to 6 hours to complete. Often, the verbal assessment made at the time will be very informative. Later, you’ll get the fuller detailed written report. If the inspection reveals a deal-breaking flaw, you will have saved yourself from a bad investment. Less commonly, more detailed property inspections could be in order—especially if you are also ordering sewer line, pool, fireplace or other specific inspections. Most inspectors offer discounted rates if subsequent inspections are in order.

Property inspections are not intended to offer warrantees or guarantees, but an experienced Myrtle Beach home inspection is the next best thing. It’s something most homebuyers find makes their purchase a lot less stressful.

If you’re looking at buying a home in Myrtle Beach this fall, call me today to discuss the market. And once you find a likely new home, I can recommend several of our most experienced and reliable property inspectors. Trust in your Local Myrtle Beach Real Estate Experts at Plantation Realty Group! (843) 796-2111

Selling an elderly or deceased relative’s Myrtle Beach home can be one of the most selfless tasks anyone is ever called upon to do—and not just because it’s hard to let go of a place that has so many loved ones’ memories. What frequently adds to the emotional component is the condition of the house. Although your Aunt Elda might have loved the shag carpeting and the harvest gold kitchen appliances, those features can be counted on to turn off today’s typical home buyer. Bearing in mind that selling a home is first and foremost a business proposition, it’s frequently necessary to apply a few quick fixes to transform the storehouse of one family’s cherished memories into an appealing place destined to house another’s.

Ask: What Dates the House?

If a house reminds prospects of grandma’s place, unless they’re in a determinedly DIY frame of mind, they’ll move on to the next property on their list. Don’t let them overlook the many positive features of the house just because of a few old fashioned details. Scout out items that make the house look dated—and clear them out of there! Remove worn or discolored carpeting, then either replace with a bound carpet remnant or two, or leave the floors exposed. Selling a home in Myrtle Beach can hinge on a few minor things like replacing old cabinet knobs and light fixtures with more modern versions, or repainting walls in neutral colors.

Replace Kitchen Appliances

Our elders may have drilled into us the wisdom that it’s wasteful to get rid of perfectly good appliances, but homebuyers may not be swayed. For selling a home in today’s market, replacing appliances can be an easy way to inject new life into an old kitchen (even if the rest of the kitchen will need further updating by its new owner). But before splurging on any appliances, consult your real estate agent about what type of appliances buyers expect in this price range. If the place could make a perfect starter home for a young family, inexpensive white appliances might be just as strategic as the stainless steel models.

Or…Embrace the Vintage Charm!

Realistically, sometimes it would take too much money to update an inherited house. If that’s the case (and time is not an issue), turn the problem into a positive by embracing the house’s vintage charm! Old is just the wrong way of viewing antique…and one person’s dated can be another’s classic. If you’re dealing with a home that could double as a set for TV’s “Mad Men,” consider playing up the ‘60s theme with furniture, curtains and even vintage magazines you find at thrift stores or yard sales. Kiplinger.com finds that today’s buyers particularly appreciate eat-in kitchens—so why not add a period-appropriate dinette set to emphasize that space? But don’t forget to thoroughly clean carpeting, curtains and other items that may hold odors. Selling a home may mean capturing the look of a bygone era—but never the smell! A dated family home will sell faster and appeal to more buyers when you’re willing to make the right strategic changes. Spending just a little time and money can transform an overlooked house into one that demands a second look—that invites a new family to make it the site for another lifetime of memories. Thinking of selling a home in Myrtle Beach this fall? Trust in your local Myrtle Beach Real Estate Experts to help you sell your home this season! (843) 796-2111

Selling your home quickly and for the highest price possible demands that the Myrtle Beach showings be proactively appealing: that is, more than just a passive display of the residential “merchandise.” To make the most of the advantageous situation that any showing or open house should be, both you and your Realtor® must adopt the approach of any successful salesperson—namely, being certain every potential customer is shown the best aspects of the product. When it comes to Myrtle Beach home showings, that means staging.

Most of the advice you’ll read about staging follows the same general formula: organizing rooms; maintaining exterior landscaping; updating aged features; eliminating clutter. What’s sometimes missing from those guides is a practical problem: a prescription for showings when the home in question is currently housing a family busy with schoolwork, after-school extracurriculars and full time professional obligations—in other words, modern life!

