Options For Buying New Construction

If you are considering buying a newly constructed home in the St. Louis or St. Charles County area, you have several options. St. Louis area homebuilders offer home plans that you can tweak and build from scratch, homes that are currently being built that don’t yet have a buyer, and homes that are completed and waiting for a buyer. This means you can have a beautiful brand new home now, or you can participate in the process to build the perfect home for your family.

Building a New Home From Scratch

Building a new home that is created specifically for you can be the experience of a lifetime. Picking out the design plans, lot, exterior and interior finishes enable you to create a home that will perfectly fit your life. We’ll admit there can be a lot of steps in creating the perfect home from scratch, but that is why we are here. With the right help, the steps in the home building process make for a great experience. And the results are second to none when you get a home that is created uniquely for you.

Buying a New Home During Construction

Another way to buy a brand new home is to purchase the home while it is being built. Homebuilders are building homes all the time, regardless if a buyer is procured. Purchasing a home that is currently under construction will cut out some of the steps a buyer must do in the regular new home building process while still allowing buyers to choose some of the interior and exterior finishes for the home (depending on the stage of the build).  The Boehmer Team has dedicated a page to such homes called New & Almost Ready For You. This page features homes throughout the St. Louis area that are currently under construction and waiting for a buyer.

Buying a Newly Completed Home

Homebuyers that want to purchase a new home now, without the wait of the building process, can look to builder inventory homes. An inventory home may have been part of a neighborhood development project, had a buyer that could not complete the sale (at no fault of the builder), or was simply built for inventory purposes. Many fine brand new homes are available throughout the St. Louis area and are just waiting for a buyer. You can find new homes that are completed and available for sale at our New & Now page BuyNewAndNow.com. We update this page weekly with new home inventory that is currently for sale in the St. Louis area.

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Whether buying a home you build from scratch, customizing an upcoming build or purchasing a newly completed home, The Boehmer Team can help. We can recommend great local builders like Bridgewater Communities, Wool Custom Homes, Genesis Development Company, Renaissance Living, and Fischer and Frichtel. We represent buyers purchasing new homes to help with the purchasing and building process and to protect the interests of new home buyers throughout the transaction. Thinking of buying new? Contact The Boehmer Team for expert assistance.

Selling a Home That Needs Repairs

When homeowners meet with The Boehmer Team about listing a St. Louis or St. Charles County, Missouri home for sale, they want to know what needs to be done to best prepare their home for market. Homeowners particularly want to know what they must fix, repair or update to sell a home for the most value versus the effect of holding off on any repairs. The answer depends on how fast the homeowners need to sell, how much budget they have for repairs, and how much they are hoping to net from the sale. Here we’ll explain three ways that homeowners handle selling a home that needs some repairs. 

Selling A Home Without Repairs At A Discount

Homeowners needing to sell a home quickly without investing any time or money into the home may decide to skip repairs and sell their home at a discounted price. Why the discount? In order for a home listed for sale that is in need of repairs to compete with other similar homes for sale in the area, the home must be priced at a discount compared to the price of the other homes. Otherwise buyers will simply buy the other homes and the home in need of repairs will linger on the market.

In addition to a lower sale price, homes in need of repair are often referred to as “as is” listings. When a home is listed “as is” it alerts potential buyers that there will be no negotiating for home repairs during the sale process and that what they see is what they get for the price the home is listed. This eliminates confusion and even entices investors and handy homebuyers who are looking for a good deal on a home. But it also could mean that the home takes longer to sell while waiting for the perfect handyman buyer unless it is deeply discounted compared to the competition.

Selling With Some Repairs Negotiated During The Home Sale Process

Homeowners that want to net more money from their home sale that have a little time and money to make some repairs to their home have the option to make some repairs and negotiate additional fixes during the home sale negotiation process. In this case we recommend making any fixes that would affect a homebuyer’s ability to gain an occupancy permit for the home.  Items needed for occupancy include working plumbing, heating, electrical and sound structure among others.

For example, does the home need a new roof but there isn’t enough money to replace it? The price of a new roof could be negotiated in the sale process by offering to lower the final sale price to accommodate for the price of a new roof. This type of negotiating could be done for almost any major repair. But homeowners need to keep in mind that homebuyers will usually choose to purchase a home that needs less of their time and effort to move into. 

