Should You Sign A Buyer's Broker Agreement With A Palo Alto Realtor?

Let me start by saying I know this post is going to evoke some strong reactions from both other  real estate estate agents in Palo Alto as well as around the country. It may also evoke some strong reactions from home buyers in Palo Alto and around the country. Please let me explain that in my 19 years as a Palo Alto real estate agent I have learned that there are many right ways to do things. I do not use buyer brokers agreement. This is how I like to run my business. How other people do it is their business. If it feels right to a future home buyer who is reading this great, if not then feel free to contact someone else.

Ok, so what is a buyer's Broker agreement? Some Palo Alto real estate agents will ask their clients to sign a contract saying that during a specific period of time the client agrees that if they buy a house from anyone, the Palo Alto real estate agent they have this agreement with will get paid a commission of no less than x%. So even if the buyer finds a for sale by owner home, a new home where the builder is not paying the buyer's agent a commission, or decides to use a different agent the Palo Alto real estate agent who signed the agreement gets paid by the buyer. 

In exchange for this financial obligation the Palo Alto real estate agent will promise to do a number of things. The most import is usually work diligently to find a home, get the best deal possible, and pledge allegiance to the buyer.

The pluses on this agreement are that both parties are contractually committed to each other so the buyer knows the Palo Alto real estate agent has put in writing how hard he or she will work. There will be no slacking.

The Palo Alto real estate agent knows the client will be loyal and his or her work will not be wasted because if the buyer finds a home the agent will be paid.

I do not work like this. I always tell my buyers this relationship is like living together, incredibly close and mutually beneficial, but we can split up easily. First of all, I don't even consider that we are in a relationship until we have a few dates. We need to spend some time together, see some house, see if we get each other. Do I understand what you want? Do you like the way I communicate, my hours, my way of helping you? If so then we can become exclusive. I am your only Palo Alto real estate agent and you promise not to cheat on me. If during our "living together time" something goes wrong and you don't like me anymore I just ask that instead of suing me to get out of the contract, just fire me. We will both be much happier.

If that works for you then we can go on a date, if not, it was great meeting you and best of luck on your home search!

If you ask me to be your agent there will be no buyer broker agreement in writing.  if you meet a Palo Alto real estate agent who wants you sign a buyer broker agreement I hope this has given you some food for thought.

If you have any questions about buying a home in Palo Alto please feel free to contact me.

Marcy Moyer

Keller Willliams Realty Palo Alto

www.marcymoyer.com

marcy@marcymoyer.com

CA BRE 01191194

650-619-9285

When Selling a Palo Alto Home Bring the Cleaners In Before You Close

Are you selling a home in Palo Alto? If so you may take a look at the market conditions and think, I don't have to be nice to the buyers, they should be grateful I am letting them buy my house. This would be a reasonable conclusion considering that so many homes have multiple offers and most buyers are paying 10-20%+ over list price with no contingencies. Seems like a Palo Alto seller's paradise right? Not so fast.

Yes, there are more buyers than sellers in Palo Alto right now. Yes, it seems like sellers are in total control; but we have been down this path before. Buyers will get caught up in the emotions of so much competition to get a home. They will make all kinds of offers that are fraught with risks for the buyer. Before escrow closes on the Palo Alto house you are selling the buyer may be grateful, but once they own the home things can change. 

Buyers of all homes can never know all of the things that are wrong, or that will go wrong. As long as the market is appreciating they may not be bothered by a water heater that leaks or a heater that makes noise. But if the home does not keep appreciating the good will may start to diminish. If you add to that a buyer who feels as if he/she was bullied by the seller there is a recipe for problems, ranging from annoying calls and messages to a law suit. 

There is no way to completely eliminate the possibility of being sued by a buyer, but there are some things you can do to minimize this unfortunate circumstance. There is the obvious one of disclosing everything. Don't hide material facts from buyers.