No matter how unlikely it might seem, for families whose schedules are already overloaded (and then some), proactive showings are indeed possible! Here are some of the proven ways busy families keep their Myrtle Beach homes in peak shape:

Neutralize Décor

To maintain a home livable for a busy family at the same time it’s ready to display requires muting some of the practical as well as decorative elements. It’s a delicate balance that means first removing idiosyncratic design elements, then also keeping as many personal items as possible out of sight but readily accessible when needed. It’s a room-by-room effort, but when properly balanced, most of the family’s comfort zone can be preserved at the same time the home is ready for showcasing at a moment’s notice.

Spring Cleaning All Year-Round

As parents know, a busy home is genuinely tough to keep clean—yet, sparkling cleanliness gives visitors the sense of newness that prevents common objections from forming in prospects’ minds (fears that updates are called for; feelings that unseen mechanical issues could be lurking, etc.). The solution is one comprehensive deep-cleaning session followed by a regular once-over every week without fail. It’s a regimen that makes pre-showing cleanups quick, easy, and effective. For many busy families, it may be realistic to consider bringing in a housekeeping service once a week while showings are in prospect.

Shrink Living Spaces

In larger homes, one way to minimize the amount of effort showings require is to somewhat confine everyday living activities to designated areas. If everyone is used to occupying the living room, den, and game room, see if you can make one or more of the areas off-limits (especially during weekdays). This will allow you to preserve staging efforts and reduce a lot of last-minute scrambling.

Showings in Myrtle Beach are a key part of selling your home—as are a great marketing plan and well-designed listing—which is where I come in!

If you’re planning to list your home for showings this fall, contact me as soon as possible to start the pre-marketing planning that can help you and your busy house S-E-L-L! Trust in your Local Myrtle Beach Real Estate Experts at Plantation Realty Group! (843) 796-2111

With Labor Day behind us, the serious fall Myrtle Beach home buying season is upon us. If you will be scouring the market for a new residence, you are likely to be in luck: across the nation, more sellers are being coaxed off of the sidelines. According to the Associated Press, “A fourth straight monthly increase of sales in existing homes provided the latest evidence…that the U.S. housing market is rebounding…” The rise comprised “the highest annual rate since September of last year.”

With temptingly low interest rates and batches of homes hitting the market from sellers motivated to complete their sales before the holidays, Myrtle Beach home buying consumers have ample reason to think their timing is good. Once the right property has been found, success in home buying negotiations determine what happens next:

The Asking Price

When the subject property is one that has just recently come onto the market, the asking price may or may not be negotiable. The odds of encountering more price flexibility increase once a property has lingered on the market for 60 days or more: depending on their own timing requirements, sellers may be more inclined to entertain a lower offer as time passes. In today’s market, if a property falls into that category, many buyers will offer 1% to 10% below the asking price—especially if recently closed comparables provide support.

Extras

If the seller isn’t budging on price, consider negotiating through other aspects of the transaction—seller-paid closing costs, repairs to the home, moving costs, or asking that appliances be included in the deal. This won’t lower the asking price, but the resulting savings can have the same effect.

Market Awareness

Being prepared to work with your agent by taking advantage of the research that is made available. By becoming aware of Myrtle Beach’s home buying conditions in each of your target neighborhoods, you’ll be well prepared for gauging the range of offers likely to be found acceptable. Is new housing construction underway that will increase the supply of homes? Are there many homes that have sold quickly in recent history? Or is the neighborhood less in demand? It’s important to understand the climate you will be negotiating in so you can land a superior home and at a superior price.

If you’re preparing for the home buying process in Myrtle Beach this fall, I’d like to invite you to give me a call to discuss current and upcoming inventory. We can set out a home buying strategy that you feel comfortable with—one that puts you in your next Myrtle Beach home! Trust in your Local Myrtle Beach Real Estate Experts at Plantation Realty Group! (843) 796-2111

Springtime is correctly known near and far as the peak season for selling your home—in Myrtle Beach; elsewhere in the U.S.; probably on Mars, too. Everybody knows it. This has created a most unfortunate side effect: namely, the notion that if you missed the spring home sales binge, you’d best cancel all plans and hold your house off the market until next year (even if you’re actually ready to list).

So…should you give up on selling your home in Myrtle Beach as we move into the cooler months?

Far from it! In fact, many agents with years of experience under their belts have done the math and consider autumn to be the second best season to sell a home. When you think about it, it’s logical. For one thing, there certainly are prospects who won’t wait—buyers who will be happily mowing their new lawns by the time next spring rolls around. Weather is another reason: fall brings many moderate, perfect-for-home-touring days. Then there’s the calendar itself, providing extra motivation to buy (e.g., everyone who wants to be in their new home before the holidays, or who needs to complete the sale in tax year 2014).

