A Glossary Of Terms For The Estate Agent

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The majority of homeowners are often befuddled when it comes to buying or selling property. This is because it is often a difficult process that requires a level of knowledge to fully understand it. Not only is the process difficult however but understanding exactly what the estate agent is saying is also not easy. This is because the terminology bandied around in estate agent circles is often a language of its own; hopefully the following article will go some of the way to decoding exactly what your estate agent is talking about.

In mortgages the term ‚additional security fee‘ is often used. This usually refers to the sum that is paid in order to protect the lender. In some circles it is also called a ‚mortgage indemnity premium‘.

The term ‚bridging loan‘ is also extensively used in property circles. It refers to the funding that can be given to a home buyer before the money from the sale of their house has come through. For many homeowners these are an essential part of funding a new property.

Almost certainly your estate agent will refer to the ‚chain‘, this is not a piece of linked metal outside but instead refers to situation where one buyer needs to sell their house before buying another, often these chains can be rather long extending over a number of different parties. It is labelled as a chain because if one of the links fails often the whole chain will fail.

It is more than likely that your estate agent will mention ‚Conveyancing charges‘, these are the payment for any legal fees that are involved with the property process, normally they are payable to solicitors. In addition the term ‚contacts race‘ may be used to describe the situation where more than one party is competing for a particular property.

‚Exchange of contracts‘ is another large part of estate agent terminology. Normally agents pursue this situation as this is the point where a seller has accepted the offer of a buyer and is willing to put the terms of sale in writing.

Two terms that often confuse homeowners are ‚freehold‘ and ‚leasehold‘. Your estate agent should be able to explain however that the difference between the two is relatively simple. A freehold is property where the buyer purchases both the property and the land it sits upon, in contrast a leasehold property is only the bricks and mortar, and not the plot it rests upon.

‚Gazumping‘ or ‚gazundering‘ are both terms used by the estate agent. Both are negative and refer to the tactics of some buyers and sellers. The first refers to the tactic of sellers accepting higher offers after a verbal agreement has been reached with a buyer. The latter refers to buyers attempting to change the price just before the contracts are exchanged.

The ’structural survey‘ is something that should always be carried out before buying a property. Normally it will be performed by a chartered surveyor and attempts to find the any structural problems that could arise during ownership of the property, an example would be subsidence.

The ‚title‘ and ‚title deeds‘ are vitally important in the property process. It is only after these deeds have been obtained that legal ownership is guaranteed.

It is hoped that this article has been helpful in providing vital information on the terminology used by estate agents. Moving house is a stressful experience; hopefully with a glossary of terms it will be possible to make the process a little bit simpler and easier.

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Source by Thomas Pretty

Before Reducing Your Price

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Thinking about price reductions, price improvements, price adjustments?  It doesn’t matter what it’s called, no one wants to hear about lowering the sales price except buyers. In slow, buyer’s markets it is common for DFW Home sellers to point their fingers at their DFW Real Estate agents and  say „Why didn’t you do more to sell my house?“ It seems like a good question but if the seller has their home overpriced there was probably nothing they could have done to get the home sold.  With that said Sellers should ask agents this question.

Before Reducing Your Price

  • Review Your Marketing Plan and Answer These Questions
  1. Do your ads contain too much or too little information?
  2. How many ads have been published?
  3. What kind of direct mail campaign has been imitated?
  4. How many open houses have been held?
  5. How does the house show online, many good quality pictures?
  6. Is your sign in a good location, contain a phone number and a Web site?
  7. Do you have a virtual tour online?
  8. What kind of feedback have you received from agents and buyers?
  9. Are you offering enough compensation to selling agents?

10.  Have you had any showings?

  • Are you truly serious about selling your home?
  1. Maybe you don’t have to sell. When the market is slow and inventory is high, demand falls. If that’s the case, maybe you should take your home off the market.
  2. It makes no sense to put an overpriced home in MLS that is not receiving any showings because it skews the numbers for market performance.
  3. If you don’t need to move right now, you might be better off renting your house or staying put until the market rebounds.