However, there are additional things you can do to make a buyer feel as if the transaction was a win for both sides. One of the easiest things you can do when selling your Palo Alto home is remove all personal property and trash from the home, and bring in a cleaner. Even if you had the Palo Alto home you are selling professionally cleaned when you put it on the market, do it again after you leave. When the buyer comes into a home that they have just paid hundreds of thousands of dollars more than they were expecting, and often more than the home will appraise for, don't you think they at least deserve to have a clean home when they move in? It may not seem like a big deal, but the feeling the buyer gets when they come into a clean empty home is priceless. 

Trust me, the buyer will feel so much better about a Palo Alto seller who leaves them with a clean, fresh smelling home with no trash, than a Palo Alto seller who leaves a dirty home with trash still in the garbage or even worse all over the house or garage.  So when you sell your Palo Alto home, take the outrageous price with no contingencies, but do something nice for the buyer. End the transaction with everyone feeling good and hopefully it will be the end, and not just the beginning a bad relationship.

If you have any questions about selling a home in Palo Alto please feel free to contact me.

Marcy Moyer

Keller Williams Realty Palo Alto

www.marcymoyer.com

marcy@marcymoyer.com

D.R.E. 01191194

650-619-9285

Palo Alto Real Estate Market Update Feb 23, 2013

As a Palo Alto Real Estate Agent I am always being asked, "How's the market in Palo Alto?" The answer is simple:

Not enough inventory, plenty of buyers.


There are currently 26 single family Palo Alto homes for sale up from 24 last week.
There are currently 7 Palo Alto town homes/condos for sale, the same number as last week.
There are currently 19 pending sales of Palo Alto single family homes, up from 14 last week.
There are currently 9 pending sales of Palo Alto Town homes/Condos, the same as last week.
In Jan of 2013 there were 14 single family Palo Alto homes sold ranging in price from $1,999,000 to $6,500,000.
In Jan of 2013 there were 7 Palo Alto Town Homes/Condos sold ranging in price from $500,000 to $938,000


These numbers are still low, but a little better than last week. I was hoping they will be doubled by the end of February and triple by the end of March but as of now that seems unlikely. I still expect an increase in inventory, but possibly not till late spring or early summer till we see a significant difference.
If you would like to search for homes for sale please feel free to visit my website for a custom search.
http://marcymoyer.com/OnlineSearchRequest2?operation=choose_mls&timestamp=1359953266454

If you have any questions about buying or selling a home in Palo Alto please feel free to contact me.
Marcy Moyer
Keller Williams Realty
www.marcymoyer.com
marcy@marcymoyer.com
D.R.E. 01191194
650-619-9285

Palo Alto Ca Real Estate Market Update 2/11/2013

As a Palo Alto Real Estate Agent I am always being asked, "How's the market in Palo Alto?" The answer is simple:

Not enough inventory, plenty of buyers.


There are currently 25 single family Palo Alto homes for sale up from 25 last week.
There are currently 8 Palo Alto town homes/condos for sale, the same number as last week.
There are currently 14 pending sales of Palo Alto single family homes, up from 12 last week.
There are currently 8 pending sales of Palo Alto Town homes/Condos, up from 6 last week.
In Jan of 2013 there were 14 single family Palo Alto homes sold ranging in price from $1,999,000 to $6,500,000.
In Jan of 2013 there were 7 Palo Alto Town Homes/Condos sold ranging in price from $500,000 to $938,000


These numbers are low, but better than last week. I am hoping they will be doubled by the end of February and triple by the end of March. I am an optimist. However, as this is a holiday week-end I expect a drop in inventory when I report next Monday and and increase the following week.

If you would like to search for homes for sale please feel free to visit my website for a custom search.
http://marcymoyer.com/OnlineSearchRequest2?operation=choose_mls&timestamp=1359953266454

If you have any questions about buying or selling a home in Palo Alto please feel free to contact me.
Marcy Moyer
Keller Williams Realty
www.marcymoyer.com
marcy@marcymoyer.com

Palo Alto Sellers: Which is Riskier, A Loan Or Inspection Contingency?

If you are a Palo Alto home seller which do you think is riskier for you, not the buyer, taking an offer with a loan contingency, or taking an offer for your Palo Alto home for sale with an inspection contingency?

