Serving Santa Clara, San Mateo, San Francisco, Alameda and Santa Cruz Counties
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Rob Roham, One of the top Real Estate Brokers in the area, has developed a new revolutionary system that makes home selling a breeze, at a fraction of the cost comparing to traditional methods. about us
You Click - We Work", Its that simple. We set up and coordinate all inspections, disclosures, an extensive marketing program, sign, lockbox, flyers, contract negotiations, escrow process, etc. We take care of everything from start to finish. The entire transaction moves at your pace, your documents, contacts, offers and escrow information, all in one place, available 24/7 just a click away.Read More »
We have high regards for the Real Estate Agents and brokers in our community. Our system is designed to keep the entire transaction in one place, making it simple, fast and convenient. Our office is here to provide full support on every transaction with integrity and utmost care.Read More »
We can help you find your dream home and provide complete representation from start to finish.Read More »
Todays Real Estate Market makes selling a house easy. If you want to sell your home, this is the perfect time. With an all time low inventory coupled with great interest rates and plenty of buyers looking to buy, this is a great market for selling a home.
Today, selling a home is a fast process, with multiple offers and above asking prices. Agents and brokers don’t need a lot of marketing activites to sell homes, therefore a homeowner should not have to pay a hefty commission to sell a home. Realtyweb, charges only 1% commission and provides 100% service and representation.
You will be represented by Rob Roham, One of the Top Real Estate Brokers in the area, with 25 years of experience and over 1000 homes sold to date. For a list of homes sold by RobClick Here
APPRAISALS & MARKET VALUE
How do I determine what my home is worth?
There are two common and reliable ways to establish the right price for your home. One is CMA (comparable Market Analysis) and second method is the use of a professional licensed appraiser.
CMA (comparable Market Analysis) is an informal estimate of value based on recent sales prices of similar properties in your neighborhood. This is usually done by a Realtor.
APPRAISAL Second method is the use of a professional licensed appraiser. A certified appraiser will provide an appraisal of your home by checking such things as the number of rooms, improvements, size and square footage, construction quality, and the condition of the neighborhood. The appraiser then reviews recent comparable sales to determine the estimated value of the home.
That is why our method can bring you assurance and peace of mind. We employ the use of both appraisal done by a certified licensed appraiser, as well as a CMA (comparable market analysis) done by one of the top Real Estate brokers in town, Rob Roham.
By having both a CMA and an Appraisal at your disposal, you will be able to review all comparable homes that have sold within the past year, their listing and selling price as well as information on current homes for sale which will prevent you from overpricing your home or underestimating its value.
What are Disclosures and what do I need to disclose.
There are various disclosures that are mandated and customary which need to be done on every transaction. We will provide all documents and help you prepare them. Disclosure is a great way to protect you from future lawsuits. Today all home sellers have to disclose material facts about their homes. Material facts are information about your home’s structural condition, appliances, other conditions or legal status, as well as any neighborhood related issues such as overhead planes, nearby trains, noisy neighbors and so much more. Ask us for more details.
What are material facts and what information do I have to disclose about my home?
The following are examples of what would be considered as material facts and must be disclosed to buyers.
Other information that may not be considered material facts and do not need to be disclosed, may include personal information about homeowner, their reason for moving, etc.
There are strict rules about disclosing material facts regarding any deaths that may have taken place at the home. Please call us for more details.
What is Seller financing and how do they determine the interest rate?
The interest rate and terms on a loans made by a seller is generally negotiable. Sellers usually check the current market interest rate as well as programs offered by other banks and lenders to figure out what they should charge. But since sellers do not charge loan fees or points, the costs for these types of loans are generally less than the ones obtained from a bank or direct lender.
Since the market rates are influenced by Treasury bill and CD’s (certificate of deposit), sellers are interested in rates equal or higher than what they could get, if they were to invest their money in other areas.
What are the benefits of seller financing?
