Licensed Real Estate Salesperson Colleen Kulikowski

Improving your chances of Selling your Buffalo Home

With all the negative news that the media is presenting it is hard for potential Buffalo home sellers to think that it will be anything but an uphill battle. and you may feel like you have fallen into the Listings Black Hole. There are things that a seller can do to improve the chances of a sale by preparing their home. Understanding the challenges is the first step in ensuring a successful sale of your Buffalo Home.

• Why your fixer upper home may not be selling....
• Does your Handyman Special have a stunning renovated price tag?
• home improvements
• How can I get my home SOLD faster?
• Should I stage my Western New York home?
• Western New York Showing Advice for Sellers
• How to make glass sparkle before your home showing
• Staging Your Home - It isn't always all about what you see...

Here are several resources for sellers who are thinking fo selling their home.

General Real Estate

• My Buffalo home is about to expire!
• Choices too much for today's home buyers?
• Why Use A Realtor® for your Buffalo Home Purchase?
• My Western New York Home For Sale Is Not Selling!
• Real Estate Explained | What is Absorption Rate
• Real Estate and your pending divorce...
• Five Biggest Real Estate Myths
• Five Reasons Your Home is For Sale and not SOLD!
• Answering Questions that Buffalonians may have about the American Recovery and Reinvestment Act of 2009

Disclosure and Inspection

• Home Inspection Reports
• Asbestos in the Home
• What Should WNY Sellers Disclose to Home Buyers?
• What is a Real Estate Appraisal?

• Mold Inspection Basics for your Buffalo Home

Preparing Your Home For Sale

• 77 Surefire Ways to Increase Your Home's Value
• Western New York Home Improvements Worth Doing...
• Can Burying a St. Joseph ensure a home Sale?
• How can I get my home SOLD faster?
• Don't Let Last Minute Showing of Your Buffalo Home Catch You Off Guard!
• Get Out of Buyer's Way!
• Selling your WNY Home?
• Overcoming WNY Buyer objections to your home
• Get that SOLD Sign!

Marketing Your Home For Sale

• Your home's marketing plan
• Photography of your home
• You Need to Get Serious to Get Your Home SOLD!
• Open Houses don't sell houses!
• Why pricing is so important in the sale of your Buffalo home!
• Ways to Sabotage Your Home Sale
• Why You May Need a Price Reduction on your WNY home
• How to Avoid the Real Estate Listing Black Hole in Western New York.
• Do you know the magic three words in Western New York Real Estate?
• Your Buffalo Home - Selecting the Right Real Estate Agent to Represent YOU!
• Are you using the right words to attract Real Estate Buyers?
• Does your Buffalo Area Home for Sale have it's own YouTube video?
• National Internet Exposure Good for Buffalo Homes for Sale?

Selling Your Home without Realtor Representation

• Observations of For Sale By Owner
• Before you consider being your own Real Estate Agent, consider these questions!
• Questions to answer before you put your home up for sale by yourself...
• For Sale By Owner many times means frustration for homesellers.
• Are you selling your home by yourself?
• For Sale By Yourself in Buffalo NY?
• What do Great Artists and For Sale By Owners have in common?
• Ineffective Windshield Advertising by Owner

What is My Home Worth?

"What's it worth?" This is a question investors, buyers, and sellers always need the right answer to. We understand that Investors need to know if the property in question is really properly valued.

You get more than just a print out of comparable listings. One of our experienced appraisers, will analyze and value the property. Not only can we offer pricing but we can also offer insight into the regional market based upon our years in working with Niagara Falls and Erie County properties.

Black Rock Real Estate Market Report - November 2009

Posted by Colleen Kulikowski in Black Rock, WNY Market Report

Black Rock is one of Buffalo's most historic neighborhood names dating back to the city's very beginnings and the name comes from the stone that was here prior to the construction of the Erie Canal.

Read Also: Black Rock: Why not make it the place to be?

Black Rock borders the Niagara River on the west and Buffalo State College on the east. The frequent railroad bridges from the many railroads that crisscross Black Rock form gateways to these distinct sections of Black Rock.