This question pre supposed several givens:

1. You have multiple offers from which to choose

2. The buyer has been fully pre-approved by a direct lender, is from this country or has the legal status necessary to obtain a loan, and did not ask for an appraisal contingency.

3. You have done all of the inspections on your Palo Alto home before the sale including property, termite, roof, chimney, and foundation if appropriate.


So assuming all of the above conditions have been met, and you have several offers which are around the same price, which would you prefer?

As a Palo Alto Real Estate Agent my choice is different than what you may think.

I think it is riskier for a seller to take an offer for the home being sold in Palo Alto from a buyer with no loan contingency, but a property/disclosure contingency.


Here is my thinking/experience:

1. Most buyers in this market have ample income and assets to get a loan. As long as there is a strong pre-approval letter a loan contingency should not be a problem. If you have a strong buyer and one bank has a problem with the loan, there is most likely another bank who will do it. With a loan contingency there is only one reason to get out of the contract, and that is the buyer just can not get a loan.

2. A property/disclosure contingency is open ended. The buyer can use any excuse about the property, neighborhood, schools, city government, they want if they want to get out of the contract to buy a Palo Alto home for sale. Also, things can come up on the buyer's inspections that could ultimately cost money if they say they will not buy the house if you don't fix, replace, or do something expensive to the Palo Alto home for sale.

I believe if you have to choose between an offer for the Palo Alto home you are selling with a loan contingnecy, and one with a property contingency, the loan contingency is generally the less risky of the two contingencies.


If you have any questions about selling a home in Palo Alto please feel free to contact me.

Marcy Moyer
Keller Williams Realty Palo Alto
www.marcymoyer.com
marcy@marcymoyer.com
D.R.E. 01191194
650-619-9285

Palo Alto Ca Real Estate Market Update 2/3/2013

As a Palo Alto Real Estate Agent I am always being asked, "How's the market in Palo Alto?" The answer is simple:

Not enough inventory, plenty of buyers.

There are currently 21 single family Palo Alto homes for sale.

There are currently 8 Palo Alto town homes/condos for sale

There are currently 12 pending sales of Palo Alto single family homes

There are currently 6 pending sales of Palo Alto Town homes/Condos

In Jan of 2013 there were 14 single family Palo Alto homes sold ranging in price from $1,999,000 to $6,500,000.

In Jan of 2013 there were 7 Palo Alto Town Homes/Condos sold ranging in price from $500,000 to $938,000

These numbers are low. I am hoping they will be doubled by the end of February and triple by the end of March. I am an optimist.

If you would like to search for homes for sale please feel free to visit my website for a custom search.

http://marcymoyer.com/OnlineSearchRequest2?operation=choose_mls&timestamp=1359953266454

If you have any questions about buying or selling a home in Palo Alto please feel free to contact me.

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

D.R.E. 01191194

650-619-9285

Getting Palo Alto Real Estate Agents To Show The Home You Are Selling

When you sell your home in Palo Alto one of the things you want to make sure of is that other Palo Alto Real Estate Agents will show your home. this is important because while many buyers will find your home on the internet, they will almost always be using a Palo Alto Real Estate Agent to help them make the offer, so you will want to make sure other Palo Alto Real Estate Agents enthusiastically want to show the Palo Alto home you are selling. The last thing you want is to have a Palo Alto Real Estate Agent bad mouthing the Palo Alto home you are selling.

Here are some simple steps you can take to keep everyone feeling your home is a great one to have their client try to buy.

1. When you interview Palo Alto Real Estate Agents be gracious and smile, even if you can not stand the Palo Alto Real Estate agent in front of you. You may not hire this person, but he/she may end up having the buyer for your home, or know another agent who does.

2. Pick an agent who has a good reputation in the community and who never, or only rarely double ends a property. (represents the buyer and the seller on the same home) The reason for staying clear of agents who double end properties is because other agents will feel it is a waste of time to present and offer on a home when the listing agent will have the inside track on getting an offer accepted.

3. If you interview multiple Palo Alto real estate agents try to make the ones who you do not choose feel as if it is not their fault. Tell them you found someone you feel is a better fit for you, not that the agent is mean, incompetent, or smells bad.

