7 Things Your Realtor Does Behind Your Back

For every hour an agent spends in your presence, he or she will spend an average of nine hours out of eyesight working on your behalf. Why? Because agents don’t get paid if they don’t close the deal!

So if you’re wondering what their commission is actually going toward, we’ve compiled a list of things agents do when you’re not watching.

They shop property online

Your agent's real estate research includes looking up flood zones, gathering property-specific data, researching schools and much more.

Plus, listings come and go fast in the real estate world, so agents need to check their multiple listing service database constantly. Sometimes the process of matching up properties with clients can take a lot of time.

They go prospecting

Many Realtors spend time driving around checking out new listings. This is a great way to preview properties, and network with other agents about your listings.


They spend their own money on marketing

In addition to not getting paid until a deal is done, selling agents also spend their own money on marketing: email marketing campaigns, newspaper ads, fliers & brochures, staging, photography, and placements on listing sites.

They write up offers and counteroffers

Offers and counteroffers are an extremely important part of the transaction, as they can save or net you thousands of dollars on a sale. Yet getting to the right price requires written offers and counteroffers every step of the way.

They stick around for inspections

You might not be present when it’s inspection time, but often your agent will be. This gives the agent an immediate knowledge of what issues a home may have. They will then make recommendations to their sellers on what to repair or to the buyer's on how to negotiate.

They smooth bumps in the road

Not every sale goes smoothly but good agents try to shield their clients from the high drama unless there’s a reason to fill them in. Agents put out fires, fixing issues that buyers and sellers don't need to be bothered with.

They keep you calm when the pressure’s on

Good agents don’t just hand you a house. They can also act as a therapist, making your sale much less stressful. Your agent  problem-solves and keeps a positive approach, coming up with positive solutions. 

If you have a need for a real estate professional, please contact me. I would also appreciate your vote of confidence by passing my name to anyone you may know who would benefit from my services.

            408.687.2026 |  Julie@JulieWyss.com | www.JulieWyss.com

3 Ingenious Moving Tips

When it comes time to move from the old place to the new one, everyone could use a few handy moving tips.

Sometimes, there are things about moving that we don’t consider until it’s too late: duct tape, bubble wrap, etc.

Moving can be a headache, and no one likes it—but with a few good friends and a few handy tricks, it makes the task mush simpler.

1. Snacks as Moving Hacks

Not only are snacks like Pringles and popcorn tasty, they can also come in seriously handy when it comes time to move.

Once you’ve polished off the chips, those Pringles cans are indispensable for packing up pens, pencils and the conglomeration of stuff in your “junk drawer.” These handy cans can hold a number of loose items that would otherwise end up rolling all over of the floor of your moving truck.

And when you run out of packing peanuts or bubble wrap, good ol’ fashioned popcorn—which is also dirt cheap—is a terrific substitute. Pop a few kernels and use it to fill up the empty space in your boxes of fragile items.

2. Stretch It!

When you’re carrying stuff down to your truck, going in and out of the house, few things are as annoying as having the door slam on you over and over—potentially even locking you out of the house!

Your best bet to fix that problem? A simple rubber band. Hook one end over the inside knob, turn the knob so it’s in the “open” position, and then you twist the band in an “X” over the latch and hook the other end to the outside knob.

Rubber bands also come in super-handy for keeping small boxes closed or binding clothes hangers together by their hooks.

3. Plate It Up

When you’re packing up your kitchen, you have to be extra careful with plates and glasses, so they don’t get broken en route to your new home. Sure, you could buy those foam squares that are meant to separate your plates and keep them safe, but that can be expensive.

Instead, buy a party pack of foam plates at your local grocery store. They cost just pennies, and they’ll protect your dishes better than foam squares or newspaper.

And when you get to your new place, you also will have something to eat off of while you’re unpacking.

If you have a need for a real estate professional, please contact me. I would also appreciate your vote of confidence by passing my name to anyone you may know who would benefit from my services.

                       408.687.2026 |  Julie@JulieWyss.com | www.JulieWyss.com

The Wyss Report: 7 Ways to Keep Your Property Safe After Moving Out

If you're moving out while your home is still on the market, there are things you should do to keep your property safe.

An unoccupied property is at risk for a break-in, and removing all your belongings doesn’t mean you’re in the clear. Graffiti, damaged appliances, stolen copper wiring and broken windows can all add up to thousands of dollars in repairs.

Your agent will want to take extra precautions once your property is vacant, and to keep your investment as safe as possible, you’ll have to convince passerby the property is still occupied.

Here’s how to pull it off.

1. Ask for Backup

When you’re moving out, tell your immediate neighbors, the head of your neighborhood watch and your local police department that your property will be vacant.

With more eyes on the house, you’ll have a better chance of getting quick assistance if someone does break in.