Also, some loans, like VA loans for veterans, will not cover the purchase of a home where the roof doesn’t meet certain requirements. Loan requirements, time commitments for repairs, and the amount of savings a homebuyer has to make immediate repairs on a home purchase could diminish the pool of potential homebuyers for a home that needs a major repair.

Selling For Most Value With All Repairs Completed

Homeowners wanting to net the most value from their home sale will want to make their home for sale the best option for any buyer looking in their area by completing all repairs to their home before listing the home for sale. Homebuyers love move-in ready homes that don’t need any additional repairs and are willing to pay premium prices for the quality and convenience. 

Really want to make your home for sale stand out? In addition to making sure all repairs are made to the home, implement home staging to make the home’s best features stand out and to make it most appealing to buyers when compared to other homes. Home staging could include landscaping maintenance, deep cleaning, new paint, removing clutter, removing or changing window treatments, removing extra furniture, or updating fixtures. For more information on staging a home for sale check out our article Advice From Award Winning Home Stagers.

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If you are considering selling a home in the St. Louis or St. Charles County area of Missouri, contact The Boehmer Team to setup an interview. We can give expert advice as to what you can do to make the most from your home sale. We have a list of trusted contractors and repairmen that we can recommend to help with any home repairs. Are you also buying a new home in addition to selling your current one? Our experienced buyers’ agents are truly effective at helping homebuyers navigate the current market conditions. Learn more about us at www.TheBoehmerTeam.com.

St Charles County Real Estate Market Report - First Half 2018

To be a well-informed homebuyer, seller or investor, it is important to understand the current real estate market conditions. Part of our job is making sure our clients have the information necessary to make the best real estate decisions possible. To help, we’ve put together a report on the real estate market conditions in St. Charles County, Missouri for the first half of 2018.

Number of Homes for Sale

This first chart depicts the number of active real estate listings by month over the past 3 years. As you can see, late spring and early summer have the most homes listed for sale. In 2018, the number of homes listed for sale in January was 1047, while currently there are about 1375 homes listed for sale in the St. Charles County area of Missouri.

Also notice that while summer is a busy selling season, there are still a LOT of homes for sale in the middle of winter. So you can buy or sell a home any time of year.

But when you compare the number of homes for sale in the first half of the year to the two previous years, you can see that 2018 has fewer homes on the market. These conditions point to a sellers market, where there are a similar number of homebuyers looking for homes and a smaller number of homes listed for sale.

Average Sales Price

With a similar number of homebuyers and fewer homes listed, the average sales price of residential property in St. Charles County, Missouri has increased. However unlike 2016 and 2017, where prices increased every month, 2018 has had fluctuations. This may be a sign that prices are leveling or at least not climbing as quickly. If you’ve been thinking about listing a residential property for sale, now is a great time.

- Learn how to Prepare Your Home to Sell -

Percentage of Original Price Received for a Residential Property

While sellers like to get the most money they can for their property, buyers want to pay the least they can for a home. Through the negotiation process the price received for residential real estate is often a little less than the original price the property was listed. The first half of 2018 shows that with more competition for residential properties, sellers are netting more money for their homes. Look closer at this chart and you’ll notice that homebuyers who purchase in the first quarter of the year (during the winter months) are more likely to get a better deal on their home purchase.

Days On Market

A decreasing number of days on market are another indicator of a sellers market. This points to competition among homebuyers - as there is often more than one buyer looking at and bidding on each home. Homebuyers are sometimes learning this the hard way, when they try to see a home for sale and find out that it already has an accepted contract.

- See how our Buyers' Agents Help Homebuyers -

For St. Charles County, Missouri, the first half of 2018 is keeping a similar fast pace of home sales as 2017. Homebuyers should be prepared when looking at homes to act quickly when they find a home they like and prepare for possible bidding wars with other buyers. Working with a great buyers agent, like the buyers agents on The Boehmer Team, will increase a homebuyer’s chances of finding a great property for sale before it is sold.

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Contact The Boehmer Team for expert home buying or investing assistance. We know the St. Charles County, Missouri real estate market and have information on homes that are not yet listed for sale. Or if you are ready to get the most from a residential home sale in the current market, contact us to help with a smooth home selling experience. 