4. When your Palo Alto Real Estate Agent has a broker's house for other agents make sure he/she has catered food, a drawing, or coffee cart to make other Palo Alto Real Estate Agents anxious to visit your home.

5. Your Palo Alto Real Estate Agent will put a disclosure package together to give to other agents who have interested 

clients. Make sure your agent has a way to get these to other Palo Alto Real Estate Agents easily. They should either email or have an online site where the disclosures can be accessed. It is annoying to have to pick up a disclosure package at your realtor's office, so verify that your agent can deal with this electronically.

6. Be nice to agents when they call. If you are still living in your Palo Alto home when it is for sale Palo Alto Real Estate Agents will call to let you know when they want to show your home to their client. Be nice and try to accommodate the schedule of the buyer. Obviously you do not need to let people in at 10 at night or 5 in the morning, but try to let them show on as short notice as possible.

This is not rocket science. If you want as many Palo Alto Real Estate Agents as possible to show your home and encourage their clients to make offers, be nice, let people come see your home as often as possible, and choose an agent with a good reputation in the real estate community.

If you have any questions about picking a Palo Alto Real Estate agent to help you sell your home in Palo Alto please feel free to contact me, a Palo Alto Real Estate Agent.

Marcy Moyer

Keller Williams Realty

www.marcymoyer.com

marcy@marcymoyer.com

D.R.E. 01191194

650-619-9285

How To Choose A Palo Alto Real Estate Agent to Help You Sell Your Home

If you need to, or want to sell your home in Palo Alto you should hire a Palo Alto Real Estate Agent. Yes, you could probably put a piece of cardboard on your front lawn saying "For Sale" and get 10 offers, but this is a complicated transaction, and finding a buyer is just one part of a very large undertaking.

So I will make the assumption that you have already decided it is in your best financial and peace of mind interest to hire a Palo Alto Real Estate Agent and will give you some ideas on what you should consider.

Palo Alto has no shortage of good Real Estate Agents, so you have plenty from which to choose. I always say that being in a relationship with a Palo Alto Real Estate Agent is like being married, just for a shorter period of time than most marriages. (Brittney Spears' 1st marriage excluded here) You really need to love your Palo Alto Real Estate Agent, and even more important: YOU NEED TO TRUST YOUR REALTOR. Trust is important, because you will be listening to advice that has huge financial and legal implications. Pick someone who you feel can be discrete with your financial information, and who you believe is knowledgeable about your home, the market, local schools and activities, the contract process, the home preparation process, inspections, and any other aspect of Your home that may be unique to Your circumstances.

You also need to like your Palo Alto Real Estate agent because you will be spending a lot of time together. This person should be someone who does not get on your nerves, because little annoyances can seem bigger in stressful situations. If you do not like idle conversation and the Palo Alto Real Estate Agent you are considering is a non stop talker, walk away. This will drive you crazy! If your animals are important to you and the Palo Alto Real Estate Agent you are considering is afraid of dogs, walk away. Selling a home with pets can be tricky and you need someone who understands both sides of the equation and can deal with your animals.


It is very important that you can communicate with the Palo Alto Real Estate Agent you are going to choose. By communicate, I don't mean express your innermost feelings. I mean physically communicate. Do you want personal contact with your Palo Alto Real Estate Agent on all aspects of the sale, or do you prefer a team approach with multiple people participating in the process? If you are completely commuter illiterate make sure your Palo Alto Real Estate Agent is easy to reach by phone and not just by text or e-mail. If you do not like phone communication make sure your agent is available by text or email or Facebook or instant messaging.

Does the Palo Alto Real Estate Agent who you are considering like your home? Can they appreciate the good qualities which can be highlighted to the potential buyer? Do they have suggestions on how to make the negatives of the property less of an issue. If you have an Eichler and the Palo Alto Real Estate Agent does not appreciate the clean lines, indoor outdoor living, and the hipness of mid century architecture right now; but instead emphasizes the lack of insulation he or she is not the right person. If you have a home built in 1908 and the Palo Alto Real Estate Agent you are considering gushes over the glass door knobs, gorgeous built ins, and high ceilings rather than the musty smell or drafty windows; then that person should get bonus points.

