6 Ways a Buyer’s Agent Helps Your Home Search

In today’s competitive home buying market, a dedicated buyer’s agent is more important than ever in finding and securing the home you want. Most real estate agents in the St. Louis and St. Charles County areas of Missouri perform dozens of tasks for both buyers and sellers. But a dedicated buyer’s agent is focused on helping homebuyers. This provides a better experience for homebuyers. Here are some ways a buyer’s agent helps in your home search.

Stephanie Puszkar

1. A buyer’s agent takes the time to discover your needs and what matters most to you.
Stephanie Puszkar, buyer’s agent for The Boehmer Team, says “by establishing a communicative relationship we assist homebuyers by providing knowledge through the process and they help us determine exactly what they need, want and will accept for a new home.”

2. A buyer’s agent gets access to data in real time.
Did you know that most national consumer home search engines do not provide real time data and information on homes for sale? This is why the best homes are often gone before you even have a chance to look at them.

“The Boehmer Team uses the newest data available from our local multiple listing service, a large company network, social media groups and additional industry related resources,” says Linda Boehmer.

www.TheBoehmerTeam.com has advanced home search technology that lets you create a home search and sign up to receive immediate email notifications of new homes that match your search within minutes of hitting the market. Create a saved search yourself or contact The Boehmer Team to let us know your criteria and we’ll set it up for you.

3. A dedicated buyer’s agent has an inside advantage.

Linda and Kelly Boehmer

“We have several resources for coming soon listings via our connections and company network,” says Kelly Boehmer. “We also know of MLS-exempt homes the public is not aware of. Being a top producing team, we have our pulse on the market and recognize good opportunities when they are presented.”

4. A buyer’s agent knows new construction opportunities.
When looking at brand new homes, a buyer’s agent works to protect your interests and makes sure you are represented in the transaction. If you decide that a pre-owned home is not for you, The Boehmer Team can help. They have over 50 years combined experience in new construction sales. Sometimes the perfect home for you may be brand new.

5. An experienced buyer’s agent has contract negotiating expertise.
When it comes to reviewing and negotiating lengthy home contracts, experienced buyer’s agents like those on The Boehmer Team help achieve the best results for you. They know top techniques and options for the buyer when negotiating offers, including competitive offer situations.  Savvy buyer’s agents will think aggressively, within the buyers abilities, to present the buyers with options that may assist them in procuring a home.

6. A buyer’s agent sees the entire process through.

Shannon Lautenschlaeger

A full-time dedicated buyer’s agent can quickly show you property, promptly secure appointments, and obtain answers to your questions in a timely manner from the beginning to the end of the transaction.
“We attend inspections and walk-throughs, explain the inspection reports, and write repair requests,” says Shannon Lautenschlaeger, buyer’s agent for The Boehmer Team. “We make sure contractual deadlines are met, request invoices and warranties, schedule closing, and review the closing statement for accuracy.”

The best part? The sellers pay for buyer representation. So it is affordable to have an expert with you throughout the home buying process. If moving is on your mind, let the number one team in St. Charles County, Missouri go to work for you. The Boehmer Team has buyer’s agents that are ready to focus on your needs and results. Meet The Boehmer Team at TheBoehmerTeam.com and try the advanced online home search while you’re there.

Open House Etiquette For Homebuyers

When visiting an open house, homebuyers can expect to tour the inside and outside of the home for sale. But what do home sellers expect from homebuyers visiting the open house? If you plan on touring a St. Louis or St. Charles County, Missouri open house you’ll want to learn these ground rules to be a great guest and an astute homebuyer.

1. Inspect and Respect the Neighbors  

When arriving at the open house inspect the neighborhood and the neighbors, as these could one day be your neighbors. Take note of the condition of the neighbors’ homes and if they maintain their property. When parking, be respectful. Don’t block a neighbor’s driveway or cut through their yard to get to the front door of the open house.

2. Show Up Early

Showing up early at an open house will help you avoid any crowds. This will also give you more time to speak with the agent or seller holding the open house and ask pertinent questions. But don’t monopolize the agent’s time if there are multiple people viewing the home.

