Fair Market Value is a Guess?

What is the fair market value of your home? It is what your house will sell for with reasonable marketing efforts, in a reasonable amount of time. Of course, that definition probably isn’t enough. What you really want to know is how to estimate that value ahead of time.

You don’t want to just guess. Even an “educated guess” from looking around at what others are asking can be substantially off. The result could be either selling your home too cheap or asking too much. The latter may seem like a lesser problem, but pricing too high can have serious consequences. I once helped a man sell his home after it sat unsold for two years. He had priced it too high, and the cost of holding it, heating it (it was empty) and fixing the deterioration costs him tens of thousands of dollars.

You don’t want to look at what others are asking in any case, because that doesn’t tell you what they are actually selling for. This is especially important now that prices are dropping in many parts of the country. Perhaps houses near you were selling at their asking prices a couple years ago, but they are now regularly selling for 10% less than the asking price.

Again, this is an important point, because you don’t want to price your home too high. Overpricing has even worse consequences during a general decline in home values. Imagine what happens if values are dropping while your overpriced home sits for a year. By the time you realize your mistake, you may have to sell for ,000 less than you could have gotten a year earlier.

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Determining Fair Market Value

To begin with, forget the word “fair” altogether. Fair can mean different things to different people, but it has no real meaning in real estate valuation. You can call it fair or unfair, but the buyers will pay what they will pay, and that what determines what you can sell your home for.

This is called “market value,” but you can forget the “market” part as well, if you want, because what other value could mean anything? An “imagined value?” A “if-times-were-better-value?” A “what-it’s-worth-to-me value?” If you can get buyers to pay according to those kinds of value instead of what it is worth to them, you will have become the world’s best salesman.

So how do you know what your home is worth? You look at other houses people are buying. Specifically, you look at houses near yours (within a half-mile, but the closer the better) that have sold recently (the last six months), and are similar to yours (as much as possible). Several of these “comparable” sales will give you an idea of what your home should sell for.

Of course, it will likely be impossible to find houses that recently sold nearby which are exactly like yours. This means you have to adjust their sales prices to what they would have been if they were like yours. For example, you add ,000 to the sales price of a comparable that doesn’t have a garage if yours does have one (assuming that’s the market value of a garage). You subtract ,000 for the oversized lot that a home has if your’s doesn’t have it as well.

Essentially you are adjusting the sales prices of those other sold homes to see what they would have sold for if they were just like yours. It isn’t as complicated as it sounds, but it isn’t as accurate as we would like either. If you don’t want to learn how to do it, you can always get a real estate agent to do it for you.

Just remember that a fair market value may or may not seem fair to you. Also, the estimate of it may or may not be close to the true sales price. It would be nice to be more certain about these things, but in the end, the most we can hope for is a “best guess.”

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Why Now is the Time to Buy Real Estate in Panama City Panama

Why is it a good time to buy real estate in Panama City, Panama now? So many Americans are losing their jobs every month, and many others are losing their homes or in danger of losing them, how can investing in real estate be a good idea?

According to the government of Panama on Internet reports, now is a good time to invest in real estate in Panama for many reasons, including the fact the real estate market is so stable in the country that investors can be sure the value of their investment will remain stable or increase for the next ten years. Although factors can change, the value of real estate is expected to remain stable.

For those who choose to buy real estate to live in Panama, or as an investment to sell, those moving to Panama will find a low cost of living, despite the gloomy economy worldwide. The will also find a beautiful area, excellent ambiance, and convenient daily living. According to Internet reports, the climate in Panama is excellent, tropical all year round. Residents will find a good educational system and economic stability. If you own a house in Panama, you can look out on the sand and waves, and hear their roar, as you are eating breakfast and drinking a cup of coffee.

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Real estate in Panama has boomed over the last several years, offering benefits, including tax benefits, banking opportunities for those who buy, and comforts for those who buy. Many real estate investments will bring spas, pools, and gyms to the buyers.

The government of Panama has recognized the growth in real estate sales and investments in its country and that now is a good time to invest in real estate in the country. The Instituto Panameño del Turismo (Institute of Tourism) has developed a publicity campaign to advertise Panamanian real estate projects. As a result many tourists who come to Panama City, Panama, including retirees, may discover that not only is the area beautiful but that real estate can be a good investment now for many reasons, including: the tax benefits available, all the amenities that come with property, many banking options, and the beautiful area they can live in for the rest of their lives.