Are you a gambler? Different agents have different philosophies about pricing a home. Some want to price a home as low as possible to generate as many offers as possible so you have more choices and could possibly get a higher price than if you list higher. Some like to list high and see if you can achieve that number. Some like to list at what they feel is market price and then let the market decide if it is priced high, low, or just right. Ultimately it is your decision as to what the list price is going to be. Is your potential Palo Alto Real Estate Agent ok with that or do they want to make the decision. Are you ok with leaving that decision up to the agent?

When choosing a Palo Alto Real Estate Agent to sell your home in Palo Alto there are many things to consider. You can get recomendations from friends, check out blogs and reviews on line, or look at ads in local papers; but the intimacy of this relationship calls for more. It is probably better to look deeper, and see if the person you are considering has the qualities most important to you to get your house sold with as little stress as possible as well as for as much money as possible.

If you have any questions about choosing a Palo Alto Real Estate Agent please feel free to contact me (a long time Palo Alto resident and Real Estate Agent)

Marcy Moyer
Keller Williams Realty Palo Alto
www.marcymoyer.com
marcy@marcymoyer.com
D.R.E. 01191194
650-619-9285

Window Coverings and Selling A Palo Alto Home: What Should You Do?

When you sell your home in Palo Alto you want it to look as good as possible. Yes, if it is old and small it may be torn down; but chances are someone who wants to keep the house will also be interested in making an offer on your Palo Alto home. So, you want to make it as attractive as possible, while keeping it neutral. As a Palo Alto real estate agent I can assure you neutrality is important when selling a home in Palo Alto because the potential buyer needs to be able to picture themselves and their furnishings in your house. This is much easier if you do not have something like thick velvet red curtains or broken plastic shades.


There are two big potential problems with window coverings when you sell your Palo Alto home.
There are few things more specific and less neutral than window coverings.

Window coverings are designed to block out light and most buyers are looking for homes that have abundant natural lighting.

If you are a Palo Alto seller who happens to have Hunter Douglas shades that are gorgeous, modern, and add privacy while still letting in light, read no further. If you have wood or plantation shutters make sure to leave them open, the whole shutter and not just the slats open to let light in.

However, if you are like most people who are selling Palo Alto homes you should get rid of your window coverings. They are old, broken, ugly, dusty, or smelly. They may make it easier for you to sleep, or prevent people from looking in at you eating, but they will turn off potential buyers.

In the living spaces like your living room, family room, or dining room you do not need to have window coverings while you are selling your Palo Alto home. If you are still living in the home while it is for sale you can get something light and modern from Bed Bath and Beyond or Penny's for the bedrooms. Just get a neutral color curtain and keep them open during the days.

When selling your Palo Alto home the goal is to get as many people as possible into the house and allowing them to picture themselves living there. Since most buyers of Palo Alto homes want light then you should do as little as possible to prevent light from coming through the windows. Keep the window coverings light and neutral when you sell your home in Palo Alto and you will have a more successful sale.

If you have any questions about selling a home in Palo Alto please feel free to contact me. I am a Palo Alto real estate agent who lives and works here

Marcy Moyer
Keller Williams Realty Palo Alto
www.marcymoyer.com
marcy@marcymoyer.com
D.R.E. 01191194
650-619-9285

When Selling Your Palo Alto Home When Should You Have An Open House?

When you sell your Palo Alto home your real estate agent will discuss with you when you should have open houses. This is an extremely important part of the Palo Alto home sale, so you must take this very seriously.

Most likely the first open for your Palo Alto house will be the Broker's Tour. This happens on Friday, and most of the homes that are being offered for sale in Palo Alto will be open for other real estate agents to see. Some may also bring potential buyers with them. This open house happens on Friday morning from 9:30-1. Many agents will offer an enticement for agents to come to the open house such as a catered lunch, coffee cart, or gift certificate. When selling your home in Palo Alto this broker's tour is a great opportunity for agents to see your home, and let their clients know if it may suit their needs. It is customary for the Palo Alto seller not to be home during the Broker's Open, so find a nice place to be that morning and allow the agents to give open feedback about your home, the price, and how it is prepared.