3. Remove Shoes

Many home sellers will ask open house attendees to remove their shoes. This is often because the sellers have had their floors cleaned, waxed or shampooed to make their home look its best. Some home sellers may provide cloth booties to put over your shoes. Other home sellers won’t mind if you remove shoes or not. Knowing this will help you decide if you want to wear slip-on or other easy-to-remove shoes to open houses.

4. Sign In

The home seller or real estate agent hosting the open house will likely ask you to sign in and if you currently have an agent. The information you will be asked to provide when signing in is usually name, phone number and email address. Use your real information. This gives the seller or agent the opportunity to follow up with you if the home is reduced in price or other changes are made. If you’re working with an agent, let them know. If not, this is a good opportunity to interview the agent.

5. Special Instructions

There may be special instructions for those visiting the open house. A family pet could be crated or enclosed in a specific area that you should be aware of so you aren’t startled. Or there may be construction being performed on an area of the house that could be dangerous for children or those not paying attention. So check if the agent or home seller has special instructions you should be aware of. You may even learn something about the home that you would not know otherwise.

6. To Open or Not to Open

When touring a home for sale home sellers usually expect that homebuyers will open and look in cabinets and closets to inspect for size and space but it is a good rule of thumb to ask if you can do so. Do not open furniture that is not attached to the home such as dressers, side tables, armoires, jewelry boxes or other furniture where the sellers keep personal items.

7. What to Look For

When visiting an open house get a closer look at the home’s major systems and appliances to see the condition. Use the opportunity to check for foundation cracks or old plumbing or wiring. Also check for dampness in the basement or if the land around the home is graded to keep water out of the home.

8. Ask Questions

If questions arise as you tour an open house, ask the home seller or agent holding the open house. Since the listing description that appears on websites and the multiple listing service won’t be able to tell you every single detail about a home, this is a great chance to get more information. Asking about the neighbors, neighborhood, the age of the roof and major systems like the furnace and air conditioner, and if the appliances stay with the home are all good questions. Keep in mind that agents holding an open house are not allowed to say if a home seller is willing to take less for a home.

9. Use a Buyer’s Agent

A listing agent holding an open house represents the seller’s best interest. Keep in mind that working with a separate buyer’s agent means that you have an agent on your side that represents your best interests as the homebuyer in the transaction. A buyer’s agent doesn’t have to go to open houses with you, but having one means you’ll have an expert on hand to represent and negotiate for your best interests as well as follow up on what you saw at the open house.

- Find out how a buyer’s agent helps in a competitive market. -

Is moving on your mind? The Boehmer Team has experienced buyer’s agents to help you navigate and procure the home you want in a competitive real estate market. If you are thinking of buying a home in the St. Louis, Missouri metropolitan area, be sure to interview TheBoehmer Team. You can learn more about The Boehmer Team and search for open houses in the area and price range of your choice at www.TheBoehmerTeam.com. If you’re selling a home and would like to know what is expected from home sellers for an open house, check out our article Open House Etiquette for Sellers. 

3 Things To Do Before Seeing Homes For Sale

If you are in the market to buy a St. Louis or St. Charles County, Missouri area home, chances are you have already looked online and are ready to start touring homes for sale in person.  But are you really ready? The following three things will prepare your for being the best home buyer and give you an edge while home shopping in a competitive sellers market.

1. Prioritize Your Must Haves

What price range, area and amenities must a home have for you to purchase? Be specific about your must haves and list the amenities that are deal breakers.

How many garage spaces do you require?

If you absolutely require a basement or a garage, don't waste time looking at listings that don't have these features. If proximity to work or schools is critical, don't wander outside the boundaries of the school.

If you are taking your current furniture with you to your new home, measure it and bring the measurements with you when you look at homes to be sure it will fit through the door and in the rooms.

2. Find a qualified REALTOR with experience in the area.

Find a reputable licensed agent to view homes for sale. A REALTOR will not only get you in to see homes, he or she will be able to answer your questions, or get answers from the listing agent and assist you with the home buying process at every step.