Current Market Conditions

November 9, 2009

• There are 11 active single family homes with an average list price of $47,027 ranging from $24,900 to $113,900
• There are 8 pending/under contract sales with 2 closed sales in the past 30 days with an average closed price of $34,000 spending an average of 50 days on the market
• Year to date there has been 28 closed sales with an average closed price of $34,684 spending an average 55 days on the market
• Highest sold - $80,250 - 212 days on the market
• Lowest sold - $6,700 - 2 days on the market

Select Black Rock Homes for Sale

	414 Amherst St Buffalo, 14207 NY $ 113,900 Built in 1900 5800 sq. feet 4 Bedrooms, 2 Full Bath(s) , 2 Half Bath(s) MLS Number: B348532 (IDX)
	312 Dearborn Buffalo, 14207 NY $ 24,900 Built in 1900 1860 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: B338288 (IDX)
	90 Farmer St Buffalo, 14207 NY $ 24,900 Built in 1900 876 sq. feet 1 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: B345762 (IDX)
	71 Grote Buffalo, 14207 NY $ 29,900 Built in 1804 1480 sq. feet 2 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: B332231 (IDX)
	53 Tuxedo Pl Buffalo, 14207 NY $ 64,900 Built in 1929 1189 sq. feet 3 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: B345723 (IDX)
	136 Ontario Buffalo, 14207 NY $ 29,500 Built in 1905 1240 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: B344099 (IDX)

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Niagara County REO/Foreclosures Market Report - November 2009

Posted by Colleen Kulikowski in Foreclosure Center, Niagara County, WNY Market Report

There is much interest in purchasing homes that are Bank Owned, are short sales or are foreclosures. Many times consumers think that they get the best deals purchasing homes in this status. There are no guarantees and yes some people get some great deals, while others have many unexpected expenses.

Read Also: WNY Foreclosure Properties List

Often buyers are caught off guard on how difficult it can be to purchase these homes. Often the homes sit vacant for months or years before the bank releases it for sale. And when they do release them for sale they basically make it very difficult to purchase these homes.

Read also: How to Buy a Bank Owned Property - A little humor

Current Market Report

November 9, 2009

• There are 16 active listings with an average listing price of $70,706 ranging from $16,900 to $263,500
• There are 11 pending/under contract sales and 3 closed in the past 30 days with an average closed price of $33,666 spending an average of 61 days on the market
• YTD there were 48 closed sales with an average closed price $50,850 spending an average of 58 days on the market
  • Highest sold - $175,000 - 172 days on the market
  • Lowest sold - $7,000 - 3 days on the market

Selection of REO & Foreclosure Homes

Single Family Homes

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WNY Single Family Home Sales by Price Range

Each month we compile the numbers for many of the communities of Niagara and Erie Counties. Every once in awhile I like to look at these numbers in a slightly different way, by price range. Looking at sales and listings in a variety of ways assist you in understanding what is happening in the Real Estate market.

Forbes names Buffalo one of the 25 strongest housing markets recently, yes there are still foreclosures but not like the rest of the country. In fact well priced homes are selling above asking price and with multiple offers. If you are a buyer and you see a home that you like and you know it is priced well and you want the home, you need to bring a good offer or risk the home selling to another savvy buyer.

In this report, I used the ranges based on the listing price, all numbers regarding sales are based on the actual sold price of the homes for sale in the listing price point.

Current Market Conditions by Price Range

November 9, 20009

Homes over a Million Dollars

• There are 76 active single family homes over a million dollars with an average list price of $1,568,434 ranging from $1,000,000 to $4,250,000
• There are 25 pending/under contract sales and in the past 30 days there has been one closed sale in this range the home was listed at $1,200,000 and sold for $835,000 after spending zero days on the market.
• Year to date there has been a total of 12 closed sales in WNY in this price range with an average closed price of $1,341,416 spending an average of 111 days on the market
  • Highest sold - $2,500,000 - 312 days on the market
  • Lowest sold - $835,000 - zero days on the market

78 Brownstone Court Amherst, 14051 NY $ 1,089,000 Built in 2004 6501 sq. feet 5 Bedrooms, 5 Full Bath(s) , 2 Half Bath(s) MLS Number: B342651 (IDX)

6523 BOSTON STATE ROAD Hamburg, 14075 NY $ 2,300,000 Built in 1985 15500 sq. feet 6 Bedrooms, 7 Full Bath(s) , 2 Half Bath(s) MLS Number: B348963 (IDX)

Homes listed for $751,000 - $990,000

• There are 91 homes in this category with an average list price of $872,536 ranging from $759,000 to $999,000

• There are 4 pending/under contract sales and in the past 30 days there has been one closed sale which closed for $805,300 after spending 106 days on the market
• Year to date there has been 22 homes sold in this price range with an average sold price of $759,797 spending an average of 139 days on the market
  • Highest sold - $900,000 - 478 days on the market
  • Lowest sold - $600,000 - 9 days on the market

7110 Lake Shore Rd Evans, 14006 NY $ 775,000 Built in 1934 4144 sq. feet 5 Bedrooms, 3 Full Bath(s) , 2 Half Bath(s) MLS Number: B345117 (IDX)

272 Niagara Shore Tonawanda City, 14150 NY $ 950,000 Built in 2007 3627 sq. feet 3 Bedrooms, 2 Full Bath(s) , 2 Half Bath(s) MLS Number: B341550 (IDX)