When selling your home in Palo Alto the week-end is the next opportunity for an open house, this time for the public. I always recommend holding open houses on Saturday and Sunday for as many hours as possible in order to give as many buyers as possible a chance to see the Palo Alt home you are selling. The traditional hours are from 1:30-4:30

Sometimes agents will suggest additonal open houses, such as early evening opens during daylight savings hours. If the home you are selling in Palo Alto looks particularlly beautiful at night, an evening open house may be suggested.

When you sell your home in Palo Alto having as much time for exposure is really in your best interest. You want to get as many people in the house in as short a time frame as possible so your home can sell and your life can get back to normal.

However, you may be selling your home because of advancing age, decreasing mobility, or illness. if this is the case it may not be convenient for you to leave the house for open houses. If this is the case you may be able to get the benefits of an open house by staying home and confining yourself to just one room while people are coming through.

The purpose of an open house while selling your home in Palo Alto is to get as many people as possible in your home in as few hours as possible. So it is really in your best interest to agree to open houses, and help yourself get a quick sale.

If you have any questions about selling a home in Palo Alto please feel free to contact me.

Marcy Moyer

Keller Williams Realty Palo Alto

www.marcymoyer.com

marcy@marcymoyer.com

D.R.E. 01191194

650-619-9285

If I Sell My Home In Palo Alto Can I Stay There Until School Is Out?

In case you have not noticed this is an amazing time to sell your home in Palo Alto. However, if you have children who are still in school you may not want to disrupt their school year so you may be thinking of putting off selling your Palo Alto home until school is out. This may not always be necessary.

There are dozens of people who just want to buy in Palo Alto. It does not matter to many of them if they have to wait a few months for possession because it could take many more months to get an offer for a Palo Alto home accepted.

If you are selling your home in Palo Alto and you want to stay until school is out you need to tell your agent to explain to buyers that while you are able to close before June, the house will not be available for the new buyers until the end of June. You may have to pay the buyer rent for the time between the close of escrow and when you leave your Palo Alto home, but you may not. Some very motivated buyers may offer to let you live in the home for free in order to entice you to take their offer.


The only potential snag when you are selling your home in Palo Alto is that some lenders will not allow a rent back longer than 30-60 days so if your buyer is getting a loan you may need to adjust the close of escrow for those number of days. If you have a cash buyer this will not be an issue.
So if you want to take advantage of the unbelievably low number of homes for sale and Palo Alto, and the huge number of people looking for homes in Palo Alto then by all means, if you want to sell your Palo Alto home now, then do it. Just make sure everyone involved knows your wish to stay put for a few months, and it will be granted.


If you have any questions about selling a Palo Alto Home please feel free to contact me.

Marcy Moyer
Keller Williams Realty Palo Alto
www.marcymoyer.com
marcy@marcymoyer.com
D.R.E. 01191194
650-619-9285

When Selling A Palo Alto Home What Is The Purpose Of A Title Company?

When selling a Palo Alto home your real estate agent will suggest that you open an escrow account with a title company before you put your home on the market. Most agents have title companies they prefer to use and an escrow officer with whom they like to work. For example I always choose Lee Kocjan with Fidelity National Title in San Carlos.

Most agents will have worked with a specific escrow officer so if you have someone you want to work with be sure and let your agent know.

When selling your home in Palo Alto title and escrow are handled by the same company even though title and escrow are two separate things.

The escrow officer will order a preliminary title report. This will confirm who has the right to sell the property, who has a lien on the property (your mortgage and property taxes, and possibly someone else), and will show any easements on the property. All of these things should be reviewed before you put your Palo Alto home on the market to make sure you have plenty of time to deal with any issues that may show up on the title report. For example there may be a lien on there you know you have paid off, but for some reason did not get recorded. The escrow officer can help you with that. You will be purchasing title insurance to protect the buyer in case there are any future claims by anyone who says they have an interest in the Palo Alto home you are selling.