For a seller, if they don’t need their cash out right away, they maybe open to financing a portion of the sale in order to make a reasonable profit on that money. They could also receive some tax benefits.
For a buyer, seller financing is a littel easier to obtain and in some cases at a more favorable interest rate without any loan fees.
Of course a seller would always worry about buyer defaulting on the loan and generally reluctant to provide a second loan behind a large first loan. However, a good credit check as well as local laws of foreclosure helps ease the problem and would allow sellers an avenue to get their money back if the buyer defaults. Sellers may require buyer to carry hazard insurance and mortgage default insurance in case of any unforeseen situations. Another option for a seller is a due-on-sale clause, a provision that allows seller to demand full repayment if the borrower sells the property or defaults.
What is a bridge loan?
A Bridge loan is a short-term loan from a bank or direct lender from the equity in the home. A home owner can take out such loan to buy another home while their present home is on the market or has not sold yet. It is also called interim financing,
The important thing about getting a bridge loan is to have qualified, ready and able buyer as well as a fully signed contract. However, if there are no buyers or if the home is not on the market yet, the bank/lender will place a lien on the home called a second loan.
Important items are Interest rates (usually high), points (usually high) as well as other costs associated with a bridge loan. It is probably cheaper to borrow the money from a relative, your 401K account, stocks or bonds, insurance policy or any other sources, if available.
Our new innovative sales method is designed to get you the most amount of money with the least amount of headache. As such, we recommend doing all major inspections up front and make full disclosures to buyers, We then provide buyers all inspections up front and sell your home AS-IS. Buyer is well informed and knows what they are getting into.
This means, no headaches and no worries about doing repairs during escrow or getting stuck with additional work usually found by inspectors later on.
Our method will save you time, money and headaches. We will eliminate most problems upfront. Nothing is left to chance. AS-IS. No headaches, no surprises.
Make sure the buyer is comfortable walking thru the house and has plenty of time to get a good feel for
the home, picture themselves living there, etc.
In today’s hot market, staging is not necessary to get a home sold.
The market is so hot that no matter what you do, the home will sell, and usually for a price higher than asking, period.
Vacant properties could use some staging to make them show better. Depending on the price range, one might do more staging and for bigger more expensive homes.
In a slower market where there are several homes competing for fewer buyers, staging can
Play a big role as it makes your home show better and more desirable to buyers, vs. other ones in the area.
But in today’s market, almost every home sells at top dollars, no matter what.
If you decide you would like to stage your home, we can refer to a few of the well know staging companies in the area. The cost varies and can be discussed directly with them.
• Any advice on negotiating?
Be patient, know your home’s worth, adopt a positive attitude, and do not let emotions – anger, pride, greed, or prejudice – get in the way of negotiating the best deal.
Your home obviously means a lot to you, but you have already made the decision to move on, so begin to think of your home as “the house” or “the condo,” instead of “my home.”
When reasonable offers come along, take them seriously. You can always counter any offer made by the buyer that comes near your asking price. Do not spoil a good deal over a few hundred dollars.
• Do I have to consider contingencies made by the buyer?
You can reject, accept, or counter any offer that is presented to you. Most offers include contingencies, which protect the buyer in case something goes wrong.
The two most common contingencies deal with financing, which makes the sale dependent on the buyer’s ability to obtain a loan commitment from a lender within a stated time period, and an inspection, which allows the buyer to have a professional inspect the property to their satisfaction.
There really is no reason not to consider these contingencies because they are quite reasonable and standard.
However, think twice about a contingency that is predicated on you making expensive home repairs, such as a kitchen renovation. Now, if the roof is caving in, that is an entirely different story. You may need to spend money to replace it or lower the asking price of the home.
• How do I respond to a low-ball offer?