2. Maintain the Lawn

An unkempt yard is a surefire sign a home is vacant. In the warmer months, make sure the lawn is mowed regularly, the flowerbeds are free of weeds, and there is no loose trash around the curb or driveway.

In the cooler months, clean the rain gutters, rake leaves off the lawn and clear the driveway and walkway if it snows.

3. Don’t Let Paper Pile Up

As soon as you’re finished moving out, forward your mail and newspaper subscriptions to your new address.

Ask a family member, friend or neighbor to stop by your home regularly to check for phone books, flyers and any mail that might have been accidentally delivered.

4. Make Repairs

A few times a month, check the outside of your property for any needed repairs. If you find any obvious problems, make repairs as soon as possible.

A cracked window, broken porch railing or loose shutter are small problems—but problems a live-in owner would fix.

5. Use Your Driveway

If you have a driveway attached to your home, ask a neighbor to park a car there. Many families with more than one car will be happy for the extra space, and a car parked in the driveway is a great deterrent.

6. Leave the Curtains Behind

If at all possible, leave the curtains or blinds on the windows in the home when you’re moving out.

Keep the curtains drawn and the blinds closed, even at the back of the house, in case a potential vandal hops your fence to see what’s inside.

7. Keep the Lights On

Purchase lighting timers, connect to inexpensive lamps and place the devices strategically throughout the house. Set the timers to go on and off in different rooms at the appropriate times of day or night.

Some would-be thieves or vandals will watch a property for days before breaking in. If they see lights in different rooms, they’ll assume the property still is occupied.

If you have a need for a real estate professional, please contact me. I would also appreciate your vote of confidence by passing my name to anyone you may know who would benefit from my services.

                    408.687.2026 |  Julie@JulieWyss.com | www.JulieWyss.com

Zillow’s going coast-to-coast shining the spotlight on some of the best agents in cities across the country

A few days ago, I received an email to the Zillow Pros blog. Much to my surprise, when I clicked the link, I found Zillow had done a feature on me! Wow!

Below is the blog, or you can also click here to see it on Zillow.

Top Real Estate Agent: Julie Wyss, San Jose, CA
DATE:AUGUST 12, 2014 | CATEGORY:REAL ESTATE PROS | AUTHOR:ALENA PILICHOWSKI

Zillow’s going coast-to-coast shining the spotlight on some of the best agents in cities across the country. These Zillow Premier Agents are successful in their community and have used Zillow to help grow their business.

Today’s San Jose, CA agent uses her entrepreneurial spirit and understanding of the unique Bay Area housing market to get the best deals for buyers, sellers and real estate investors alike. And, in return for their trust and business, she hosts biannual parties for her clients and vendors as a way to show her appreciation.

Introducing:

Name: Julie Wyss

Brokerage: Keller Williams Los Gatos Bay Area Estates

Years in business: 13

Years as a Zillow Premier Agent: 4

Favorite home style: Mediterranean

We asked Julie what makes her successful. Here’s what she had to say:

Zillow: Why are you successful as a real estate agent?
Julie: I have a team of very talented professionals providing the ultimate level of service and seamless support for every transaction. I earn client trust by demonstrating commitment and high values, communicating completely and clearly, and making transactions excitingly enjoyable. I am passionate about achieving the best possible price for both my buyers and my sellers.

Zillow: Who or what inspired you to work in real estate?
Julie: I’ve been an entrepreneur for many years, and I also worked in the mortgage business. I’m exceptionally driven and detail-oriented, understand the Bay Area housing market, and generally love helping people. All of these things led me to the real estate industry.

Zillow: What is the best part of your job?
Julie: I love working with both buyers and sellers in the Bay Area because each listing is a new challenge, and it’s always rewarding to help my clients get the best possible price for their property. The “residential matchmaking” process is exciting as well; helping buyers find a home that is just perfect for them. I also have a few real estate investors I work closely with. Finding them that next “diamond in the rough” is great fun!

Twice a year, I hold appreciation events to thank all of my clients and vendors. I thoroughly enjoy being able to hold parties in honor of all of these wonderful people.

Zillow: What are three pieces of advice you have for success on Zillow?
Julie:

1. Follow up with all valid leads.
2. Be sure to get reviews.
3. Contribute to the Zillow platform to boost your visibility by boosting theirs.[Julie Wyss picnic]Hosting appreciation events for her clients is one of Julie Wyss’ favorite parts of her job as a real estate agent.

Zillow: What real estate time-saving tips do you have?
Julie: Find capable, talented people to be a part of your team. Let them manage certain aspects of transactions (marketing, project and document management, etc.) so you, as the agent, can focus on bringing in new business.