Choosing the Right Price

If your list price is to high, you’ll need to continually reduce the price until you hit the right number, and by then buyers will begin wondering:

  1. What is wrong with your house?
  2. How much lower will you go?

If necessary, you want only one price reduction. Consider these guidelines:

  • Realize your DFW Realtor is on your side; enlist their help.
  • Pull up pending sales and examine their history. How many days on market before the price was reduced and how much of a price reduction was made? You won’t know the sold price, but you can determine average price reduction percentages.  Your Realtor can provide you this information through the DFW MLS.
  • Compare sold prices with active listings. Are sold prices higher or lower?
  • Run a side-by-side comparison with active listings near the price point you are considering. Price yours so it falls in the bottom two to five listings or, if you are really committed to selling your home, price it less than anything else on the market.
  • Although the DFW MLS contains much valuable information in many cases it does not contain For Sale By Owner DFW information.

Is Your Price Too Low?

  • Even in distressed markets properties that are priced below what buyers are readily willing and without prodding to pay will receive multiple offers.
  • It is common to have price wars among buyers who are competing for these low priced homes, which will then result in an accepted offer for more than list price.

Every House Will Sell!

It is a fact.  Every DFW Home will sell if it is priced properly and every home will sell for it’s true value.  The old adage is true “everything is worth what someone is willing to pay for it”

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Feng Shui in Real Estate Sales

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Literally translated „Feng“ means wind and „Shui“ mean water. Deeply rooted in connection to nature, Feng Shui is the 4000 year old Chinese are of placement and philosophy that supports living in awareness and harmony with our surroundings.

As the awareness of Feng Shui increases, more real estate agents are being asked to show buyers homes with „good“ Feng Shui. If a real estate agent has knowledge of this ancient and highly respected design philosophy will assists him/her to:

  • Increase the value, marketability, and emotional appeal of a home.
  • Build confidence with Feng Shui savvy buyers and sellers.
  • Provide solutions to remedy a home’s Feng Shui energy challenges.
  • Build referrals by selling „Feng Shui friendly“ homes that support the well being of your clients and their sphere of influence.

This section will explain the 5 Feng Shui tips for your references.

Tip 1 : Main Entrance

The main door is like the mouth for the house. It is the gateway between the world and the privacy of the home and air currents literally enter and exit at this point.

  • The positioning of a main door can determine the fortune or misfortune of the occupants. Therefore you must keep the entrance clear of any clutter to allow the energies to flow freely.
  • Make sure there is nothing in direct alignment with the door such as a tree or telegraph pole. To remedy this place a Bagua mirror over the door so it is reflecting the Sha Qi.
  • Avoid facing a dark, pokey room, an interior staircase, mirror, stove, sink, fireplace, the door of a toilet, laundry, bathroom or bedroom. To remedy this keep the doors closed or place a screen between the doors.

Tip 2 : Bedrooms

Bedrooms should be sacred spaces where an adult or child can retreat and regenerate. Most people spent roughly one third of their lives in their bedroom, so maintaining balance and serenity in this area is essential.

Tip 3 : Kitchen

In any case, it’s better if you don’t see the kitchen immediately upon entering the house, as this can portend digestive, nutritional, and eating problems. Having the kitchen at the entry point can also mean that guests will come over and eat and then leave immediately, and such a placement can also encourage the inhabitants to eat all the time.

Tip 4 : Windows

A house should have sufficient windows. Windows are in very important to allow sufficient light or pleasant views into the room.

Tip 5 : Dining & Living Room

Whenever possible the dining room should be separate from the living room. It is a social area for family members, thus it better to have as big as possible.

Summary

So with the above tips, you as a real estate agent when meet with a Feng Shui savvy buyer, you can use the above tips to talk with them, the chances to close the deal is high because the buyer see you as a knowledgeable in Feng Shui and the property you propose to them must be good in Feng Shui. And Feng Shui is a very good topic when come to a price negotiation with the sellers, agents with Feng Shui knowledge might be able to negotiate a better selling price for their buyers and close the sale.

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The Easiest Way to Prevent Bankrupting Your Home Staging Business…stop Giving “free Estimates”!

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When I ask many real estate agents today about the state of the market and its effect on their income, I often get an earful about tiny, intermittent commission checks and complaints of record breaking gas prices cutting into already bleak profits. Things aren’t great for many in the front lines selling real estate right now.

However, if you’re a home stager, chances are you are building your real estate staging business with the help of the market’s downward spiral. In a buyer’s real estate market, the people prepared to make offers are pickier than ever. Homeowners are desperate to sell. They’re scrambling to find an edge that doesn’t mean dropping their asking price, and that’s great news for home stagers.