Why not just call the listing agent? A listing agent is contracted to represent the sellers’ interests and get the most money for the home. So it is important that you have a buyers’ agent who works for and represents your interests as a buyer.  An experienced agent or team will protect your interests and negotiate the best price for you.

REALTORS Linda and Kelly Boehmer

A REALTOR can also help buyers find homes they may have missed due to not being listed in the multiple listing service. Real estate agents have industry connections and may know of great homes that are coming soon that haven’t even been listed yet. Having your own buyers’ agent is also a great resource for all your needs throughout the real estate transaction, like recommending mortgage loan officers, title companies, and inspectors.

3. Get Pre-Approved For a Mortgage

If you are serious about buying the perfect home in the current sellers market, get pre-approved for a mortgage loan before touring homes for sale.

Get pre-approved for a mortgage before seeing homes for sale.

When the best homes sell in a few days or even a few hours, you won’t have time to research mortgages and get pre-approved before that perfect home is under contract. Those who are pre-approved are able to put a contract on “the one” the moment they find it.

While you can put an offer on a home without pre-approval, pre-approved home buyers’ offers compete better against offers without pre-approval.  They signal to the sellers that the buyer has the ability to purchase the home and is less likely to pull out of the deal due to financial reasons.

In addition, getting pre-approved will help clarify the price range of homes you can afford and the amount of monthly mortgage payments.

~ Try our helpful Mortgage Payment Calculator. ~

The Boehmer Team

The experienced REALTORS on The Boehmer Team work with buyers to ensure they have an edge over the competition. Having a team means having more connections and thus more opportunities to find the perfect home despite the current competitive market.  We strive to provide our clients with the best service in the business. Please contact us to be your partner in finding and buying your next home.

The Home Buying Process

Purchasing a home in St. Louis or St. Charles County, Missouri may seem daunting. However, knowing what steps to take and having a great real estate team to assist you makes the process smoother, easier and can even make home buying a good experience. To make things easier we’ve put together a step-by-step guide to the home buying process.

1. Interview an agent.
A great place to start the home buying process is to find a reputable REALTOR or real estate team to assist you with your home purchase. One reason starting here is important is that an experienced REALTOR will be able to help you with all of the other steps in this process. This includes recommending other experienced servicers in the real estate industry such as lenders, inspectors, title companies and more. Not sure how to determine who is a good agent? Check out our article Interview Questions for Real Estate Agents.

2. Find a reputable lender and get pre-approved for a home loan.
Ask your REALTOR which mortgage loan officers that they have the best experiences working with. Also, ask any friends or family who have recently purchased a home about their experiences working with their lender. Then interview each lender about how they work, what their rates are (based on credit score) and any other vetting questions. Finally, choose the best one to meet your needs. This important part of the process can save you thousands of dollars, so be sure to check your options.

3. Determine the must-have features of your next home.
Do you require a 2-car garage, a fenced yard, main-floor laundry to reduce wear and tear on sore knees? Create a must-have list to ensure that none of these items are overlooked during your home search. Not sure what must-have items you need? Try our handy worksheet to help you determine the items you must have in order to purchase a home.

4. Begin your home search.
Now that you are clear on exactly what your next home must have, use these requirements when searching for a home. Most home search portals, like the one at www.TheBoehmerTeam.com, allow you to choose these features when searching online. Be sure to choose your must-have features or you could find yourself looking at homes that aren’t a good fit for your lifestyle. Also, rely on your agent! REALTORS often know of homes that are about to hit the market or that are exempt from the local multiple listing service that will match your needs. This is another great advantage to getting the help of a REALTOR early in the home buying process.

Did you know that our online home search
is better than Zillow? Click here to lean more.

5. View homes for sale in person.
Seeing a home online versus seeing it in person are two completely different things. Ask your REALTOR to make appointments for you to view the homes you are interested in, in-person. NOTE: Don’t just call the number on the sign. The number on the sign in front of a home goes to the listing agent. The listing agent’s job is to look out for the interests of the sellers and make them the most money possible. This is just one reason why it is important to work with a buyer’s agent to represent your interests.