Zillow: How do you manage your to-do list?
Julie: I use Evernote to keep track of individual listings and I use checklists for both buyer and seller transactions.

Zillow: When you’re not selling real estate, what do you enjoy in your free time?
Julie: I enjoy hiking, mountain biking, and generally staying fit. I also enjoy great restaurants, wine tasting, traveling, and spending time with my family and friends. Most of all, I love having a happy home life with my husband and three children.

Zillow: How do you stay active in the local community?
Julie: I stay active in the local community by participating in local trail running events, supporting local schools, and hosting music festivals.

To learn from top agents, be sure to attend one of the free Zillow Agent Events, coming to a city near you. Know someone who deserves to be in the spotlight? Tweet @ZillowForPros with your nomination. View past pros featured in the Agent Spotlight here.

If you have a need for a real estate professional, please contact me. I would also appreciate your vote of confidence by passing my name to anyone you may know who would benefit from my services.

                                       
                 408.687.2026 |  Julie@JulieWyss.com | www.JulieWyss.com

Seven Seller Slip-Ups That Send Buyers Packing

BY JULIE WYSS · DEADLINENEWS.COM © MARCH 20, 2013 

Sure it’s a sellers’ market, but that doesn’t mean it’s a fool proof market.

Sellers who approach the market like a cocky kid who thinks he or she knows it all will soon learn the real estate world isn’t his or her oyster.

If you want to sell your home quickly for the maximum sales price, consider these pearls of wisdom to avoid common seller mistakes.

Mistake No. 1: Pricing your property too high – Every seller wants to get the most money for his or her product. Listing with an excessively high price is a mistake.

A high listing price will simply alienate some buyers before they even see your property. Other buyers could expect more than your home really has to offer.

Over-priced properties tend to take an unusually long time and sell for a lower price than a similar home that’s priced right.

Mistake No. 2: Mistaking refinance appraisals for market value – In a refinance, lenders often estimate the value of your property at a higher level than the home is worth to encourage refinancing.

It’s a good idea to ask your real estate agent for the latest comparable market analysis, based on similar, recently sold properties in the same community.

Mistake No. 3: Forgetting to “showcase” your home – No matter how many times sellers hear this advice, no matter how simple it is to achieve, there’s widespread neglect when it comes to getting a property ready for sale.

A poorly maintained home with neglected decor and an unorganized appearance will turn away buyers and slash thousands of dollars off the selling price.

Mistake No. 4: Trying to “hard sell” while showing – Buying a house is an emotional and difficult decision.

Give prospective buyers time and space to examine your property. A home tour or open house event is not the time for pressuring prospective buyers.

Point out subtle issues, but be friendly, be hospitable, be available and be receptive to questions, but only if the potential buyer asks.

Mistake No. 5: Trying to sell to lookers – A prospective buyer who shows interest because of a “for sale” sign likely isn’t really interested in your property.

These buyers are more likely six to nine months from really taking the plunge. They are more interested in learning what’s available, rather than looking for a home to buy.

Your real estate agent can distinguish between the looky-loos and real buyersby determining a prospective buyer’s savings, credit rating, and purchasing power.

If your real estate agent can’t make this distinction, and you have to investigate on your own, consider finding a new real estate agent.

Mistake No. 6: Not knowing your rights and responsibilities – It’s crucial you are aware of all the details in your real estate contract.

Real estate contracts are legally binding documents and can be complex and confusing, but failing to sweat the details could cost you thousands of dollars in repairs and inspections.

Mistake No. 7: Signing a contract with no escape – You have a right to a contract that allows you to fire your real estate agent – and hire another – if the original agent fails to do the job as promised.

Beware of real estate companies that simply replace an agent with another one, without consulting you. Be in control of your sale before you sign a real estate contract. 

Click here for link to original article on Deadline News.

Top Producing Agent at Keller Williams Bay Estates, Los Gatos

www.juliewyss.com  |  julie@juliewyss.com |  408-687-2026

Home Inspection 101

BY JULIE WYSS · DEADLINENEWS.COM © DECEMBER 16, 2012
BUY | SELL · TAGGED: HOME BUYER, HOME INSPECTION, HOME SELLER · NO COMMENTS

You’ve found the home of your dreams and your agent prepares the purchase offer with the standard contingency – “upon Inspection.”

You gave the house the once over, but did you look in the attic space? The crawl space? Did you check to see if the appliances work properly? Did you check to see if the sprinkler system works.

Chances are the answer is “no” to all those questions.

This is a job for a home inspector.

Home inspector is the expert

A home inspection is an independent, unbiased review and report on a home’s primary systems, components and conditions. The inspector’s job is to discover and document visible problems that may have been overlooked by a real estate agent, the buyer or the seller.

An inspector does not appraise the property, make buying recommendations, recommend approaches to building code compliance, guarantee the structural viability of the property or find hidden defects.