Let your agent know it is too low to warrant a counteroffer and that you are willing to negotiate but only once a more reasonable offer is made. Ask the agent if the buyer was shown comparable market values of similar homes that have recently sold in your area; and ask if the buyer was ever properly qualified. You do not have to settle for less if you are realistic about your chances of getting more.
• Are home selling costs deductible?
If you sell your home and realize a taxable gain even after the exclusion, you can reduce your gain with selling costs.
Your gain is defined as your home’s selling price, minus deductible closing costs, minus your basis. The basis is the original purchase price of the home, plus improvements, less any depreciation.
Real estate broker’s commissions, title insurance, legal fees, administrative costs, and inspection fees are all considered to be selling costs.
• Are seller-paid points deductible?
For the buyer, yes, but not the seller – even though the seller pays them. Since January 1, 1991, homebuyers have been able to deduct points paid by the seller whereas, previously, they could only deduct the actual points they paid on the home loans themselves.
• Can I deduct a loss on the sale of my home?
No. A loss from the sale of personal–use property, such as a home or car, is not deductible. They are considered nondeductible personal losses, and you cannot reduce your tax bill by deducting them the way you would deduct stock and investment losses on your tax returns.
• Can I deduct improvements made to my home?
Yes, but only after you have sold it because improvements add to the basis of your home. Remember your gain is defined as your home’s selling price, minus deductible closing costs, minus your basis. The basis is the original purchase price of the home, plus improvements, less any depreciation.
The IRS defines improvements as those items that “add to the value of your home, prolong its useful life, or adapt it to new uses” – such as putting in new plumbing or wiring or adding another bathroom.
• How do capital gains work when you sell your home?
If you sell your primary residence, you may be able to exclude up to $250,000 of gain – $500,000 for married couples – from your federal tax return. To claim the exclusion, the IRS says your home must have been owned by you and used as your main home for a period of at least two out of the five years prior to its sale.
You also must not have excluded gain on another home sold during the two years before the current sale. However, special rules apply for members of the armed, uniformed and foreign services and their families in calculating the 5-year period.
If you do not meet the ownership and use tests, you may use a reduced maximum exclusion amount. But only if you sold your home due to health, a change in place of employment, or unforeseen circumstances.
If you can exclude all the gain from the sale of your home, you do not report it on your federal tax return. If you cannot exclude all the gain, or you choose not to, you must use Schedule D of Form 1040, Capital Gains or Losses, to report the total gain and claim the exclusion you qualify for.
• What about repairs made to get the home ready for sale?
If you realize a taxable gain after you sell your home, even with an exclusion, you can reduce your gain with selling costs. These selling costs may include items that are otherwise considered to be repairs – such as painting, wallpapering, even planting flowers – if you complete them within 90 days of your home sale and provided they were completed to make the home more saleable.
• What if you have more than one home?
For more than one home, you can exclude the gain only from the sale of your main residence. You must pay tax on the gain from selling any other home. If you have two homes and live in both of them, your main home is usually the one you live in most often.
• Do I really need an agent?
Most home sellers hire real estate agents to list and sell their homes. Most of those who do not are known as For Sale By Owners, or FSBOs. They market and sell their homes themselves.
However, a small number of people sell without marketing their homes. They include homeowners who transfer property to family members or landlords who directly offer tenants the first right to purchase property before they place it for sale on the market.
In the end, most FSBOs eventually hire an agent because the agent will handle all the details of a successful home sale – including the contract, forms, and disclosure statements – and expose the home to the widest range of prospective buyers through the local Multiple Listing Service (MLS).
• Is the commission negotiable?
Yes. There is no standard commission. They are not set by law and vary depending on service, customer needs, and company policy. In general, agents charge between 5 percent and 6 percent for full service. However, Realtyweb will provide you the same or better service for only 1% listing side and 2.5% to 3% for buyer's agent side, for a total of 3.5% to 4%. This includes all services, full marketing program, professional representation back by Rob Roham, a 25 year veteran with excellent track record and tons of happy clients.