Those wanting to buy real estate in Panama City, Panama, can discover many benefits available for foreigners, if they obtain a visa, including: the ability to import domestic or personal articles to their new home; the ability to import a new vehicle every two years; discounts of 15% for most services and products at hotels, restaurants, movies and other services for those that are retired; and the exoneration of the inheritance tax.

Those who buy real estate in Panama City, Panama, will be able to enjoy beautiful white sandy beaches, palms, unforgettable sunsets, fantastic landscapes, and amazing colors. You will find the coasts of the Pacific and Caribbean Oceans to be beautiful, corral reefs, marine life and areas to go scuba diving and snorkeling.

For more information on available Panama City Panama properties please click here.

For infomation about other available luxury properties please email us at info@intlsalesgroup.com.

Short Sale Key Largo Fl, Sell House,house Value, Real Estate, Realtor Key Largo

Stop Foreclosure Help and short sale in Key West and Key Largo We are a local Free service to stop Foreclosure in Florida and Short sale help to sell the house fast.

Do you need to sell your house or facing Foreclosure?

Short Sale Help in Key Largo Florida Keys in Monroe county is a free service to help people out of these hard times. Free Stop Foreclosure help by http://stopforeclosureKeyWest.Me is a free service to help homeowners out of Foreclosure by doing a SHORT SALE, deed in lieu, Loan modification or selling the house fast.

Avoid foreclosure help is free service for a limited time where people must get help fast before the foreclosure sale happens by the bank ending in eviction. Avoid foreclosure in the Florida Keys Monroe county with a short sale from the Top real estate specialist in Key West to Key Largo Florida. 407-399-4100.

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Find out what it is worth in today’s market.
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We work in all the Florida Keys from Key Largo, Marathon, Islamorada, Tavanier, all the way to Key West. Are is your house loan more than what your house will sell for? No problem we can still buy your house and get it sold for you today. Most important with no cost out of pocket from you. We can even deal with your banks for you on your behalf.

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 Most of all it’s Free So find out now by calling 407-399-4100 Get a free consultation that is both private and confidential where you can discover how to move on in your life.

 Again there is no out of pocket cost to you and you can even receive an offer on your house today!

Lets recap, Again we do all the work for you. No out of pocket cost to you. We deal with your bank for you if needed. We stop the foreclosure if your behind on house payments. So lets get started by

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Cairns Real Estate Virtual Tours

FlyKam offers your clients access to properties 24 hours a day, seven days a week; making FlyKam ideal for potential local, interstate and international clients. The internet has revolutionized real estate from text ads a decade ago, to picture ads five years ago. The next big thing to change real estate’s presence on the internet are video tours.

Your video will be loaded onto our FlyKam YouTube Channel which will be indexed by Google and that video listing will also be placed on all our WordPress web sites. flykam – flykamtv – motionrealestate and the local cairnsvideorealestate which of course will be indexed by the search engines again. As they are powerful WordPress sites this will lead to fantastic SEO results. Plus your video will also be placed on www.realtytube.com.au and other video portals. Your videos will also sent out as video podcasts so they will appear in itunes and other podcasting directorys.

 

You can place the embed code or direct video address link in Realestate.com.au with your property listing and have your videos loading right up in the pages of not only your own web site but other real estate sites like REIWA, Google Real estate, homebound, domain, myhome etc. Email or SMS the video links to potential clients anywhere in the world for people to view on their computers, smart mobile phones or smart pads.

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84% of buyers use the internet to aid the buying process. What they typically get are a series of pictures showing various rooms of the house. But it is hard to paint the full picture of a house with just pictures.

 

The Virtual Tours you generally see on real estate sites are a static 360 degree distorted view of a room that simulates motion. Virtual Tours are all the rage these days in real estate. Photos are stitched together in a 360 degree circle, and you can virtual “tour” around the room with your mouse – a technology bordering on 10 years old!

 

More commonly today, “virtual tours” used by most agents consist of a dozen or so still photos (usually the exact same photos you just looked at on the MLS), placed into an automated software program that will now “zoom” in and out on those photos, with a musical background.