When selling your Palo Alto home the escrow account will be the place where all the monies are held before being dispersed after close of escrow. The buyer's deposit, down payment, and loan proceeds will be help in escrow until ready for disbursement. The escrow officer will figure out the prorations for taxes and paying off your liens before dispersing the money from selling your Palo Alto home.

After all monies are in escrow and both parties agree the title company will take the deed from the person selling the Palo Alto home to the county and record it in the name of the new buyer.

To summarize when selling your home in Palo Alto the title company makes sure the new buyer has clear title to the property and records the deed.  The escrow branch collects the money and then disperses it a close and makes sure everyone who is owed money gets it, and then the seller of the Palo Alto home gets the rest.

If you have any questions about selling a home in Palo Alto please feel free to contact me.

Marcy Moyer

Keller Williams Realty Palo Alto

www.marcymoyer.com

marcy@marcymoyer.com

D.R.E. 01191194

650-619-9285

When Selling A Palo Alto Home, Do I Need to Tell Buyers About The Area?

When you sell your home in Palo Alto do you need to tell potential buyers about Palo Alto? The answer is no you don't have to, but I think it is a good idea. 

Palo Alto is a wonderful place to live, and not just because the schools are so good. Many of today's buyers are trying to buy a home in Palo Alto because of the schools, but if they knew about some of the other wonderful aspects of Palo Alto they may be even more motivated to purchase your home.

When selling your Palo Alto home I would suggest that you leave information about some of our community treasures like the Palo Alto Children's Theatre, the California Ave and downtown Farmer's Market, the 4th of July Chilli Cook-Off, Stanford Theatre, Stanford Shopping Center, Theatre Works, soccer and t-ball teams, the Children's library, the Children's Zoo, local restaurants, or our incredible parks.

Even if leaving this information for potential buyers does not change their offer, it may make them even happier about their decison to buy the Palo Alto home you are selling, and a happy buyer is the best kind.

So when you sell your home in Palo Alto in addition to the standard disclosures, I suggest you add some information about local events and institutions, along with API scores, to show the potential buyers they will be getting much more than just a home.

If you have any questions about selling a home in Palo Alto please feel free to contact me.

Marcy Moyer

Keller Williams Realty Palo Alto

www.marcymoyer.com

marcy@marcymoyer.com

D.R.E. 01191194

650-619-9285

When Selling A Palo Alto Home What Is The True Lot Size To Disclose?

When selling your Palo Alto home you need to disclose everything you know, including the lot size. One would think that informing the potential buyers of your Palo Alto home how large the lot is would be easy, but in fact it can get a little tricky. Also the exact size can be very important to a potential buyer of the Palo Alto home you are selling for a variety of reasons.

1. The buyer may want to build a new home and the lot size determines the square footage of the new home to be built.

2. The buyer may want to expand your home and again an exact lot size is needed to know how much expansion is possible.

3. The buyer may want to put up an accessory building or sub divide a large lot and needs the exact lot size to know if it is possible.

The problem with disclosing the lot size when selling your Palo Alto home is that there is very often discrepancies between what the county says and what the city says is the lot size. When this happens, just disclose both. Ultimately the city's figure is what determines what can built so it is important for the buyer to get that number. 

There are a few reasons why there may be a discrepency. These include:

1. Poor record keeping

2. A difference in where the line is drawn. For example, when the lots were divided on Colorado Ave they included up to the center of the street for lot size. However, the city does not use that line when figuring buildable space and takes it back to the edge of the sidewalk.

There is a website you can go to to get the city records on lot size.

Go to this address and you can request a Parcel Report for any home in Palo Alto. 

http://www.cityofpaloalto.org/gov/depts/pln/parcel.asp

It will also give the buyer great information on set backs, how large the home can be, and the city drawings of lot lines and what structures are currently on the lot.

When selling a home in Palo Alto you do not need to get a survey or measure the lot yourself. Just get the county records and the city Parcel Report, give those to potential buyers, and let them decide if the lot meets their requirements.

If you have any questions about selling a home in Palo Alto please fell free to contact me.