Homes listed for $501,00 - $750,000

• There are 252 active listings in this price range with an average list price of $610,094 ranging from $505,000 to $750,000
• There are 21 pending/under contract homes for sales and in the past 30 days there has been a total of 9 closed sales with an average closed price of $551,204 spending an average of 88 days on the market
• Year to date there has been 94 closed sales with an average closed price of $549,821 spending an average of 125 days on the market
  • Highest sold - $745,841 - 736 days on the market
  • Lowest sold - $350,000 - zero days on the market

5683 Glenbrook Court Clarence, 14032 NY $ 509,900 Built in 2006 3790 sq. feet 4 Bedrooms, 3 Full Bath(s) , 1 Half Bath(s) MLS Number: B334689 (IDX)

2600 Whitehaven Rd Grand Island, 14072 NY $ 639,900 Built in 2001 4200 sq. feet 4 Bedrooms, 4 Full Bath(s) , 0 Half Bath(s) MLS Number: B349788 (IDX)

Homes Listed for $251,000 - $500,000

• There are 1,594 homes in this price range with an average list price of $338,334 ranging from $251,200 to $500,000
• There are 250 pending/under contract sales and 84 closed sales in the past 30 days with an average list price of $316,599 spending an average of 95 days on the market.
• Year to date there has been 1005 closed sales with an average closed price of $311,895 spending an average of 86 days on the market
  • Highest sold - $510,000 - 1,024 days on the market
  • Lowest sold - $110,000 - zero days on the market

130 PINE Lockport City, 14094 NY $ 250,000 Built in 1850 3416 sq. feet 4 Bedrooms, 4 Full Bath(s) , 0 Half Bath(s) MLS Number: B340978 (IDX)

722 4 TH STREET Niagara Falls, 14301 NY $ 500,000 Built in 1915 2564 sq. feet 7 Bedrooms, 6 Full Bath(s) , 2 Half Bath(s) MLS Number: B345669 (IDX)

Homes listed for $151,000 - $250,000

• In this price range in Western New York there are 2,290 homes for sale with an average list price of $198,558 ranging in price between $151,000 to $269,900
• There are 711 pending/under contract sales and in the past thirty days there has been a total of 221 closed sales with an average closed price of $183,587 spending an average of 66 days on the market
• Year to date there has been 2,720 closed sales with an average closed price of $185,226 spending an average of 7- days on the market
  • Highest sold - $305,000 - 1,273 days on the market
  • Lowest sold - $27,438 - zero days on the market

6580 Errick Rd Wheatfield, 14120 NY $ 154,750 Built in 1965 2638 sq. feet 3 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: B345619 (IDX)

16 Arrow Trl Lancaster, 14086 NY $ 249,999 Built in 1990 2280 sq. feet 4 Bedrooms, 2 Full Bath(s) , 1 Half Bath(s) MLS Number: B347688 (IDX)

Homes listed for $51,000 - $150,000

• There are 3,738 homes for sale with an average list price of $102,236 ranging from $51,000 to $159,900
• There are 2,058 pending/under contract sales and in the past 30 days there has been a total of 581 closed sales with an average closed price of $100,552 spending an average of 51 days on the market
• Year to date there has been 7,216 closed sales with an average closed price of $100,193 spending an average of 65 days on the market
• Highest sold - $195,455 - 1,006 days on the market
• Lowest sold $70.00 - zero days on the market

1536 Franklin Newfane, 14108 NY $ 139,900 Built in 1907 1440 sq. feet 4 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: B338277 (IDX)

1361 Sisson Dr North Tonawanda, 14120 NY $ 140,000 Built in 1982 1800 sq. feet 4 Bedrooms, 2 Full Bath(s) , 0 Half Bath(s) MLS Number: B347418 (IDX)

Homes listed under $50,000

• There are 1,085 active listings on the MLS with an aveage list price of $34,470 ranging from $1 to $50,000
• There are 346 pending/under contract and in the past thirty days there are 116 closed sales with an average closed price $33,751 spending an average of 77 days on the market
• Year to date that there are 1,530 closed sales with an aveage closed price of $27,303 spending an average of 88 days on the market

30 Ideal St. Buffalo, 14206 NY $ 50,000 Built in 1910 1366 sq. feet 4 Bedrooms, 1 Full Bath(s) , 0 Half Bath(s) MLS Number: B348661 (IDX)

160 Pries Buffalo, 14220 NY $ 49,900 Built in 1900 1530 sq. feet 2 Bedrooms, 1 Full Bath(s) , 1 Half Bath(s) MLS Number: B344303 (IDX)

Past Market Reports by Price Range »