Why does real estate in this market area seem sluggish? I am not referring to the Florida or Las Vegas market, I am referring to suburban New York City. Specifically, Bergen County, New Jersey, less than one hour commute to Manhattan. Let's review one town's statistics according to the New Jersey Multiple Listing Service. The town is Waldwick, NJ
Located less than one hour commute to New York City, Waldwick is nestled in among the towns of Saddle River, Allendale, HoHoKus, Ridgewood, Wyckoff and Midland Park all located in the Northwest Bergen County. (see http://www.liberty100.com for more info)
According to the New Jersey Multiple Listing, the average sale price in Waldwick for 2007 was $452,828. Compared to the surrounding towns, Waldwick is quite affordable. However, the current asking price in Waldwick, NJ is $519,771. That is 14.8% higher than the average sale price. Further statistics indicate that in 2007 the average sale to list price was 97.15% indicating the average negotiation from asking price was about 3%. That does not mean a buyer offered 3% less than asking. They probably offered between 5% and 7% less than asking and settled in the middle. What does this mean?
If the average asking price 14.8% higher than the average sale price, it means that the average asking price is probably 11% or 12% higher than it should be. If sellers would "razor sharp" their pricing to just 3% over the actual expected sale price, they would see serious action. Especially if that pricing is in the less than $500,000 range.
With interest rates hovering at or under 6% for a 30-year fixed rate mortgage, this would be a HOT MARKET if the sellers would get realistic on pricing.
"If my kids were older enough to purchase, we'd be running around looking for the best values out there and locking in that 30-year fixed rate"...
Tom Johnson
Broker
Liberty 100 Realty
www.liberty100.com
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Independently owned and operated for over 18 years. Agents roster continues to grow with over 25 agents. The office has in-corporated state-of-the-art technologies to maximize agents efficiency.
Liberty 100 Realty is strategically located at 171 Franklin Turnpike in Waldwick, on the border of Allendale just minutes from the train station and easy access to Route 17.
Our company logo is modeled after the Liberty Bell, and our name signifies the greatness of America.
We strive to educate our buyers and sellers on the real estate process and work with them as a team. Buyers are given a full "time line" of real estate transaction with an explanation about each of the milestones. We strongly encourage all buyers to make sure they have their team in place, including: mortgage representative, attorney, inspection company and the eventual moving company.
Sellers are also instructed in detail on the "time line" of the transaction. Discussions on home preparation and the actual day-to-day marketing activities are covered fully in our custom Comparable Market Analysis program. If you have any questions or need to contact us please feel free to give us a call or fill out the form below.
1- Mental preparation- Are you ready to take on the responsibility of a mortgage. Real Estate ownership is a longer-term commitment of 5 years or better. Financial discipline is a must! A Mortgage professional will review the standard ratios on income and debt set by the (FNMA) Federal National Mortgage Association. Stick by those guidelines.
2- Mortgage Prequalification- Get with a professional mortgage representative that will take their time to discuss each cost associated with a mortgage origination. Of course, a 15-year or 30-year mortgage with a fixed rate would be most predictable. Don't exceed the normal FNMA guidelines regardless of any special mortgage program being offered.
3- Needs Analysis- What do you really need in a house? Ask yourself, do I really need a basement? Do I need a garage? Is an eat-in- kitchen a must have? Most buyers are quite flexible in these areas. There are "wants" and "needs". Once you have found out the most important needs in a home, prepare to relay that to a good real estate agent.
4- Real Estate Agent- Look for an agent that likes to show homes! You may see an agents name repeated on many signs in a neighborhood. Don't assume they are the best to work with. Many agents prefer to just "list" homes instead of actively running buyers around from house to house. Go to real estate open houses on a Sunday and visit the agents. See whom you feel comfortable working with. Ask them questions about the inventory. Ask them their availability on weekday early evenings or weekend days. That will give you an indication of their availability. (By the way, when you see the Realtor logo, be assured that the real estate agent answers to higher authority.)
5-Seek out towns that "feels right"- Have the Realtor take you to the local "downtown". See how it "feels". Check out the local food store, mass transit stations etc. Buyers can quickly establish a pecking order on which towns they prefer.
6-Ask around for a good home inspector- Check with your lawyer, ask friends and family who have had recent experience with home inspectors. Ask your Realtor for three recommendations. Make sure the inspectors are insured, licensed (if applicable) and members of the American Society of Home Inspectors (ASHI.)
7-Don't be afraid to make offers- If you see a home that you like and know it can easily be modified to your needs, don't be afraid to make an offer. Regardless of any history of bids rejected, make the offer. No one knows the financial position of a seller from day to day. Make an offer that works for you. I am not advocating, "bottom fishing" with ridiculous offers, however, if a property has been on the market for a long period time, its evident is rejecting the price.
List Your Home With Liberty 100 Realty!
Liberty 100 Realty has a proven track record of connecting great buyers with great sellers throughout Northern New Jersey area. Our Residential Marketing Plan assures your property maximum exposure, consistent and effective advertising and direct mailings, property tours, virtual tours, and open houses. Consider these factors before setting your price:Choose a real estate agent
Select a destination
Address the financial issues
Look at your home through a buyer's eyes
Understand the competition
Set the stage for buyers
ActiveRain Corp. is not responsible for the accuracy of the site's content (which is written by members of the ActiveRain Real Estate Network) and does not endorse the views of the real estate agents, mortgage brokers, and others listed here.
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