 

With our real, full motion Video Tours we don’t distort your property. The tour flows naturally, just as if you were in the home! It’s just like watching television! You can see the exact layout of the home, how the rooms connect to one another, as you walk up and down the hallways, up the stairs, and drive through the neighborhood.

 

That’s where video tours come in, video tours are essentially open houses over the internet. An agent would appear on a video and act as if he or she were actually showing a house to a potential buyer except now, that video can reach millions of people. Videos give much more insight into a house that pictures cannot. They say a picture is a thousand words. It would be fair to say a video is a thousand pictures….Literally.

 

Because Google and other search engines are beginning to give videos hosted on sites like YouTube preferential search engine ranking, it’s quite possible your video could end up on the first page of search results for your targeted key phrase. This is incredibly powerful and not to be overlooked, as this is what will make your video marketing efforts well worth the time you invest in them.

 

In this day and age, agents need to offer something special to both separate themselves from the competition and offer value to the customer. Video is that special something.

 

 

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Commercial Real Estate – Valuing The Cash Flow

Many investors don’t understand the power of commercial real estate.   I too had reservations until I understood the power and safety commercial real estate can provide.   Commercial real estate is similar to trucks. Trucks come in all sizes and all shapes – a Ford Ranger to an 18 wheeler. Commercial properties come in all sizes and shapes – a standalone building that houses a small restaurant to the Empire State Building .   People read in the newspapers that commercial property prices are crashing.   People notice the strip malls have a lot of vacancies and it scares them away.   Let’s take a look at the power of commercial real estate and a quick note about market cycles.

   For simplicity sake, commercial property pricing is based on 10 x annual cash flow, not including debt service (loan).   So a property that yields ,000 in cash flow is worth 0,000.   Regardless of the type of property, if you increase rents by 1% (0) the value goes up a 00. Decrease expenses by 0 and the value goes up 00.   So what?   Let’s look at a simple apartment example.

A small apartment complex (10 units) has an annual cash flow of ,000 and is for sale for 0,000.   It has a lot of long-term tenants paying below market rents.   You put down 20% or 0,000 (there are ways to make it someone else’s money).   We’ll assume it is a positive cash flow property even with the debt service (loan payments).   First a storage area is made into a laundry facility that provides 00 on annual basis. You just increased the value ,000.   Next rents are raised the first year to market rents.   Raising rents per unit increases cash flow 00. You just increased the value ,000.   That means you have doubled your original 0,000 in the first year and you get to keep the ,000 cash flow.     There are many more ways to increase the cash flow including: separate utilities and have tenants pay utilities, decrease vacancy, work out a deal with dish network and get paid, reduce maintenance costs, and more.   Just by raising the rent a year increases cash flow 00 a year and increases the value ,000.   In three to five years you’ll have cash flows of ,000 to 0,000 (less debt service which remains constant) and you can sell the property for 0,000 to ,000,000.   Now you see the power of commercial real estate.

Just like single family homes, not every property is a good deal.   First you look for commercial properties in areas that have improving rents, increasing employment, and areas where the entire area is going through gentrification.      You would be surprised how many buildings are poorly managed or have below market rents.

I’ve used an apartment as the example; however this same model works for office buildings, mobile home parks, strip malls and more.   All types of real estate (all types of investment) go through cycles.   When the economy is booming for example, the vacancy in office buildings goes down significantly (prices go up).   Of course the opposite is true during an economic downturn.   During economic downturns more people move to apartments, mobile homes and need storage facilities.   By observing these cycles one can move in and out of various positions to minimize risk and increase portfolio value.

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Benefits of Hawaii and Oahu Real Estate Maps

Formed by volcanic eruptions, Hawaii is an archipelago which can make you feel like you are in paradise. You can enjoy the views of soaring mountains, beaches, dense forests, valleys and, of course, the ocean. Hawaii is famous in the world as an ideal vacation spot, and tourists from different countries crowd the islands all throughout the year. People often buy residential houses on different islands of Hawaii to enjoy the natural beauty and experience life in a paradise like environment. It is due to this reason that today different kinds of promoters are constructing real estate in order to provide beautiful homes to the purchasers. There are many houses geographically spread out all over the islands, and looking at properties on the Hawaii real estate map makes home selection process very easy and convenient for the buyers. At the same time, listing a house with presenting it on the alohamapper.com maps gives a huge marketing advantage to the sellers.

