Coldwell Banker Select Professionals

Manheim Township is located just outside Lancaster City and straddles 3 major highways in Central PA, making it a desirable place for commuters heading to Harrisburg, York, Reading or Chester County. If you own a home in Manheim Township you should look at doing the most you can to get it ready for sale when the big day comes. Here are a few tips for getting started:

Seller Tips to Prepare Your Manheim Township Home For Sale

How you prepare your home for a potential buyer can affect the likelihood of selling quickly. Here are a few selling tips to help guide you along the way.

Outside:

People tend to judge a book by its cover. Investing some time and money into your homes' exterior can pay dividends.

1. A trim landscape can attract buyers, so mow and water your lawn.
2. Trim trees and bushes, and tidy up mulch and other ground cover.
3. Cover bare spots in your lawn with grass seed.
4. Plant flowers – an oft-repeated tale says that yellow flowers symbolize new beginnings and can evoke buying emotions.
5. Clean sidewalks, walkways, and the sides of your home -- renting a power washer can be a good investment.
6. Make your house number clearly visible from the street.
7. Keep clutter to a minimum - store bikes, toys and other equipment.
8. Repaint the home or touchup the necessary areas to present a clean and kept appearance.

Inside:

Give potential buyers a blank canvas to work with; let them see your home as a place they will live their lives in, and not the home that you are living in.

9. Depersonalize your home by removing pictures, paintings, trophies, etc.
10. Remove clutter around the house -- pack up random items you will be moving, remove books from shelves, and empty all counter space.
11. Organize things behind closed doors –- smart buyers will want to open cabinets and closets, so keep it neat. This will show the buyer that you take care of the home down to the smallest detail. Some examples include:
- Alphabetizing your spice rack, place cup handles uniformly, and neatly stack dishes
- Hang jackets or shirts together and uniformly, and line shoes up
12. Remove unnecessary furniture such as shelving units, extra leaves from the dining room table, or any thing else that may increase the appearance of a room – rent a storage unit if you must.
13. Leave enough furniture to give potential buyers enough to imagine what the room is used for.

Fix-It:

Take care that you're not selling a "fixer-upper" - from replacing light bulbs to touching up the paint, be sure to present your Manheim Township home in move-in condition.

Replace:

Items that are moving with you should be replaced before showing the house. The general rule of thumb is, anything attached to the home is expected to be part of the deal. Minimizing any confusion will minimize potential negotiating issues later on.

14. Replace that light fixture which has been in your family for years.
15. Change the bathroom sink you aren't willing to part with.
16. If you are taking any major appliances be sure to have their replacements in place before showing the home.

Minor Repair:

Consider making some small, inexpensive upgrades to your home.

17. Replace any cracked tiles, or repair them.
18. Patch any holes in the wall.
19. Fix leaky faucets.
20. Fix doors that don't shut properly and kitchen drawers that jam.
21. Replace light bulbs that are burnt out – more light gives a spacious perception.
22. Replace worn bedspreads.

Major Repair:

Be sure the costs of the repairs you are making don't outweigh the benefits they will create.

23. Paint rooms neutral colors – it will give the room a bigger feel and eliminate your perception of a "good" color (for example, red may not be good for everyone).
24. Discuss any other major repairs with your Sales Associate.

Freshen Up:

Give your Manheim Township home a good "spring cleaning" both inside and out before someone sees it. Continuous maintenance will help keep your home in good order and prevent you from that last minute clean up before someone comes to see your house.

25. Clean windows on both sides.
26. Rent a pressure washer to clean the exterior of the house.
27. Clean cobwebs.
28. Re-caulk bathrooms and bleach grout.
29. Clean out the refrigerator.
30. Wax floors and vacuum daily.
31. Dust furniture, ceiling fan blades and light fixtures.
32. Replace worn rugs.
33. Hang fresh towels in bathrooms.
34. Clean out musty smelling areas.
35. Stop smoking inside the house.
36. Bathe pets and clean out litter boxes.
37. Empty all trash, recycle bins, etc.
38. Dry-clean drapes and shampoo carpets.
39. Use baking soda boxes in smell-prone areas.
40. Place flowers, potpourri or air fresheners around the house.
41. Monthly cleaning can preserve a floor's shine.
42. Clean all carpets.
43. Clean all windows and mirrors.
44. Clean water stains in all sinks and tubs.