6. Make an offer.
Making an offer on a home can be a complicated decision. What price should you offer? Are there any competing offers that you are up against? This is a great time to lean on an experienced REATLOR. REALTORS are well versed in the legal documents used in home sale transactions. They can help you determine the best strategy for your offer as well as put together the Purchase and Sale Agreement contract. 

7. Get inspections completed.
Once your contract for a home has been accepted, it is time to more thoroughly vet the home for any issues. This is the time to bring in an inspector to take a closer look at the home’s major systems including heating, cooling, plumbing and electrical. Also major parts of the home’s structure will be inspected including the roof and foundation. If an inspector finds signs of insect presence or damage this is the opportunity to bring in termite inspectors. Another inspection you might choose to do in the St. Louis area is a radon inspection as certain parts of the city have been found to have radon.

8. Negotiate for your best possible outcome.
Once you know the results of your inspections you’ll be able to negotiate for any needed repairs based on the findings in the inspection report. This is another great time to rely on an experienced REALTOR who knows which items people ask for and receive most and how to best negotiate for these things.

9. Finalize financing, title and escrow.
Despite pre-approval, there are a few more steps to completing the mortgage loan process. Check out the process here. Homebuyers will also need to review the record of title on the home and find any discrepancies. A good title company will make sure that the title is free and clear of any leans. Finally, the escrow process ensures that all parts of the contract are complete and should be monitored by your REALTOR. 

10. The home closing.
At closing all documents are signed by both the buyers and sellers. Both parties will pay any settlement fees and the documents will be officially recorded. (Don’t worry; any fees will be outlined to you in a settlement statement that you will receive prior to closing.) At the end of closing, you’ll get the keys to your new home!

So who wants to go home shopping? The Boehmer Team offers many tools and all the advice you need to assist with the process. If you are thinking of buying a home in St. Louis or St. Charles County, Missouri, interview The Boehmer Team. You’ll get to know us better, can compare us to other local REALTORS and we can show you in person how we help create positive home buying experiences. Contact us today.

10 Questions To Ask When Interviewing Real Estate Agents

An experienced local REALTOR is your best bet to get the most value from a St. Louis or St. Charles County Missouri home purchase or sale. However, when it comes to choosing a REALTOR, there are so many options that it can become overwhelming. How do you know which St. Louis or St. Charles County area real estate agent you can trust? To help choose a local REALTOR that will work best for you, we have put together a list of ten questions you should ask when interviewing a real estate agent or team.

 

1. What is your level of experience?

Real estate agents know that what you learn practicing real estate is far more than you ever learned in real estate school. So be sure to choose an agent with experience.  Ask the agents you are considering the following questions: 

• How many homes do you sell yearly?
• How many buyers versus listings did you close last year?
• What percent of the listing price did you get on your closed listings in the last year?

 

2.  What professional designations have you earned to enhance your professional skills and real estate knowledge?

There are numerous designations available for REALTORs to achieve for improving their skills and expertise. These designations, along with everyday experience, will provide you insight into the REALTORs experience and commitment to the profession.  These designations include, but are not limited to, Real Estate Negotiation Expert (RENE), Senior Real Estate Specialist (SRES), Certified Residential Specialist (CRS), e-pro, Accredited Buyers Representative (ABR), Relocation Certified, Luxury Home Specialist, New Construction Certified and many others. Experience and education are a winning combination.  

3. What type of staff or support resources do you have?

Does the agent have support staff like dedicated buyer or listing agents, transaction coordinators or secretaries that help them achieve the best results for their clients? What about technology systems that help them help you? Do they have access to support should the need arise? If a REALTOR has more than one client, or if they work part-time, they will need support for a smooth transaction.

4. Are you a part-time or full-time REALTOR?

Top selling part-time real estate agents simply do not exist. A successful, quality REALTOR is a full-time REALTOR.

5. Do you use a professional photographer to take home photos?  

Your home, regardless of the listing price deserves and needs professional photos to be properly marketed. Cell phone photos and photos taken by a friend who has a nice camera are not acceptable. You need professional photos with the proper resolution to get the best results.  The agents that have the clearest understanding of best marketing practices have several strategies and use the best photos available to market their homes.  