More homeowners than ever before are turning to home staging professionals for advice on how to best decorate their homes to stand out before they list with a real estate agent. If you’re one of the lucky stagers enjoying an increase in inquiries because of the market’s decline, you have to keep the fine line between ‘free estimate‘ and ‘free advice‘ good and clear. Otherwise, you could burn out and bankrupt your business faster than you think.

If you are a home stager, you know what you can expect when you walk into a house to meet with a home seller to provide a home staging estimate. Not long after being greeted at the door, you’re peppered with questions like; ‘Do you think I should repaint the bathroom?‘, ‘What do you think of the rug in the living room?‘, ‘Should I leave the high chair in the dining room for showings?‘, ‘Do you think the kitty litter in the washroom will turn off buyers?‘ Of course these are legitimate questions for a home seller to consider. But when they’re asked of a professional home stager, the real goal is to obtain free home staging advice.

Because you can increase the perceived value of a home from $10,000 to $70,000 by staging it properly, you deserve to be paid (and paid well) for your expertise and advice. Unfortunately, if you’re new to the business of home staging, you might be tempted to visit sellers to provide a free estimate of what it will cost for you to stage their home. If you continue down this road, you should know it almost always leads to burnout and bankruptcy.

If you consider yourself a professional stager, I hope you’re not out there wasting your time (not to mention gas) visiting potential clients to give away free advice. Any serious home seller seeking professional home staging advice will be happy to pay for your services – they know your work will result in a quick sale for top dollar.

It is rarely necessary to visit a home to provide a rough estimate of what it will cost to stage it, especially if it’s already furnished. If you have any experience at all, you’ll be able to tell from one telephone interview, approximately how long it will take and roughly what staging will cost the seller. However, you have to be confident enough to explain everything thoroughly to someone who has probably never hired a real estate stager before. They need to understand the services you provide and how it will benefit them.

So how do you stop walking right into the free estimate trap and start taking the reins right from the get-go? You arm yourself with the information you need to enable home sellers to understand your services and realize how much they need you. I’ve recently created a tool called the ‘Staging Diva® Sales Script: How to Avoid the Free Estimate Trap and Turn Homeowners Into Home Staging Customers in One Phone Conversation .‘ It’s my script of what I say to a prospective customer to turn them into a buyer. I’ve been using it for five years to build my staging company Six Elements Inc. This resource teaches home stagers what to say when the caller asks, ‘I’m thinking of having my home staged, what does it cost?‘, so they no longer have to fall into that ‘free estimate trap‘ in the hopes of winning business.

With the opportunities opening up for you as a home stager in today’s slow real estate market, it’s certainly not the time to give your services away for free. Educate yourself and enjoy the profits waiting for you as you help desperate homeowners sell faster and for more money. Their real estate agents will appreciate it to since you make their selling job so much easier!

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Source by Debra Gould

Introduction – Buying Real Estate in Florida

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Florida, commonly known as „Sunshine State“ is located at the southern most part of the US. With sixty-seven countries, Florida is earning massive importance in terms of investments as a lot of investors are seeing better prospects in future. Though the economic crisis has severely affected the real estate market worldwide, yet a lot of investors are trying to invest in Florida. Florida is one of the most-preferred holiday destinations these days. People often love to visit Florida as it is the country of great celebrities and all the rich and famous people. Besides, Florida is popular for its bright, long stretches of beaches, pleasant climate, blue skies, and other tourists‘ attractions like and zoos, aquariums, cruises, great shopping and several other things. All this has truly made Florida one of the most desirable places to visit. Though the recession has shown its bad-effects on the real estate sector, but Florida’s real estate is flourishing as investors have really seen huge alternatives available here. You will find numerous reasons to invest in Florida as investors see positive returns in future. From commercial houses to beach front properties, possessing a private bungalow or purchasing an apartment, Florida has all that you desire and within your budget. Try and buy the property which lies within your financial limits and remember, that real estate in Florida is flourishing. There is a massive choice of low-priced real estate in Florida for the money-monded people who really want to make high profits out of their investment in real estate in Florida. However, before you think about investing here, you need to be familiar with the legal formalities of this country. Every country has its own rules and regulations that need to be followed by. The next step is to get in touch with a perfect real estate agent after you know all the rules of the country. He must be capable enough to give you all the important information that will aid to get a good deal. However, if you wish to know the buyer’s rights in Florida, you can always seek help from the Florida Real Estate Commission. As a buyer, you must keep in mind these few things that will really help you to make a right decision. There should be no pressure of any kind while purchasing a property. You must always keep a fixed budget in your mind and always in to your limits. you must never be in a hurry to sign any official document without understanding or reading it carefully. Know about the legal charges or any other processing expenses that may be levied as agent’s commission, before you get into any deal. Check about more information about the property you will be investing in, from the neighbors or some other agents. Buying or investing in housing plans is a critical decision. You need to be sure of what you are investing in. If you want the deal to be a profitable one, only follow the laws and rules of the country and get complete information about the real estate you are trying to purchase. This will help you to make a right decision and the transaction will be carried out smoothly.