For those who aren’t falling for the wait-until-spring notion, here are a few tips that will help you spruce up your Myrtle Beach property for the fall sales market:

First off, make sure all of the personal summertime clutter—the kids’ camp gear, pool floats, the by-now thoroughly bent croquet wickets—are out of sight. Put the yard into tip-top condition with grass cut, shrubbery tamed, and lawn raked. You should be able to step out the back door and view an uncluttered vista. As always, the object is to enable anyone who visits to readily visualize their own family’s stuff in the cleared outdoor space.

Shorter days means waning natural light, so selling your Myrtle Beach home in autumn requires a little extra attention to lighting touches. To guarantee the home looks its best even in late afternoon, open the draperies, blinds, and shutters, and make sure lights and lamps are all turned on. Outside, anywhere the summer’s growing season has resulted in plantings that have overgrown windows, now is the time to trim them—it’s always amazing how less than an hour of snipping can brighten up a home’s interior. You may also consider adding some lighting along walkways, or a well-placed floodlight over the driveway. As we move deeper toward winter, those features will give a subtle boost to after-workday early evening showings.

You don’t have to have hired a professional stager to take advantage of the positive seasonal touches that go with the advent of autumn. Colorful mums, warm-hued candles, pumpkins (or just about any harvest-themed table décor items)—all are familiar details that have the predictable effect of helping people feel more at home. A few well-placed accents don’t take nearly as much effort as some other aspects of selling your Myrtle Beach home, but taken together, all contribute to a welcoming presentation.

Where is the nearest pumpkin patch? Where are the closest autumn-themed school or community festivities? Selling a home in fall can benefit when you leave some material about our local seasonal activities in the entryway. Sometimes the charm of a neighborhood winds up being the deciding factor for a waffling prospective buyer.

If you’ve been undecided about whether selling your home now—or waiting until next spring—is the best course of action, why not contact me today for a preliminary walk-through and pricing evaluation.

I think we can put together a plan in action to get your home sold for top dollar sooner rather than later! Trust in your Local Myrtle Beach Real Estate Experts at Plantation Realty Group to help get your home SOLD! (843) 796-2111

Even though the housing market continues to trace an upward path, foreclosures do still occur—and Myrtle Beach home auctions are sometimes the result. It means that there are still some good distress bargains to be had, particularly if you are interested in buying a home at auction.

Television shows like HGTV’s Flip or Flop portray the “nail-biting” drama and money-making side of buying a home at auction—sometimes inspiring home buyers to try their hand at the enterprise. But what is sometimes underplayed in such TV presentations is a fact well known to seasoned Myrtle Beach home auction veterans: namely, that home auctions involve significant risk.

If you have never attended a Myrtle Beach home auction before, the process can be fairly straightforward. Homes set for auction are listed publicly or made attainable through a paid auction service. Once the auction starts, you will have the opportunity to bid on the property, competing with other buyers either online or in person. Auction properties are usually offered on a cash-only basis, which eliminates would-be bidders who would depend on a bank loan or mortgage; but where auctions do allow financing, it’s a good idea for serious buyers to get pre-qualified ahead of time.

For those who do have the cash, it’s vital to understand that the property is sold as-is—and yet it’s sometimes the case that buyers are not allowed to do much more than drive past the home. In other words, any problems with the condition of the property become the winning bidder’s problems. Foundation issues, structural issues, mold issues, poorly done handiwork—any major budget-busting flaws could be present. And even if the house itself turns out to be in decent shape, the successful bidder inherits everything that goes along with the title—possible defects including outstanding mortgages, taxes, liens (for instance, child support or U.S. Government Restitution liens), or overdue HOA dues. That makes it a darned good idea to do as thorough a preliminary title search as possible before bidding…but since that will not generate a title insurance policy, at the end of the day, that research creates no assurances or guarantees.

Participating in a Myrtle Beach home auction can be a great way to get a new home without spending as much as you would in a traditional purchase—but doing as much preliminary investigation as possible is just common sense…and if you can’t afford to buy a property in poor condition, you should certainly restrict yourself to auctions that allow inspections.

While agents cannot represent you at a home auction, if you are interested in investigating further I hope you’ll feel free to contact me anytime.

I’m here to answer all your Myrtle Beach real estate questions—and to help the buyers I do represent find the homes of their dreams! Trust in your Local Myrtle Beach Real Estate Experts at Plantation Realty Group! Give us a Call Today! (843) 796-2111

You’ve done it: found what’s soon to become your family’s new Myrtle Beach home! It’s in a great neighborhood…reasonable commute…decent kitchen (size is right; definitely upgradeable). All this and it fits the budget! Congrats! Looks like your housing hunt is over...