Oahu is one of the islands of Hawaii and, definitely, one of the most beautiful ones. Thousands and thousands of tourists crowd the spot every year and experience its divine pleasures. Following the Hawaii real estate map becomes one of the best and most convenient ways of buying or renting real estate properties on the Hawaiian Islands. The Hawaii real estate map includes all Hawaiian Islands, and, of course, Oahu real estate map as well. Due to the mushrooming of the construction industry in Hawaii, and especially on Oahu, the importance of the Hawaii real estate map has increased tremendously. Suppose you want to buy a property on Oahu, but you do not have any ideas regarding the costs of the available properties in different areas. Oahu real estate map can help you greatly and save you a lot of time! Now you do not have to travel to all these places to see what houses there look like. Besides that, if you look at the Oahu real estate map, you can easily locate the spots where real estate is being constructed. In addition, some people like to have houses facing the ocean, and others like to have houses overlooking forests or the sky touching mountains. Without the map, it is difficult to see which house is where, but the answer becomes very clear just from a quick glance at the map. The price range is the most important thing, and has to be determined before buying any real estate property. While purchasing real estate in Hawaii, you must always consult the Hawaii real estate maps on alohamapper.com, as it clearly states the prices of houses in different areas. Hawaii real estate map has price information about properties on all Hawaiian Islands, including Oahu, Kauai, Maui, and Big Island. Note, however, that most of the properties are located on Oahu.

Hawaii and Oahu property prices mainly depend on the location. In addition, if a house faces the ocean, the cost of the house would typically be higher than the price of a similar house located farther away from the shore. The Hawaii real estate map on alohamapper.com can provide you with the exact distances between the property and the points of interests, how long it takes to reach different places, etc. Apart from the location, the Hawaii real estate map shows lots of property related information that you might need, and gives you the opportunity to ask a question about a particular property.

For apartments, price would typically grow with the floor, mainly because higher floors usually have a better view and are quieter. If you are looking to own an apartment, alohamapper.com lets you easily compare different apartments located in each building and make the best choice given your situation.

Thus, Hawaii real estate map and Oahu real estate map can immensely help to the purchasers in selecting the right kind of home to live in peacefully. Visit alohamapper.com today, compare, and see the difference.

Relocate to Dallas: High Value Real Estate, High Quality Living

People who decide to relocate to Dallas will be buying a home or renting a home in a major metropolitan area where real estate values have remained stable. Both the cost of living and the unemployment rate are well below the national averages.

With a population of 1,240,499 in 2009, Dallas ranks as the ninth largest city in the United States and the third largest in Texas. Although separated from neighboring Fort Worth by 32 miles, the two cities, forming the DFW Metroplex, comprise the 12th largest metro economy in the world with the fourth largest labor force in the United States.

Fort Worth has a population of 600,000 and is the 19th largest city in the nation and one of “America’s Most Livable Communities.” Whereas Fort Worth cherishes its western tradition and “Cow Town” image, Dallas fully embraces its role as a modern, 21st century, urban leader, proudly designated as one of the country’s “Most Ethnically Diverse Communities.”

Together Dallas and Fort Worth form one of most vibrant and compelling population centers in the United States. The area’s healthy economy is a significant draw for young professionals and families seeking to relocate to Dallas.

The cost of living index in the city is 7.06% lower than the rest of the nation (aided in part by the fact that Texas has no state income tax.) Dallas has grown at a rate of 3.73% since 2000 with a population of 50.4% males to 49.6% females. The median age is 30.5 years.

In May 2010, unemployment in Dallas stands at roughly 8% compared to the national average of around 10%. In recent years tech industries have made strong inroads in the Metroplex. The city now has more than 233,000 tech workers, more than Austin and Houston combined, and is home to major companies including Research in Motion (the maker of BlackBerry smartphones), AT&T, Raytheon, and Lockheed Martin.

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Real estate values in Dallas have weathered the recession well, remaining relatively stable with fewer of the wild price swings that have plagued other parts of the country. Currently median home prices stand at approximately 5,850, although they vary widely by neighborhoods within the city.

Anyone who is going to relocate to Dallas should work with a knowledgeable real estate professional who can apprise them of all the implications of any location in the immediate city or surrounding suburbs. Dallas is a diverse urban area providing a wide variety of choices for anyone buying or renting a home.