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Source by jamiehanson

Realtor Techniques to Help House Sell Fast

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Even if you’ve decided to go the FSBO route, you can use some tried and true realtor techniques to help your house sell blazingly fast.

Fact: Houses that sell within the first two weeks they’re listed usually fetch their asking price. It’s simple human nature. Newer listings get the most attention, both from buyers and realtors. Once a house has been on the market more than a couple of weeks, realtors and buyers alike will start wondering what’s wrong with it. Most often, the only thing ‚wrong‘ with the house is that it’s priced outside the neighborhood limits.

A good realtor can help you avoid that mistake, but it’s only one of the tricks and techniques that a realtor will use to help your house sell fast. Many of the techniques that professional real estate agents use are available to anyone. If you’re looking for help to sell your house fast, here are a handful of tips that professional real estate agents use to get a sale moving in high gear.

* Price your house right. The right price is within a few percentage points of recent sales of similar homes in your neighborhood.

* Keep your house clutter-free and spotless, inside and out.

* Schedule an Open House. Holding an open house on a weekend afternoon will get your house more exposure and help your house sell faster.

* Advertise your property for sale in multiple venues. Use newspaper, local real estate magazines, online home sale web sites and post printed brochures on supermarket bulletin boards. The more places you post your house, the better the chance that you’ll connect with a buyer.

* Keep fresh flowers around. It may seem like a silly psychological trick, but realtors all agree – fresh flowers on the living room or kitchen table help a house sell.

* Use Multiple Listing Service. Yes, you need to be a realtor to list a house on the MLS, but that doesn’t mean that you have to pay a commission. There are realtors who’ll accept a single, flat fee to list your house for you.

* Pre-inspect. By paying for the inspections that will need to be done when a buyer is ready to make an offer, you may save time on the sale. Remember, it can take as much as six weeks from offer to closing. Any time you save in there will help your house sell faster.

* Engage a good real estate lawyer to firm up the finishing and closing details. A lawyer will ensure that you don’t miss anything that may affect and slow totally derail the sale of your house.

* Organize all your papers and have them handy. Those include not only your deed and real estate surveys, but any warranties for home improvements, major appliances and home systems.

The more that you get done in advance of posting your listing, the more you’ll help your house sell fast.

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Source by Brian Shelton

Duluth Georgia, We Buy Houses in 7 Days or Less!

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Are you thinking of hiring a real estate agent to sell your Duluth home quickly?

Selling a house is usually a expensive and complicated process. That’s why real estate agents make such big commissions (often thousands and sometimes tens of thousands of dollars) on a single home sale. And most successful agents in Duluth, Georgia usually have 5, 20 or 20 houses listed at any given time knowing that these houses will probably sell within the next 3 to 6 months or longer. Since most of the good agents have so many listings, it’s rare that they will spend the time, money and personal attention needed to sell your house quickly. If you don’t have much equity in your home, your home selling options are even more limited. You may have to write a big check at closing in order to sell your Duluth house and cover any negative equity, closing costs, taxes, etc in addition to your agent’s large commission check.

There is a better way to sell your Duluth house faster, easier and more conveniently than ever before!

