Joshua Ferris

Buying a new home isn't as easy as it once was given the state of the economy but there are still excellent deals to be had if you are financially ready to buy a new home. New home builders use a number of incentives to entice you to purchase a home in their community including some significant discounts for select workforces. Read on to see seven great ways to get an amazing deal on a new construction home.

Included "Bonuses" in Price - For many city dwellers it can be a daunting thought of moving to the suburbs. One of the biggest concerns is commuting to and from work in the nearest major city. Some builders are now offering a free vehicle lease for as long as 24 months to help you ease into suburban life with a new set of wheels. Other bonuses include free home theater systems, LCD tvs and more.

Slashed Pricing on Move In Ready Homes - Depending on your moving situation, this is the golden egg of builder incentives. New home builders build "spec" homes, also known as move in ready homes, to cater to home buyers who are looking for a home to move into right away. If you are able to move right away you can get a great deal on move in ready homes.

Once these homes are finished the builder won't want to sit on a large inventory of homes so they will offer spec homes with predetermined upgrades included at a lower asking price than if you were to build the home from scratch and add those upgrades.

Armed Forces or Civil Workforce Discount - Many home builders, especially larger builders, offer discounted home pricing to people who serve in the military or buyers who work in civil service fields like medical, police, fire and government.

Builder Financing Incentives - National home builders tend to have their own private financing company that they prefer to do business with as it streamlines their work flow and makes the home sale easier for the builder. To help you decide to use their preferred lender builders offer appliance packages, upgraded flooring and other incentives for using their lender.

Upgraded Included in the Price of the Home - Builders have a standard features list that they use to build all of their base models but now builders are including popular upgrades like granite countertops in the asking price of their homes.

Less Expensive Options - The average home buyer spends about 10% of their total home sale price on upgrades for their new home. To encourage the purchase of more upgrades builders have lowered the cost on many of their upgrade packages. For example, you may find hardwood flooring in the kitchen costs significantly less than it did a few years ago. There are also more options per upgrade category to choose from.

Reduced Lot Premiums - Builders know home buyers will pay a premium for their most desirable lots whether its because they have an ocean or mountain view, private tree-lined backyard or more level terrain. To sell more homes numerous home builders have reduced the premiums on the most desirable locations in a community.

As you begin your search for a new construction home your best bet is to get in touch with a buyer agent who specializes in new home sales. Not only will this agent be able to give you the pros and cons of communities in your area but they will also help you dissect each opportunity and find the best incentives to help you save the most money on your new home purchase.

Joshua Ferris is an associate real estate broker in Orange County NY and specializes in both Monroe New York and Newburgh New York real estate. Learn more about Orange County by visiting Josh's Monroe New York real estate guide and Orange County NY Real Estate website.

Home staging is a mixed bag because there is so much you can do that knowing where to start, especially if you are doing it yourself, is almost as important as the staging itself. In a down real estate market (or any market) you could find yourself spending thousands of dollars to make your home stand out from the rest of the competition. But will you recoup your costs? How do you know where to start? Read on to see the top seven home staging basics that will save you money and still get buyers to swoon over your home every time.

1. Check your bulbs twice. - Home lighting is quite possibly the most effective way to sell your home. When a buyer looks through your home for the first time it's an exploration and as such they are trying to see every detail during their first trip (and impression) of your home. If a buyer spots a burned out bulb or is unable to see all the space in a closet because the lights don't work then they deduct the perceived loss of square footage and needed maintenance from your asking price. Stop this top objection in its tracks by replacing all of your burned out bulbs before putting your home on the market.

2. Clean the gutters. - How your home looks on the outside is 50% of the buyer's first impression. If the buyer walks up to the front door and sees gutters weighed down by leaves and other debris it triggers thoughts of deferred maintenance and future home structure problems. A home buyer does not want to inherit a home seller's problems so cleaning the gutters and ensuring they are not sagging will clear the path to a successful home tour.

3. Pack your family photos and awards before putting your home on the market. - Your home is your home. It's a very personal space but once you have decided to put your home on the market you have to take into consideration that home buyers are trying to see this as being their next home. Family photos and awards, all great things to have, should be packed before you put your home on the market to avoid creating visual breakers when a buyer tours your home.

4. Clear the counter space. - There are two types of real estate a buyer considers when looking at your home. The first is the home and property the home resides on and the second is usefulness of the interior space of your home. Kitchens are the heart of the home and as such the buyers want to know that there will always be room to grow in that space. Clear away non-essential counter appliances and kitchen accessories to give off the impression of more space for the buyer's dollar.

5. Get the carpets cleaned professionally. - Carpets are beautiful and make for great floor surfaces but if you haven't had them cleaned since you moved in then you should have it done before putting your home on the market. Dogs, kids and the elements of nature all make their mark on carpeting over the years and the last thing buyers want to do when buying a home is take on a large project like carpet replacement after they move in.