6. What areas do you primarily work in?

If the agent is an expert at selling city homes and you live in a rural area of the county, it might not be a good fit. Real estate is hyper-local and knowing the local market makes a big difference. Ask any REALTOR if they can provide a ranking report by area or zip code.  They should have this at their fingertips. 

 

7. Have you sold any homes in my neighborhood?

The answer to this question will let you know if the agent has sold, shown or is familiar with the benefits of living in your neighborhood or area.  Being familiar with the area, municipality, businesses and restaurants is an added bonus when selecting a REALTOR. 

 

8. How will you market my home?

Does the agent have a solid home marketing plan? Or is the plan to put a sign in the yard and wait? A well-constructed marketing plan should include online, offline, and in-home marketing services to help you get the most money for your home. You want to work with an agent or team of agents that make an investment in your home. It is critical that your home is fully enhanced on all major real estate websites.  Ask the agents you are considering this question, “why should I chose you to list my home?”  Enhanced marketing opportunities are ever changing, and you want to select a REALTOR that it is top of the marketing game.

9. How will you keep me informed of your progress?

Does the REALTOR put a sign in your yard and disappear indefinitely? A quality real estate agent should have a plan for reporting progress and checking in regularly with their clients.  Expectations and communication are key elements to a successful REALTOR and real estate experience.

10.  Is there anything that you specialize in or do different from other real estate agents?

Many REALTORs have learned specific sets of skills due to their experience and/or education. Even if that set of skills is not specific to your needs, knowing that an agent has a special set of skills is helpful. You want a REALTOR that is organized and intentional. One that has a plan, executes that plan, and follows through at every level.

It is the REALTOR’s responsibility to thoroughly explain to you what your options are regarding marketing, timelines, compensation and anything else that may be important to you as a client.    

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Are you thinking of buying or selling a home in the St. Louis or St. Charles County areas in Missouri? Why not interview The Boehmer Team? Contact us to learn how we are uniquely qualified to assist you. Or learn more about us at www.TheBoehmerTeam.com.

 

 

Tasks Realtors Perform for Sellers

Listing a home for sale and getting the transaction through to closing is an involved process with numerous steps. Much of this work is performed behind the scenes and thus goes unnoticed by home sellers. This sometimes leads to the myth that Realtors “just put a sign in the yard.” But there really is so much more that we do. There is a reason that real estate agents sell homes for more money than for sale by owner listings. To better explain all that we do for every real estate listing we’ve put together a list of ways Realtors help home sellers.

80 Tasks Realtors Perform for Home Sellers

1. Research all comparable listings and recent home sales in the neighborhood
2. Analyze the current market conditions and future projections
3. Explain past market performance
4. Assess your home’s marketing position by analyzing all homes for sale in the neighborhood
5. Provide a full Comparative Market Analysis regarding your property
6. Counsel home sellers on the process of listing a home for sale
7. Discuss timing of the sale and the pricing of the home in order to meet client expectations
8. Explain your legal obligations as a seller in the area of disclosure
9. Thoroughly review the entire listing contract and all accompanying documentation regarding the signing of the listing agreement
10. Help you review and fill out the mandatory Lead Based Paint 11. Disclosure required from all sellers
12. Provide the appropriate Seller’s Property Disclosure Statement (SPDS) form for the disclosure of all known conditions required of every seller
13. Review completed disclosure forms to insure compliance with required disclosure obligations of all sellers
14. Counsel on the necessity and advantages of a home warranty program
15. Counsel and assist home sellers to stage the interior and exterior of the home to look best for showings
16. Photograph the interior and exterior of the home