Marcy Moyer

Keller Williams Realty Palo Alto

www.marcymoyer.com

marcy@marcymoyer.com

D.R.E. 01191194

650-619-9285

Should I Leave The Sound System On While Selling My Palo Alto Home

If you are selling a home in Palo Alto your real estate agent may suggest that while the home is available to show you should leave the sound system on with some genre of music playing. Should you?

The answer to this question is very personal. Personally I do not like showing a home where the stereo is playing, even when it is music I love (like Broadway songs) Unlikely staging, which helps a Palo Alto buyer imagine what the rooms are for, and how much furniture can fit in a room, music does not help me imagine anything except what is the noise like without the music?

Some buyers may love having soothing music and feel like it makes the home more homey and relaxing.

So here is your problem. If when selling your Palo Alto home some people like the music and some don't, and you play music, you will turn some people off and make some people happy. The ones you turn off may not consider your home.

If you do not play music while selling your home in Palo Alto the people who do not like it will not be turned off, and the ones who do like music will not know what they are missing.

Even more important when you are selling your home in Palo Alto, no one will think you are trying to cover up a noisy street, a freeway in the background, Cal Train whistles, or anything else that causes noise.

If you are selling a home in Palo Alto where noise is a problem, then the sound should be muted by something that is obvious, and that can be used by any potential buyer. If there is freeway noise put a water feature in the back yard. If there is street or train noise double pane your windows and install an air conditioner so that the windows do not have to be opened as much.

When selling a Palo Alto home having non stop music may be appealing to some buyers, can annoy others, and even worse make buyers think that you are covering something up.. So save the Mozart or Rogers and Hammerstein for your own enjoyment.

If you have any questions about selling a home in Palo Alto please feel free to contact me.

Marcy Moyer

Keller Williams Realty Palo Alto

www.marcymoyer.com

marcy@marcymoyer.com

D.E.E. 01191194

650-619-9285

Should I Use An Air Freshener When Selling My Palo Alto Home

Many Palo Alto real estate agents and stagers may suggest using a plug in type air freshener when selling your Palo Alto home. Is this a good idea?

The way a home smells can have a profound effect on how buyers feel about your home. However, some buyers are allergic  to the perfumed smell that comes out of some air fresheners, and some buyers will be concerned that you are trying to cover up a bad smell, like a musty odor.

There are arguments for and against using artificail smells. If you want my opinion, here it is:

1. If you can fill the house with fresh flowers while you are selling your Palo Alto home, that is better than an artificial air freshener. This is easier to do in the spring and summer. However, you can get good flowers all year round at Trader Joe's or the Farmers markets on Sat and Sun.

2. If you have pets with strong odors, like Basset Hounds, or very old and smelly cats then it is a good idea to get an air freshener. These smells will go away when you move so you do not have to worry about being accused of covering up a material fact of your house.

3. If some of your furniture in the home you are selling in Palo Alto is old and musty it would be worth removing it and having your home staged with more modern looking and less smelly furniture. Then add some fresh flowers or a little potpourri to give a better emotional hit from the house.

4. If your home is musty smelling because of water damage, wet soil in the crawl space, or unseen mildew then the decision is a little harder. If you believe your home will be torn down you may have a different decision than if you think the home will be lived in as is or perhaps remodeled. If your home is a candidate for tear down, like an old 2 bedroom one bath Midtown home, then it will be more pleasant to have an air freshener while it is for sale.  if the Palo Alto home you are selling smells but it is large and beautiful and just musty smelling, as many older Palo Alto homes are, do what you can to find the source and get it re-mediated before you sell your Palo Alto home. The investment will be worth it!

So the bottom line is if you are selling your Palo Alto home it should smell as good as possible. Fresh flowers are best, but if you decide to use an artificial air freshener, try to get one that smells as natural as possible. Citrus and jasmine may be better bets than cinnamon or roses.

If you have any questions about selling a home in Palo Alto please fell free to contact me.

Marcy Moyer

Keller Williams Realty Palo Alto

www.marcymoyer/com

marcy@marcymoyer.com

650-619-9285

D.R.E. 01191194