5 Reasons to Consider a Villa or Carefree Home

Homebuyers often forget a superb option when looking for St. Louis or St. Charles County real estate – villas (sometimes referred to as carefree homes or low maintenance living). Villas are sometimes attached homes, but could also be freestanding homes, situated within a villa community. While some might think that villas are just for retirees, many of today’s villas are created for everyone. Here are five reasons to consider a villa for your next home purchase.

1. Low Maintenance

Villa communities are created with low-maintenance living in mind. Like many single-family home communities, villa communities have a homeowners association or HOA that oversees daily community operations. However villa community HOA’s usually offer a lot more with regards to maintaining your property including the exterior maintenance, lawn care, landscaping maintenance, and snow removal.  Some association fees even cover structural home insurance.

2. Amenities

Many of the amenities you get in a single-family home and community are offered at villa home communities. Villa homes are usually created to offer privacy by providing buffer zones between entrances to homes, have private decks and/or secluded patio areas. Shared walls are built with sound and fire proofing materials for additional privacy and security. Also, planned villa communities sometimes include community green spaces, a clubhouse, a pool and tennis courts. 

A lovely deck in Lake St. Louis at a villa community built by Bridgewater Communities.

3. Affordability

Villa owners often see money savings when comparing villa community HOA fees and what they include to the cost of hiring individual services for exterior maintenance, lawn care, landscaping and snow removal. Also, villas have proven to hold their value at resale as more and more homebuyers discover the advantages that a villa home provides. In fact, increased interest in villa homes has lead to the creation of many luxury villa communities for the villa buyer who craves more space and designer details. 

Spacious and open villa home kitchen in St. Peters.

4. Security

If you travel frequently or only occasionally but for an extended period of time, a villa home is an excellent option. With exterior maintenance done for you, the exterior of your villa home will be kept in tip-top shape while you are gone. This thwarts potential thieves looking to break into homes that appear unoccupied. A leaky roof or gas leak is less likely to go unnoticed in an attached villa home where neighbors share a wall or roof. 

An open floor plan at a villa/carefree home built by Bridgewater Communities.

5. Location

While single-family homes may be built in a secluded neighborhood removed from town, villas are often in areas near shopping, banks, hospitals, vibrant entertainment and dining options. You may find a perfect villa that is closer to your office, shortening your daily commute or making your commute doable by bike or by walking. The right villa could even negate the need to own a car. 

A beautiful villa/carefree home in St. Charles, MO, built by Fischer & Frichtel.

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The Boehmer Team helps homebuyers buy or build the perfect villa/carefree home and helps home sellers list and sell their villa when they are ready to move on. We are villa experts that are well versed in all types of homeowner association agreements and can assist in making sure you understand everything that is included with a particular villa community. If you are considering buying or selling a villa/carefree home in the St. Louis or St. Charles County are of Missouri, contact The Boehmer Team. We would be happy to answer any questions you may have about villas and would love the opportunity to serve you.

Effects of Rising Interest Rates on Real Estate

An improved economy, strong job growth, wage growth and rising home values have contributed to a rising interest rate environment. This means home loans, car loans, credit cards and anything else in the U.S. that is has an interest rate attached to it will be affected. As an experienced real estate team with over 70+ years of combined experience, we’d like to discuss what impact rising interest rates have on St. Louis and St. Charles County, Missouri real estate.

Rising Interest Rate Effects on Homebuyers

For most homebuyers rising interest rates won’t change their decision to purchase a home. However it may cause a sense of urgency to find a home before rates rise again. It can also affect the amount of home homebuyers can purchase within a set budget.

Realtor.com® offers this example:
On a $300,000 house with a 30-year fixed-rate mortgage and 20 percent down payment, the difference between a 4 percent and 5 percent mortgage rate is $142 a month.   

Homebuyers concerned with rising rates may want to lock in a rate with a lender. This will guarantee the current rate for a set period of time. Also, homebuyers can help keep their personal rates lower by attending to their credit score. Be sure to pay bills on time and not overburden yourself with additional debt when considering buying a home.

Buyers can also try different mortgage products like new 40-year loans instead of traditional 30-year loans. While it allows you to buy more home, the longer term means you will be paying more for the home over the length of the mortgage. So it would be wise to refinance with a shorter-term mortgage when able to do so.