If you don’t want to sell your Duluth house for sale by owner or through a real estate agent, there is a much better solution… Sell your home to us in 7 days or less! We buy houses in Duluth Georgia in 7 days or less and we want to buy your house! We are not real estate agents who want to list and sell your house for a commission. We are local professional home buyers who want to buy your Duluth house and can do so quickly, often in 7 days or less with no commissions to pay. We buy houses from people just like you, in neighborhoods just like yours, in any area, condition or price range in Duluth, Georgia and the surrounding areas such as Sugar Hill, Buford, Cumming and Dacula, Georgia. We buy houses in other towns and cities across Georgia such as Atlanta, Augusta, Macon, Savannah, Valdosta, Gainesville and Athens. We buy newer houses, older houses, pretty houses and even ugly houses that need major repairs. We specialize in finding creative solutions to ugly real estate problems and situations that real estate agents and other traditional and professional home buyers just won’t touch. We can pay you all cash, take over your monthly mortgage payments or lease-option your house immediately! We’ll handle all of the paperwork, make all the arrangements and can close within a few days if necessary. You’ll get a quick sale with no hassles so you can put your home selling worries behind you once and for all.

Do you want to sell your Duluth, Georgia home in 7 days or less?

We buy houses in Duluth Georgia in 7 days or less and we want to buy your house fast! To find out if your Duluth home qualifies for one of our fast home purchase programs, please take a moment to complete our Online Seller Questionnaire at www.we-buy-houses-atlanta-georgia.com. Tell us all about your Duluth house for sale and we will get back to you about buying your house ASAP. If your Duluth home qualifies for one of our fast home purchase programs, one of our local professional home buyers will schedule an appointment to come out and inspect your property, take some photos and make you one or more offers to purchase your home on the spot! Selling your Duluth, Georgia home has never been faster, easier or more convenient!

To sell your house fast in Atlanta Georgia please complete our Home Seller Questionnaire.

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Source by We Buy Atlanta Houses

LEARN HOW TO LIST REO PROPERTIES-GET A FREE LIST OF REO & BPO BROKER PRICED OPINION COMPANIES

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Learn how real estate agents become successful REO agents and get the listings.

Make thousands listing and selling REOs!  

Becoming an REO agent is easier than most real estate agents believe. Alot of real estate professionals believe that they pick up the phone and call asset managers and hope and wait for their call to utilize them to list their bank owned properties. This is not how this industry works. Most REO agents do not share their secrets to success! Why would they? They make hundreds and even millions of dollars a year listing & selling reos directly from the banks! Most agents want to know how to get into this amazing industry! All the answers can be found in the award winning e-book Becoming a Master at Listing & Selling Bank Owned Properties. It teaches new and experienced real estate professionals the entire foreclosure business as well as how to start getting the REO listings immediately! 

What services do REO agents perform for the banks? BPOs (Broker Priced Opinions) and becoming the bank listing agent.  What is a BPO? A BPO (Broker Priced Opinion) is an expanded CMA (Comparative Market Analysis).  Basically it gives the bank a good idea of what their REO property is worth and how much they should list the property for when it comes onto the market.  Banks will pay anywhere from  $50-$150 per bpo order.  There are agents out there doing in excess of 500 bpo orders per month!

What licenses are needed to become an REO agent? You must have an active real estate license. Do you need to have experience to become an REO agent? Most agents will tell you yes.  But, actually anyone who is willing to learn this industry can do it with a real estate license. 

How hard is it to break into REOs? It is actually much easier than most agents believe.  The most important thing an REO agent will need to do is sign up with all the bank and asset management company sites.  You will need a copy of your real estate license, a signed w-9  form, a copy of your errors and omission insurance policy, and be prepared to list all of your zip codes you are interested in receiving listings in. 

How do I get more training to become an REO agent? This outstanding e-book called Becoming a Master at Listing & Selling Bank Owned Properties teaches real estate professionals the entire REO industry and most importantly how and where to get the bank REO listings.  It is specifically written for the real estate professional looking to start listing REOs and performing BPOs for the banks. Many REO agents currently have listed anywhere from 15 to upwards of 1000 bank REOs at any given time. This year alone there is expected to be over 3 million foreclosures nationally! This is a very booming industry and your earning potential is unlimited!

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Source by Dream Street Investments, Inc.