6. Paint high traffic spaces. - High traffic spaces are the best places to find dings and marks on the walls which look like deferred maintenance but are in reality the consequence of daily wear and tear. Patch and paint the walls in high traffic spaces.

7. Define your rooms! -Buyers have imaginations but not when they are looking at homes. When selling your home the dining room can no longer be the home office and the living room cannot be the catch-all play area and living space. Clearly interpret what your home has to offer to buyers so they don't deduct points (and dollars) when writing an offer for your home.

Home staging is as much about putting your home's best foot forward as it is whisking away the most obvious home buyer objectives before the buyers have a chance to come up with them. By following these seven home staging basics you will be able to command the right price for your home in any market and increase the chances of selling your home quickly.

Joshua Ferris is an associate real estate broker in Orange County NY and specializes in both Monroe New York and Newburgh New York real estate. Learn more about Orange County by visiting Josh's Monroe New York real estate guide and Orange County NY Real Estate search.

When it comes to putting your home on the market and finding a real estate professional to guide you through there are a lot of things you need to know about your agent before making a decision. Experience is a key factor but other aspects of selling your home and seller representation come into play as well. Read on to see the top seven questions you should ask any listing agent before listing your home for sale.

How many times have you represented the seller only in a home sale over the past year? - There are different types of agency out there namely seller, buyer and dual agents. Finding an agent who focuses on selling homes and representing sellers will greatly improve your odds of having a less stressful home selling experience. Representing home sellers is a different concept entirely from representing home buyers and you should take that into account when interviewing agents.

How many homes have you sold in the past year? - The real estate industry is home to over one million practicing professionals and each agent can choose whether to work part-time or full time.

Additionally, total number of home sales is a good indicator of how often the agent follows up and works well with clients.

What have your last three listings sold for (final price) and what were their original asking prices? - This question will answer a few others like whether the listing agent is the type to price the home right or a chronic overpricer and how well they negotiate.

There are agents who constantly push for the maximum possible price reduction every three weeks after taking your home as their listing and will advertise your level of motivation to everyone they know. You want an agent who is on your side and respects your transaction as much as you do. It's your money and future so knowing their negotiating success and marketing practices are crucial to your investment.

In what area do you sell the most homes? - It's important to find a listing agent who knows the town and area around your home because they will be able to help answer any objections a potential home buyer may have. They will also be able to more confidently explain detailed facts about the schools, future developments in the area and mass transit options.

What is the average number of days on the market for your last three listings? - Does the listing agent sit on a house for 9-10 months or do they work daily to sell your home? Sometimes it's not the fault of the listing agent that a home will sit on the market (poor condition, overpriced etc.) but a large number of days on the market for the agent's last three homes might uncover a pattern of being out of touch with the market.

What makes you different from other listing agents? - Is this agent using the same listing presentation downloaded from their MLS as every other agent in town? Do they just plan to throw your home in the MLS and hope for the best? Finding out where the listing agent shines will go a long way in setting your home apart from the competition.

How quickly can I expect a response from you? - A big concern for home sellers is what is going to happen once you do start the home selling process. Will your agent be available by phone, text or email? Will you have to wait three days for a response? These are important questions to ask before you choose your listing agent.

Knowing more about your listing agent will make you much more comfortable about working with the agent and give you a more open forum to candidly discuss aspects of home selling like final sale price, contingencies and what to expect throughout the transaction.

Joshua Ferris is an associate real estate broker in Orange County NY and specializes in both Monroe New York and Newburgh New York real estate. Learn more about Orange County by visiting Josh's Orange County NY Real Estate website.

With all the glamour and luxury options to choose from when shopping for a new construction home its easy to get caught up in the overall experience and not put as much emphasis on the most important aspects of buying a home. Read on to find out the seven mistakes many new home buyers make.

Not Spending Enough Time Analyzing Lot Options - Did you know that homeowners feel more secure in their home when they look down at the road (based on a hill) versus looking up at the road (below road grade)? This will have a big impact on resale value in addition to location (cul-de-sac locations tend to sell for more) and lot shape.

Accepting Builder Financing as Their Only Option - Builders want to work with lenders that they can count on to push your mortgage through and close without a hitch. They like it so much in fact that many of the largest builders in the country own their own financing company to help you obtain a mortgage. While builders may have tempting incentives tied into their mortgage offers you should consider any hidden costs associated with the deal by comparing the builder's financing company offer with that of another direct lender and offers from a mortgage broker.

Neglecting to Check for an Inspection Clause - Can you inspect your new home before the purchase is finalized? Most builders will allow you to inspect the home with a licensed home inspector but some may put a clause in the contract stating that inspections will not be allowed until after closing. The builders may not be hiding anything but you are making one of life's largest investments so shouldn't you know how well built the home you are buying is? Caveat emptor indeed.