YET…before you sign on the dotted line, there should be one last check-off. Factor in all the costs that improving the house to your liking will entail. The cost of home improvements in Myrtle Beach can be light—but since that’s not always the case, there are areas where the possible impact on your bottom line can be meaningful. For instance:

Anyone who has had the experience of paying for new fencing—even for just a section in need of replacement—has learned to respect the fencing cost factor. Depending on the type and size (and whether you have a neighbor who’s willing to split the cost!), it will be fairly simple to go online to find a generic online calculator that will estimate an all-in price.

Although repairing split or broken concrete can sometimes be as easy pouring new concrete over the old, often the old has to be jackhammered and hauled away before new concrete can be poured. There are different types of concrete to choose, including coloring and texturing. This is one Myrtle Beach home improvement that can easily run to several thousand dollars, depending on the size of the renovation.

This one’s a sleeper: the home improvement involving a clogged or blocked drain (or any of a variety of other drainage issues). If drainage issues come up in the inspection report, the long-term health of the property calls for prompt remediation. Usually this is a minor expense, but in extreme instances, you could be looking at clogs that must be excavated to be removed, topography changes, installing new drains, re-sloping concrete, or other fixes.

If sick or otherwise damaged trees are on the property, you could be a storm or two away from a dangerous issue. If removing the tree or trees has been advised, it will be best to plan on acting promptly.

Window replacement, when called for, requires an estimate by a Myrtle Beach home improvement contractor experienced in the specialty. Depending on how many windows and the type of trim involved, it’s a Myrtle Beach home improvement project that usually runs in the hundreds of dollars per window. The good news: it also increases the value of the home.

If you’re considering a property with old wiring, ungrounded outlets, or other known electrical issues, a certified electrician’s estimate is your best bet to foresee the extent that re-wiring could be needed.

Home improvements in Myrtle Beach can be immediately gratifying (such as a stunning kitchen remodel!)—or they can be the kind where peace of mind is the principal reward. Either way, after you’ve found a house that looks like a great find, it’s worth the effort to project the cost of improvements you will want to undertake during the first year.

If you’re looking to buy this fall, I’m here to help with a full portfolio of quality Myrtle Beach home improvement resources and referrals. For all your Myrtle Beach Real Estate Needs, Trust in Your Local Experts at Plantation Realty Group. (843) 796-2111

“If you are selling a Myrtle Beach home this fall, engage a Myrtle Beach staging professional to make your house look its best.”

If cost weren’t a factor, most everyone would agree with that advice. But is staging really worth the price? Can staging in Myrtle Beach actually help you sell your home? Of course, without being able to predict the future, a definitive answer isn’t possible. But there are at least three convincing reasons why a Myrtle Beach home seller should at least consider making the investment:

Money

A recent study by a leading national real estate company found that staged homes sold for over 6% more than did unstaged homes. We’re used to seeing this kind of statistic offered by staging professionals themselves, but this time it’s confirmed by a less-interested source. One reason could be that a staged home feels like more than an empty box. A Myrtle Beach staged home can help buyers to imagine themselves living in the home. The result is higher perceived value—the key to more motivated offers.

Time

The same study showed that staged homes sold twice as quickly as their non-staged counterparts. Well-executed staging can subtly communicate the kind of professionalism that instills trust: these people know what they’re doing. Chalk the swifter sales up to eager buyers whose sales resistance is lowered by the staged home environment.

The Online Factor

Imagine this: You are comparing two online listings for homes. Although they have similar features in the same price range, one seems sterile and empty, the other well-maintained and impeccably designed. Which home would you want to buy? With the prevalence of online listings, it’s becoming more and more important to have a photogenic home—one staged to draw attention to features like fireplaces, or that showcases kitchens or beautiful windows. These features might otherwise fade into the woodwork if they lack the bit of furniture and the few artistic touches designed to draw the eye.

By personalizing what would otherwise feel like empty space, a well-staged home can appeal to the emotional side of buyers, inviting them to imagine their life in your home. And a staged home is obviously well-kept—an important cue that will help it stand out in a crowded market.

Whether you decide to stage the home yourself or invest in a Myrtle Beach staging professional, the evidence is clear: a staged home is more likely to become a sold home. If you will be listing your home this fall, why not contact me today for information on reputable home staging companies? I can also offer a host of other current marketing ideas to put a ‘sold’ sign in front of your property! Trust in your Local Myrtle Beach Real Estate Experts at Plantation Realty Group to help you find your perfect home! (843) 796-2111