The region is especially strong in the terms of education and health care:

- The Dallas Independent School District serves more than 160,000 students.
- Overall, the DFW Metroplex is home to 17 two-year technical/trade colleges.
- There are 7 private colleges and universities, and six public four-year colleges and universities.

In the arena of health care:

- There are more than 100 hospitals across the Metroplex with some 17,000 beds.
- These facilities are staffed by 12,800 physicians that practice in more than 175 specialties.

Culturally, the region is home to more than 25 art museums and countless galleries. There are nine museums in Dallas itself, which boasts one of the largest urban arts districts in America including 115 public works of art in the city. The Morton H. Myerson Center is the headquarters for the Dallas Symphony Orchestra and features a full calendar of events throughout the year.

For the most part relocating to Dallas means a move to a moderate climate with seasonal summer highs in July and August. During those months temperatures can and do climb above 100 degrees, but fortunately there are enough indoor attractions and activities to offset the heat. Generally late January and February are the coldest months, with some light icing occurring routinely.

Travel into the Metroplex centers on DFW International Airport, located midway between Dallas and Fort Worth. The facility ranks third in the world in the scope of its operations and seventh in terms of passenger volume.

The decision to relocate to Dallas will bring you and your family to the major population center in North Texas, a region with a growing tech-based economy, and a low cost of living counter-balanced by a high standard of living.

With low unemployment, no state income tax, excellent real estate values, and extensive educational and health care resources, the DFW Metroplex and Dallas in particular is an excellent choice for young professionals and families seeking to establish a new life in a growing, upscale, modern community.

article submitted on behalf of author Darrell Self.

Sold! Real Estate Auction Action

Want to sell your million dollar home in a day? Call up your local auction house and hang onto your hat. American auctioneers are doing a ripping real estate business right now with no sign of slowing down. In fact, the National Auctioneers Association says real estate auctions are the fastest growing auction type with annual sales rising at least .2 billion in the past year for a total of .5 billion in real estate sales in 2007. That’s a lot of real estate.

Housing slump? That depends on how you look at it. Certainly the boom in housing sales at real estate auctions is directly tied to the rise in pre-foreclosures and trouble in the sub prime market, but it’s a boom nonetheless. We’ve even been seeing high-end properties hitting the auction block. The most recent of these being the former home of publishing heir Randolph Hearst. The 52 room, 28 thousand square foot oceanfront mansion in south Florida was sinking under more than 40 million dollars worth of debt and went up for auction on Feb. 25th. Bidding started at 0 and heated up to a steep million within 5 minutes. Papers for the 3.5 acre estate were eventually awarded to the bank holding the loans.

Sellers often choose auctions for the pre-determined sale day and quick turnaround time with zero haggling. Buyers are drawn to the promise of great deal. Most homes that show up in auction houses are in pre-foreclosure or in foreclosure and the homeowner or the bank is auctioning it off to pay the debt on the mortgage. What this usually means is that the property is being sold far below market value.

Of course, financial concerns aside, you may want to attend an auction strictly for the entertainment value of it. The rolling rhythm of the auctioneer’s chant is a kind of siren song, the true melody of commerce with it’s own built-in beat. Auction hounds will tell you it’s worth witnessing even if you leave all your money at home. Once the bidding starts, the auctioneer’s steady and rapid hoodoo has a way of revving up the crowd with it’s fast paced repetition and climbing numbers based on the series of head nods, hat tips and waves from the crowd. There’s no mistaking it, the atmosphere can be intense. Ask any auction rookie who’s been locked in a bid-war and stuck with a hammer price they didn’t intend. It’s hard to keep your wits about you. But for the level-headed buyer, this kind of free market can be the perfect forum for a great deal.

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Value My House In The UK

In economics, the net present and future values of the investment determine whether an individual should sell his property or not. However, with today’s economy it is really hard to determine the value of your investment but wit House Buyers, you would be able find out the answer to the question which had been lingering on your mind for quite some time already. House buyers will provide you with the approximate figures about your question with regards “”.

The recession which caused a lot of damage to a lot of economies in 2008 has paved a way for the toppling down of the value of the investments. It is expected that the cost of these investments would be back to its highest value 15 years after. For you to have accurate figures to your question about the “”, take the services of house buyers.