Failing to Use a Buyer Agent - There are a few spectacular buyer agents out there who specialize in new home and buyer representation. The agent should be able to guide you through community and lot selection, future changes in the area and ideal home pricing among other things. Also, builders allocate a portion of their marketing budget to compensate real estate buyer agents used by their home purchasers so the service is typically provided at no cost to you.

Not Checking the Facts From Advertisements - Location, location, location! That's what they say about real estate and in some ways its true. For example, most home buyers would like to be, at most, about an hour from work. If you read through some real estate advertisements though you'll notice that almost every community being advertised is only about an hour from where you work when in reality some may be 90 minutes or even 2 hours! Check the facts before you commit.

Going on an Upgrade Spending Spree - Open up any builder's upgrade selection and prepare to be dazzled by all the shiny new things you can put into your future home. Unfortunately all those options come with a price tag that could have you seeing red. Stick with the most essential upgrades like upgraded carpet padding, hardwood floors, upgraded cabinetry and high end appliances. Rule of thumb: Most home buyers spend about 10% of their purchase price on upgrades.

Forgetting About Vital Needs and Following Their Hearts - Model homes can be absolutely jaw dropping gorgeous but you have to keep in mind that they are designed to be that way. Focus first on your most vital needs: mass transit, proximity to schools and shopping, crime rates etc. and then choose to tour communities that only meet your criteria. By doing this you can still fall in love but for all the right reasons.

Buying a new construction home is a truly one of a kind experience so do make the most of it but make sure you keep these seven missteps in mind so you come out with a great investment and a happy home.

Joshua Ferris specializes in Orange County New York real estate including new home communities and townhouses. To discover more about the area, feel free to check out Josh's Monroe New York guide and locate homes for sale using his Orange County NY real estate website.

Not all that long ago the concept of buyer agency (a real estate agent representing the buyer only in a transaction) was relatively uncommon to the real estate industry because, at the time, most agents represented the sellers of property or both parties.

Buyers of real property were in need of a real estate professional to represent their needs exclusively and buyer agency was born. Fast forward to today, there are tens of thousands of agents who represent buyers in real estate transactions so here are seven questions to help you find the right buyer agent for you.

How many homes have you sold in the past year? - The real estate industry is home to over one million practicing professionals and each agent can choose whether to work part-time or full time.

Sometimes you have an agent who may be licensed to help friends and family sell real estate and other times you have the full time professional who assists in the buying and selling of dozens of properties each year. Find out how many properties your buyer agent has participated in the sale of over the past 12 months to get a better idea of how much experience they have in today's real estate market.

How many times have you represented the buyer only in a home sale over the past year? - The representation ratio is as important to the agent's ability to help you as their overall sales experience. Ask your buyer agent how many times they have represented the buyer only in a real estate transaction because buyer representation and seller representation are two very different concepts.

What area do you sell the most homes? - When you begin looking for a home you will need to narrow down where your ideal living areas will be. Using an agent with extensive knowledge of the area you're most interested in will aid you in finding the right home much faster. There are many real estate agents who specialize in one county, city or even one town!

What's the most you have negotiated off a home's price in the past 12 months? - Part of being a buyer agent is negotiating the best price possible for your buyer client. When interviewing your buyer agent you should know what their most recent successes have been for other buyers because there's a very real chance you will see similar results.

There are agents who constantly push for the maximum possible price reduction before you purchase a home and there are also agents who will be happy if you buy a home at asking price without negotiating at all. It's your money and future so knowing their negotiating success is crucial to your investment.

What type of incentives are being offered by builders and homeowners right now? - During down markets you will find a lot of home builders and sometimes even homeowners who offer incentives to entice you to purchase their home. Incentives can range from the seller paying closing costs and HOA fees to car leases and free appliances.

Do you have a network of contacts that I can use to make my buying process easier? - Who your buyer agent knows really does matter. What happens if you need a new home inspector at the last minute? Having a solid network of contacts will help streamline your home buying process making it much less stressful for you.

How quickly can I expect a response from you? - A big concern for home buyers is what is going to happen once you do start the home buying process. Will your agent be available by phone, text or email? Will you have to wait three days for a response? These are important questions to ask before you choose your buyer agent.

Knowing more about your buyer agent will make you much more comfortable about working with the agent and give you a better relationship to candidly discuss aspects of home buying like sale price, contingencies and what to expect throughout the transaction.

Joshua Ferris is an associate real estate broker in Orange County NY and specializes in both Monroe New York and Newburgh New York real estate. Learn more about Orange County by visiting Josh's Monroe New York real estate guide and Orange County NY Real Estate website.