17. Add the listing to the multiple listing service (MLS) for IDX distribution to national and local real estate websites18. Arrange for the placement of the For Sale Sign
19. Create and print flyers to market the home on site
20. Create marketing materials to be distributed via email and social media
21. Point out areas that are likely to be targeted by buyers on any requests for repairs
22. Provide counseling and guidance in regard to showing so that the home gets its best appearance
23. Locate and provide area and street maps to potential buyers
24. Schedule open houses to attract buyers
25. Market open houses with announcements, postings and signage
26. Make certain that all advertising is in compliance with the Code of Ethics and Fair Housing requirements
27. Take safeguard precautions to minimize risk of any loss or vandalism that may occur during an open house
28. Create custom sign-in sheet for buyers who visit the open house
29. Follow up with all buyers that attend the open house
30. Answer phone calls and inquiries regarding your property
31. Arrange and schedule showings of your home at the request of buyers and/or their agents
32. Be available on evenings and weekends when buyers are most likely to want to see your home

33. Answer and address questions posed by buyers regarding the property and its condition
34. Counsel on periodic price changes that may be demanded due to changes in market conditions
35. Receive and review all offers and terms from potential buyers
36. Review the buyer’s LSR and analyze the provisions of their loan to assure that they can get financing
37. Present and discuss all offers that are received
38. Counsel and advise in multiple offer situations
39. Outline the pros and cons of offers received from potential buyers
40. Negotiate offers and counteroffers with the buyers and/or the buyers’ agent
41. Monitor and coordinate the escrow process
42. Properly handle the earnest money deposit
43. Counsel on the rules surrounding the handling of the earnest money deposit
44. Review title company charges and fees
45. Schedule and arrange any inspections requested by the buyer such as appraisal, termite, radon, etc.
46. Make certain that the buyer gets any necessary Home Owners 47. Association information
48. Review the Buyer Inspection Notice and Seller Response (BINSR) request from the buyer as well as any buyer’s requests for repairs

49. Counsel you on responses to the buyer’s requests for repairs
50. Provide professional references for any repairs needed in order to complete the sale
51. Review the preliminary title report for the status of liens, encumbrances and taxes
52. Ensure that all requirements on the preliminary title report received from the escrow company are being met and handled prior to closing
53. Monitor the deadlines and time frames that are contained in the purchase contract
54. Negotiate any necessary changes in the timelines on the purchase contract
55. Counsel on the pros and cons of addendums regarding changes in the timelines
56. Advise on the appraisal process and your role in the appraisal process as a seller
57. Provide regular updates and status reports regarding the progress of the transaction
Assist you in relocation or buying another property
58. Collect utility information and advise on the handling of utilities at the time of transfer
59. Discuss and advise on the exchange of occupancy
60. Update and monitor status of MLS listing to “Sale Pending”
Advise and monitor removal of loan contingency
61. Contact and discuss loan status with buyers loan representative and confirm the processing of the buyers loan
62. Check on the status of delivery of buyer’s loan documents to the title company
63. Confirm the completion of all repairs
64. Coordinate the collection of the repair invoices and receipts
65. Deliver all receipts and invoices to the title company as required
66. Review the HUD-1 Settlement statement and correct all inaccuracies
67. Coordinate and schedule the closing of the transaction
68. Negotiate and arrange any final extensions of the closing date that may be necessary

69. Counsel and advise you on the closing process
70. Schedule all final walk through inspections that are demanded by the buyer
71. Attend and address issues raised in the final walk through inspections
72. Final check with the escrow officer to make certain that all required documentation is in place
73. Review the closing documents
74. Attend and accompany you to the closing to address any issues that you might have
75. Advise and counsel you on the final transfer of funds
76. Assist in the providing of wiring instructions on the day of closing to the title company
77. Assist in the transmission and delivery of any final documentation that may be required by title
78. Review and explain the role of title insurance in your transaction
79. Assist in the correction of any errors or mistakes in the final closing documents
80. Arrange for the exchange of keys and possession

This list shows why full-time Realtors like The Boehmer Team keep so busy. Realtors handle negotiations, deadlines, paperwork, communications and marketing as well as managing a cast of characters involved in every transaction. Our team structure enables us to streamline and double check all parts in the process. We strive to provide client experiences so great that our clients will refer us to their friends and family. Is moving on your mind? Contact The Boehmer Team for expert real estate assistance.