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house buyers is a web-based company which has the capacity of providing homeowners with accurate house valuations using its state of the art technology in just twenty four hours. Upon subscribing to the company’s online service, the homeowners will receive home valuation and home reports in the email address which they have provided when they filled up the online forms.  With this, the homeowners would be able to determine the answer to their questions about the “”. house buyers is a company based in united kingdom which is geared towards helping the homeowners determine the value of their property and find buyers for this property.

With house buyers, you will be able to obtain accurate figures for the value of your property. The company is not influenced by any real estate buyer therefore you as a homeowner is assured that you would get the best value for your property. Using the latest technology and state of the art facilities which the company possesses, the homeowners will be able to determine the present value of their houses just by filling up the online forms provided by the site. After filling up the online forms, homeowners should expect house valuation and home reports in the inbox of the email address which they have provided upon filling up the forms. The prices provided will be based from the current prices of the house as well as the price of the recently bought house units in your area. This service is offered for free for the benefits of the homeowners. With House Buyers, the homeowners no longer have to hire the services of real estate agents to determine the current price of his property.

Aside from being a house price calculator, and when you want to “” House Buyers could also serve as your bridge to a buyer which would buy your property in a relatively high price whenever you decide to sell your property. So if you are in dire need right now to dispose your property, House Buyers would be of service to you anytime to help you find someone who would buy off your property.

Get Your Texas Real Estate Appraiser License From The Texas Institute Of Real Estate

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Every real estate transaction has common steps. Offers are submitted and approved, inspections are conducted, appraisals are provided, and loans are finalized. Along each step in the process, different players enter the picture who have specialized knowledge to bring to the table that help make the dream of every homeowner a reality. With the specialized knowledge necessary for properly carrying out these important jobs, most states have licensing bodies that ensure a standard of conduct, competence, and training for every person who claims these occupations. For appraisers, the Texas Appraisal Licensing and Certification Board (TALCB) requires they earn their Texas Real Estate Appraiser license. There is a four-step process to obtain a license:

 

 

In order to become an Appraiser Trainee, an applicant must complete a preliminary education. TIRE recommends each applicant complete 30 hours of Basic Appraisal Principals and 30 hour of Basic Appraisal procedures. Every course of study must be approved by TALCB in order to satisfy the Appraiser Trainee Annual Renewal Education requirements. Any course on the Approved Trainee and Pre-Licensing Course List has been approved by the TALCB and may be used to satisfy the required Appraiser Trainee Annual Renewal Education requirements. The courses are approved through the expiration dates shown and for the number of hours indicated in the list.

 

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According to the TALCB, a certified sponsor must “actively, personally, and diligently supervise an appraiser trainee under his or her sponsorship” and must sign appraisal reports. You can contact certified appraisers listed in your local phone book or use the list of Texas Certified Appraisers available from the TALCB website to find appraisers eligible to sponsor trainees.

 

 

Complete and submit the Application for Approval as an Appraiser Trainee and required fee. If the requirements are met, the TALCB will process the application and issue an appraiser trainee authorization. Once issued, the authorization will be mailed to the office location of record for your sponsor.

The appraiser trainee is required to keep an Appraisal Experience Log while they are an appraiser trainee and are required to submit a copy with each annual renewal.

 

The applicant qualifies for licensure once they meet the following requirements:

 

Compliance with USPAP

Verified and supported by written reports and work files

Performance when a person has a legal authority to appraise

Compliance with AQB criteria for acceptable experience

Completion of the Trainee Application packet (which contains excerpts from Act and Rules, regarding Appraiser Trainees and their renewal requirements, and the application

 

 

The Texas Institute of Real Estate offers a Texas Real Estate appraisal course for every schedule. Whether you need the flexibility of an online course, or the structure of a brick and mortar class, TIRE has you covered. They offer a Basic Appraisal course year-round, which can serve as pre-licensing credit or count toward a real estate license. Online courses can start at any time from Internet-equipped computers and can be completed at your pace. Not just a licensing school, TIRE is home to the 3 Step Success System which teaches professional business, marketing and investing education to people of all experience levels in real estate. TIRE also provides MCE and Salesperson Annual Education renewal courses as well as the education required for real estate brokers. You can register for a course online or call the Texas Institute of Real Estate toll free at (800) 487-1757.

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