Ask a "buyer":

Invite a friend or neighbor in Manheim Township to walk through your home like a buyer would. Get their opinion on whether or not it's inviting, clean and well maintained. Strongly consider making any changes they suggest.

Read more about Manheim Township PA Homes and Lancaster PA real estate at http://www.lancasterpasrealestate.com/manheim-township-school-district.html

Home buying in Dauphin County PA - What can I afford to buy?

Calculate the estimated mortgage payment

Several formulas exist to help determine how much a lender will allow a consumer to borrow. One of the more accurate formulas is a front- and back-end ratio. It states that the buyer can afford as much as 28 percent of his or her gross-monthly income toward the monthly mortgage payment, assuming that the consumer's other debt payments(credit cards, car loans, student loans, etc...) are less than or equal to 8 percent of his or her gross-monthly income.

To better understand this formula, assume a gross-family income of $5,000 a month. The front-end ratio or maximum monthly mortgage payment is (28 percent of $5,000) $1,400. The back-end ratio is (8 percent of $5,000) $400. Therefore, the buyer can afford a $1,400.00 monthly mortgage payment as long as monthly debt payments are less than or equal to $400. If debt payments exceed the back-end ratio, it will reduce the monthly mortgage payment dollar for dollar. For example, if debt payments are $500, the maximum monthly mortgage payment a person could afford would be reduced to $1,300.

Planning for Home Maintenance Costs

You don't think about future maintenance costs when buying a home, but you should. Whether buying an older home or a newly constructed home, equipment can be faulty and costly to repair.

Usually a home's purchase price can be used to project maintenance costs. The recommendations for annual maintenance costs range from 1.5 to 4 percent of the home's original cost. While this is not always true, especially when the purchase price of a home is three-quarters of a million dollars, it is a good rule of thumb for the average home buyer.

Since most home buyers are focusing on making the down payment and not saving for future repairs, a home warranty provides a good back-up plan.

Most home warranties cost between $300-$400 and will cover many major home systems and built-in appliances for one full year after close. A home warranty will either pay to repair or replace a covered item and the homeowner pays a minimal deductible rather than the full cost of repairs. It's an easy way to manage your home's finances and plan for those unexpected repairs.

To read the rest of this home buyer article visit our Dauphin County PA real estate website.

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Coldwell Banker Select Professionals, based at 1000 North Prince Street in Lancaster and with additional offices in Lebanon, Hershey & York can be reached at 717-735-8400 or at www.cbselectpros.com. Coldwell Banker Select Professionals serves the Lancaster PA real estate, York PA real estate, Hershey PA real estate, Harrisburg PA Real Estate, Lebanon PA real estate markets with local offices and agents.

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Interested in Moving to Central PA? Let Coldwell Banker be your perfect partner.

Corporate relocation? Coldwell Banker is a Principal Central PA broker for Cartus Relocation

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Visit www.cbSelectPros.com or Call 800-223-9690 today to get started.

Options To Dispose Of A Home In Lancaster:

In situations where the Lancaster homeowner does not want to retain ownership of the home, the following disposition options may be available as an alternative to Lancaster Foreclosure. These options affect the owner’s credit rating less than a Lancaster Foreclosure will.

1. Sell The Lancaster Home: If there is sufficient equity in the property, the owner may be able to receive more for their property than what is due on the mortgage loan.
2. Assumption: With this option, the owner would sign over the Lancaster property to another person. That person would then take possession of the home, and take over making the payments.
3. Lancaster Pre-Foreclosure Sale (Lancaster SHORT-SALE): This option may allow the owner to sell their property for an amount less than what is necessary to pay off the mortgage loan.
4. Deed In Lieu Of Foreclosure: This option may allow the owner to voluntarily "give back" the property to their Lender without further damaging their credit.