How to Negotiate Real Estate Commissions When Selling a House As Is

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A real estate commission is a specified charge, which is paid to the agent or the broker hired for the purpose of selling a house. To avoid being duped by paying unreasonable amounts of money as commission, it is advisable for sellers to study the market themselves and get to know the general range of commission rates first. In reality, the commission rates are never fixed and most of the states forbid the Real Estate Commissions from doing so. This means that the agents can quote any price they like as long as the customers are willing to comply with the demands. However, this does not imply that the customers are compelled to pay the stated rates; they have the option of negotiating as much as their negotiation skills allow them to. The competition factor between agents also helps keep the commission rates from soaring too high.

The rules of estate commissions

Usually the Realty companies set the minimum and maximum rates of commission and leave the finalization of the rate to the brokers. The agents however, are not allowed to discuss their company commission rates with agents of different realty companies. No realty company is allowed to advertise its rates to attract customers. The commission to be paid to the seller’s agent is decided when the listing contract is being drawn and the commission payable to the buyer’s agent is determined when the contract for the sale of the estate is being written. Usually, the total commission is divided equally between both the agents.

Tips to negotiate

Here are certain pointers for you to keep in mind when you try and negotiate the commission payable to you real estate agent:

Study and calculate the value of your home and draw an estimate of how much would be the ideal commission charge for that value.

Enquire about other homes in your area that have been put up on sale and find out how much those owners are paying their agents.

Keep a track on the market trends, whether it is favoring the sellers or the buyers. In case it is supporting the sellers, then the negotiation power lies more with the sellers.

Make a precise budget before negotiating the commission rate.

Before hiring an agent, make a background check to see if he is adequately qualified to carry out the job. Carefully observing the agents‘ weaknesses and use them to your benefit.

Discuss payment options other than straight commissions such as a flat fee or a dual fee. The dual fee states that a certain percentage will be paid if the house is sold for more than a specified rate.

Alternatives

In the situation where you do not manage to find an appropriate agent or broker, you can always sign yourself with a real estate firm that charges a flat rate instead of any percentage. Moreover, if your house is in a good condition and well maintained, you will not only pay a nominal fee for the sale procedure but also get a good value for your house.

Caution

It is advisable that individuals wanting to sell their house do not fall for tempting offers made by certain agents who promise to sell the house at a higher price, and in turn, charge a higher commission. The customers should also be wary of the agent who says that the value of the house is very low and would require a lot of effort and time to sell. These are just tactics to extract as much money as possible from the client.

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Source by Kris Koonar

We Buy Houses Companies

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We Buy Houses Companies

You have probably seen the „We buy houses in any area, any condition and in any price range“ all over the internet. These companies listed at Dir-USA.com do just that and are experienced real estate investors throughout the United States!

Selling a house is usually a expensive and complicated process. That’s why real estate agents make such big commissions (often thousands and sometimes tens of thousands of dollars) on a single house sale. And most successful agents usually have 5, 20 or 20 homes listed at any given time knowing that these houses will probably sell within the next 3 to 6 months or longer. Since most of the good agents have so many listings, it’s rare that they will spend the time, money and personal attention needed to sell your home quickly. If you don’t have much equity in your house, your home selling options are even more limited. You may have to write a big check at closing in order to sell your North Carolina home and cover any negative equity, closing costs, taxes, etc in addition to your agent’s large commission check.

  • Professional house buyers. We have a network of professional house buyers in the United States that specialize in offering cash or other creative terms to solve your home selling problems and buy your house quickly.
  • They are your best solution to sell your home fast. If you’ve tried to sell your home „for sale by owner“ and failed or if you have listed your house with a real estate agent who was unable to sell your home, we are your best solution to get your home sold quickly.
  • They buy all types of houses. These companies are looking to buy all sizes and shapes. such as single family homes, multi family homes, condos, townhomes, apartments, etc. We buy newer homes, older homes, pretty homes, ugly homes, etc. If in doubt,locate your state and give them a calll!
  • Your house selling satisfaction is a must to these companies. Remember, there is no obligation for you to accept any of their offers to purchase your house if they don’t meet your unique house selling needs. If you are not completely satified with their offer, you do not have to sell them your house.

To sell your house fast, choose your state and  let them know where you have a house to sell by submitting your information and a local professional homebuyers will contact you who buys houses in your area fast

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Makler Heidelberg

Immobilienmakler Heidelberg
Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
Wir verkaufen für Verkäufer zu 100% kostenfrei
Schnell, zuverlässig und kompetent


Source by We Buy Houses Companies USA

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