What will the inspector inspect?

A complete inspection includes a visual examination of the building from top to bottom. Only items that are visible and accessible by normal means are are examined and included in the final report.

The inspector evaluates and reports the condition of the structure, roof, foundation, drainage, plumbing, heating system, central air-conditioning system, visible insulation, walls, windows, and doors.

The information is detailed in a written inspection report.

What about inspection report problems ?

If the inspector finds problems, that does not necessarily mean you shouldn’t buy it, only that you will know in advance what type of repairs or upgrades to anticipate.

The inspection report is a tool to help you make an informed decision about buying the property – or not.

The choice is yours.

A seller may be willing to repair significant problems the inspector discovers or even upgrade or improve aspects of the property to more contemporary conditions in order to make the home more saleable.

The buyer can negotiate for a lower price or other concessions, if there are problems that need correcting and the seller doesn’t want to take time or make the effort to get the work done.

If your budget is tight, or if you do not wish to become involved in repair work, you can choose not to buy the property.

If you do negotiate repairs, always set deadlines and put everything in writing with the appropriate terms, signatures and dates.

Finding a home inspector

Talk to your real estate agent, friends, family or others you trust who recently purchased a home and used an inspector they are willing to recommend.

Also check with professional associations including the California Real Estate Inspection Association (CREIA) and the (ASHI) American Society of Home Inspectors.

Sellers can choose to hire their own inspector to learn the condition of the home, but the buyer can choose his or her own inspector.

Interview several candidates. Verify their license, when applicable, and ask about their experience, education, and any professional certifications.

Be sure the inspector you hire can meet all contractual deadlines included in your sales contract.

The contract typically specifies a certain period within which the inspection must be complete, as well as a period for you to review and approve the inspection.

Click here for a virtual home inspection.

If you have a need for a real estate professional, please contact me. I would also appreciate your vote of confidence by passing my name to anyone you may know who would benefit from my services.

Julie@JulieWyss.com  |  www.JulieWyss.com   |  408.687.2026

Is it time to move up in Silicon Valley?

BY JULIE WYSS  Originally published in the DEADLINENEWS.COM © JUNE 5, 2012 

 Those who have money to buy have been sitting tight for the past half decade.

Suddenly, everyone wants to buy real estate – first-time home buyers, investors, move-up, even move-down buyers.

What happened?

In the past four months inventories have fallen hard and prices have increased by $20,000 to as much as $100,000 on select properties. The bottom may have come and gone. It feels like recovery.

Silicon Valley bidding wars have erupted on everything from the worst distressed properties that attract all cash buyers because lenders won’t finance their sale, to $2 million homes in Cupertino, Los Gatos, Palo Alto and affluent areas with a tech worker-based populace.

Many local markets have become much more seller friendly.

Asked one buyer from Germany, “Why did the market move so quickly?”

Interest rates are at record lows. Prices have stopped falling. The Euro Zone troubles are prompting investors from abroad to buy U.S. There is no one specific answer.

I’m exposed to all of the global and local information available to real estate professionals and the best answer I have heard is “The herd has moved.”

Herd moving uphill

One of the fastest growing trends is move-up buys.

Home owners have been “sucking it up” and staying put, even through they have great jobs, tenure and steady pay increases. Now with this market surge, they are getting off the fence, selling mid-range homes, valued at $600,000 to $800,000 and buying up in the higher price range of $1 million to $1.5 million.

They are moving into long sought-after neighborhoods including, Los Gatos, Cupertino, Saratoga, Los Altos and Palo Alto.

They are married couples in their late 40′s and realize that life is too short to wait much longer and they really can afford their dream home.

I recently sold a Cambrian, San Jose neighborhood home that had appraised at about $700,000 a year ago. Concerned about over-pricing that could have killed a deal last year, we conservatively priced it at $760,000. It sold for more than $800,000.

The sellers, in turn, acted fast and found a great home in Las Gatos for less than $1.5 million – an entry level property for this affluent city.

Move-up financing

What kind of financing is attractive and available? It depends on the buyer. Do they hold shares of one of the hot fledgling tech companies and anticipate bonuses? Or are they on a fixed income?

One strategy is to get a conforming loan of $625,500 at a low, fixed interest rate under 4 percent and a second loan (Yes, they are back.) for $500,000 with an interest rate of 4.25 percent. For the down payment you’ll have to have to use the equity in the old home you just sold.

There are also amazing jumbo loans for a full $1 million available for low interest rates and 5- 7- and 10-year hybrid adjustable rate mortgages are back.

This is a fantastic time to move up.

Life is short.

Read this article on Deadline News by clicking here. 

408.687.2026   |   julie@juliewyss.com   |   www.juliewyss.com