Pennsylvania Housing Finance Agency www.PHFA.org HOTLINE 800-342-2397

I. Lancaster SHORT SALES will have a negative impact on the owner’s credit similar to a foreclosure for a period of time and will most likely prevent them from obtaining another mortgage at a favorable rate for at least 24 months (based on current Fannie Mae rules).

II. Except for certain conditions pursuant to the Mortgage Forgiveness Debt Relief Act of 2007, be aware the I.R.S. could consider debt forgiveness as income which could result in the owner owing taxes resulting from the sale of the property and/or the forgiveness of debt by the lender.

III. A lender who accepts a Lancaster short sale may pursue a borrower for the difference between the amount owed and the amount paid. In some states, this amount is known as a deficiency. A lawyer can determine whether the loan qualifies for a deficiency judgment or claim.

IV. The Lancaster SHORT SALE process can be lengthy. Many lenders will take 4-16 weeks to negotiate and accept a contract and settle.

Read more about Lancaster Foreclosure options.

Looking to list your home in Central Pennsylvania? With the current mortgage rates and special programs offered by the government, there's a lot to attract buyers, especially first time home buyers. In order to make your home as appealing as possible, Coldwell Banker Select Professionals is posting the following information regarding the types of economical interior improvements buyers appreciate most.

Surely you've heard that updating your kitchen and bathrooms will markedly increase your home's appeal. People spend a lot of time in their kitchens, so they want them to be bright, clean, and modern, but this doesn't mean you have to spend a fortune in remodeling costs. If your home has dated cabinetry in the kitchen and bathrooms, consider painting them with a fresh coat and adding new hardware-you'll be surprised how much this contributes to the overall look. Also, you might want to update your faucets, especially if they are leaky. A spotless sink with new faucets leaves a good impression.

The flooring in your home is also very important-hardwood floors are what buyers want. Consider removing carpet in rooms where there is hardwood. If there is no hardwood underneath, make sure the carpeting is as clean and inviting as possible. Neutral colors will be most attractive to the majority of buyers. If your home has tile in the entryway, bathrooms, or kitchen, spend some time thoroughly cleaning the grout and replacing damaged tiles.

Finally, a fresh coat of paint on your walls and ceilings will create the kind of first impression you need to sell your home quickly. When potential buyers are looking at your home, they will analyze the walls and ceilings for any problems, so make sure they are spotless and clean. If you have outdated wallpaper or wood paneling, you must remove it or paint over it. Again, neutral tones are the way to go--not only do they brighten instantly, but they are widely appealing to most people.

Hopefully, the above gives you a good starting point on how to create a positive first impression with potential buyers. Please contact us if you're looking for personal service and have questions regarding listing your home in Lancaster PA, York PA, Harrisburg PA, Lebanon PA, Hershey PA and Cumberland County. Be sure to connect with one of our agents at www.cbselectpros.com. Coldwell Banker Select Professionals has local offices serving all of Lancaster, Lebanon, York, Hershey, Harrisburg, and Cumberland County PA.

____________________________________________________________________________________

Coldwell Banker Select Professionals, based at 1000 North Prince Street in Lancaster and with additional offices in Lebanon, Hershey & York can be reached at 717-735-8400 or at www.cbselectpros.com. Coldwell Banker Select Professionals serves the Lancaster PA real estate, York PA real estate, Hershey PA real estate, Harrisburg PA Real Estate, Lebanon PA real estate markets with local offices and agents.

Search Homes by Map

See Coldwell Banker's New Home Communities Throughout Central PA!

Interested in Moving to Central PA? Let Coldwell Banker be your perfect partner.

Corporate relocation? Coldwell Banker is a Principal Central PA broker for Cartus Relocation

Coldwell Banker Select Professionals - We're Always Moving!

Visit www.cbSelectPros.com or Call 800-223-9690 today to get started.