Rising Interest Rate Effects on Home Sellers

For home sellers, rising interest rates means the pool of buyers for your home could shrink. For example, if all other economic factors remain the same, an interest rate rise of 1 percent could decrease the purchasing power of homebuyers by up to 11 percent. However the current demand for homes by homebuyers in a real estate environment that is low on inventory means that buyers are finding creative ways to procure the home they want to buy despite interest rates.

Rising Interest Rate Effects on Homeowners

If you’re a homeowner who has been thinking of refinancing, you still have time. Interest rates are expected to climb gradually, so refinance or borrow sooner to avoid higher rates later on down the road. Also, borrowing costs are still relatively low. So it is a good time to get out of variable-rate debt and lock in fixed rates to insulate from further rate increases.

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Ultimately, consumers don’t appear to be flinching much at rising interest rates. The U.S. economy has so much going for it that higher incomes and job availability could cover rising rates. Regardless of your current situation, if you are considering buying or selling a home in the current rising rate environment, speak with a member of The Boehmer Team. We have helped many homebuyers and sellers in all types of situations. Also, we can recommend mortgage loan experts in the St. Louis area that will help you get the best rate available for your needs.  

 

Great Deals on New Luxury Villas

Villa homes in the St. Louis area are known for their convenience, low maintenance, and well-kept communities. They are a place where one can enjoy life without as much time and work put into home maintenance and upkeep. While many villa homes are attached homes designed to best maintain privacy and security, some are beautiful stand-alone models. Currently in Wentzville, Missouri, you can find great deals on new luxury villas at The Villas At Renaissance Crossing being built by local homebuilder Bridgewater Communities, Your Villa Experts.

THE VILLAS AT RENAISSANCE CROSSING

A new luxury villa community now underway in Wentzville called The Villas at Renaissance Crossing offers deals on newly constructed villa homes that are worth checking out. This small community of twenty home sites offers the opportunity to build brand new 1,600-3,000 square-foot attached and freestanding luxury villa homes on two cul-de-sac streets. The community has quick access to highways I-64, 61 and I-70, is minutes from The Meadows (upscale shopping and dinning) and just 15 minutes from Chesterfield Valley. 

While these villa homes will be built with luxury features, amenities and style, they are currently being offered at prices that are such a great deal we had to write a blog about it. These villa homes are priced aggressively compared to most other villa homes being built in the area. The cost per square foot even rivals existing villas homes in the area. They are sure to produce tremendous value for homeowners who purchase at this community. Those who get in early at this community will enjoy the best pricing of all. Click here for more information about villa home prices at The Villas At Renaissance Crossing. 

Interior features included with these homes are: professionally designed gourmet kitchens, Aristokraft wood cabinets, built-in kitchen pantry, whirlpool appliance suite, first-floor laundry, spacious master bathroom with built-in linen closet, Moen chrome single handle faucets, walk-in closet, second bedroom/bathroom suite on first-floor, solid hardwood foyer with choice of colors, fiberglass entry door with dual sidelights, R-38 attic insulation,  low-e windows (except for window well windows), and 32" wide interior doorways.

Exterior features at The Villas At Renaissance Crossing include: natural stone and brick elevations, attractive roof pitches, architectural shingles, covered front porch with coach light, low maintenance vinyl siding and aluminum facia, iron address plaque, wrought iron mailboxes, fully sodded lawn with landscape package and shade tree, and a lawn sprinkler system on community water.

ABOUT THE BUILDER

Since 2003, St. Louis-based developer Bridgewater Communities has been designing and developing beautiful villa homes and communities in our area. Their work has earned them several Homer awards from the St. Louis Home Builders Association – the equivalent of an “Oscar” for the residential building industry. Click here to learn more about Bridgewater Communities and all of the homes they are constructing in our area. 

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Is moving on your mind? The members of The Boehmer Team are new construction experts that represent buyers in new home purchases. We understand the construction process, paperwork and other details that make building the home of your dreams easier.  If you have questions about homebuilders, new home communities in the St. Louis or St. Charles County, Missouri area, new homes that are completed and for sale, or building a new home, contact us or visit www.TheBoehmerTeam.com.

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.