Appraisal

Are You Selling Your Vernon Hills Home? If Your Appraisal is Too Low I can Help!

Many potential home buyers in Vernon Hills are not qualifying loans. The fact is that the home values are not there. Bank foreclosures are putting more distressed inventory on the market and making it harder for appraisers to justify the Sold home comparables in Vernon Hills. When the appraisals come in to low, this can result in buyers not being able to borrow enough money to close on their Vernon Hills Home purchase. Here are several steps to consider:

Check the Appraisal for Mistakes:

Make sure the property dimensions are correct and be sure to attach a plat of survey and a floor plan if available for the Appraiser. Look at the comparable properties that the appraiser used and make sure that they are correct. If the appraisal indicates that one of the comparables has a finished basement and it does not, that could significantly change you property value.

Supply a list of Comparable Sales:

Have your agent put together a recent list of Sold Vernon Hills Homes that justify the sale’s price of your home. These properties should be of similar style, size and age to your home. This list should be submitted to the underwriter and ask for a review of the current appraisal. If there are not enough properties that have closed in Buffalo Grove, we can request that the underwriter look at the pending sales in the area. While a pending sale does not submit for a closed sale, it is possible to wait until that property closes and have the appraiser do a reconsideration of value with a date after the pending Vernon Hills Home has closed.

Increase the Buyer’s Down Payment:

There are several ways a great lender can absorb some of the closing costs that can help the buyer put more money down.

Last but not least it is Sometimes Necessary to…….

Renegotiate the Sales Price:

This recently happened to me with a Vernon Hills Home and we did take all of the above steps and did get a second appraisal. We were able to increase the appraisal price however we were still $5000.00 apart. The buyer wanted the home and the seller wanted to move so the buyer came up $2500.00 and the seller came down $2500.00. We were able to make this work and closed the Vernon Hills property.

There are many parts to Selling you Home in Vernon Hills today and working with a qualified agent that goes the extra mile to solve all of the problems that can happen is critical in this market. Make sure to get a list of referrals from the agent that you are speaking with and check them out. This can be one of the most important decisions that you make.

If you are looking to buy or sell a Vernon Hills Home, call your local Vernon Hills Realtor, Sharron Kelley at 847-465-3638 or email me at sharron@northernillinoishomes.com. You can also visit my website www.NorthernIllinoisHomes.com for all of your real estate needs. Click here to search Homes in Vernon Hills

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Appraisal

Buffalo Grove Real Estate Appraisal Information

Here is some great infomation that will help out buyers when looking in Buffalo Grove or any Lake County Illinois Area. I was featured in Chicago Agent Magazine this month and was lucky enough to get some great answers about appraisals in the Buffalo Grove and Lake County Illinois Market and wanted to share it with everyone.

Q: SHARRON KELLEY CRS,
CDPE, The Sharron Kelley
Team, Coldwell Banker
Buffalo Grove, 847.465.3638,
sharron@northernillinoshomes.com

Q. How has the appraisal process changed
and why are appraisals coming in low?

A: SHERYL ACKERSON, Vice
President of Mortgage
Lending, Guaranteed Rate,
Inc., Skokie Branch, 847.972.5707,
Sheryl.Ackerson@guaranteedrate.com

The prevalence of foreclosures in the
current market is the major reason
for the decline in appraised values. In the past 18 years,
when there was a foreclosure an appraiser would typically
be able to explain that this property was an uncommon
exception to the market. In other words, both appraisers
and lenders ignored this comparable. Now, nothing can
be ignored and short sales and foreclosures are dominating
the marketplace. Not only are appraisers using three
sold comparables, but typically most also will show three
current listings. If one of the new, current listings is a REO
bank-owned property, it is there to serve as an indication
of where the market is going.

In addition, in the past, upgrades or improvements to
a home such as a finished basement or a new state-of-the
art kitchen could easily add $35,000 to $50,000 to a home.
Now upgrades seldom matter. In this manner, every house
is affected.

Q. How do we get buyers to understand the appraisal process
in today’s market?

When working with a potential buyer, we educate them
that an appraisal is an independent, impartial evaluation.
Only facts and figures matter; square footage and above
grade bathroom counts have more to do with determining
the appraised value than if there is a finished basement,
new carpet and custom paint. Additionally — the timeliness
of the sale — the closing date — is a principal,
controlling factor. In today’s market, a comparable sale
over 90 days is old news. In the past, lenders would allow
comparables up to a six month period.

Another issue is the concept of “declining market.”
An appraiser states that a house is in a declining market
or in a market with an oversupply of inventory. In these
instances, some investors are requiring an additional 5
percent down payment. This is happening more in the
high-end market.

If you are looking to buy or sell a home in Buffalo Grove, Vernon Hills, Long Grove or anywhere else in the Lake County Illinois area please contact me, I would love to help you out.

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Appraisal

The Chicagoland Year to Date Housing Report Market Update August 2009

Here we go again. We have just received our year to date market update for the Chicago Suburbs, North and Northwest Suburbs including Buffalo Grove, Long Grove, Libertyville, Palatine, and Vernon Hills homes. Select attached or detached to download the PDF files (Detached) (Attached). This information will give you current property value. These statics compare 2008 to 2009 active and sold properties. It is a great basis to see where the market is going and how this affects our home values.

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Appraisal

Important News Regarding the Banking Industry

There have been many changes in the market over the past several months regarding the new regulations on the appraisals for lenders. The enclosed letter is a from the appraisal firm that does our monthly market updates that we send to you all.

Please do read the enclosed letter that was written as I do believe that this will help you understand some of the changes that we are experiencing in the lending side of our business. I do realize this is all very confusing as to how it affects you home value today. I hope this will help you have a better understanding of what the issues are in the market that we are in.

Please read Read more

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Has the Pendulum Gone to Far?

If you have your home for sale today and are lucky enough to find a buyer, then agree on the price which is fair in today’s market, all of the inspections issues are resolved, and the buyer is pre-approved from the bank, then it looks like a sale, correct?

Well think again with the new laws regarding the bank appraisals. How many homeowners think their home is sold, then are stunned when the home does not appraise out. So how far has the pendulum gone the other way?

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Appraisal

Will New Prices Lower Our Property Taxes?

I talk with many homeowners and with the declining real estate market most of us are under the impression that are taxes will be lower as well. Take a few minutes to read to download the PDF document, Housing Bulletin: Will Property Taxes Decline as it is one of the best that I have read on the subject and will answer the question in detail.

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