Good property photos are essential to attracting buyers for your home, especially with the number of buyers using the internet to search for homes. The decision to tour a home can depend on your photos! A bad property photo can make the difference between someone contacting you or not.

While I always encourage my clients to go the extra mile and invest in a professional photographer for their listing, there are times when this isn’t feasible. In absence of a professional, I like to have a lot of photos for buyers to consider, and I use a simple checklist to get the most out of each shot.

If you’re photographing a property, ask yourself these seven questions before you snap each shot.

Seven Tips to Improve Your Property Photos - Home for Sale in Wilmington NC

1. Is there anything in the frame that distracts from the focus on the property? Look out for stray hoses, vehicles, recycling bins, etc.

2. Am I close enough to the property? Better to fill the shot than crop later.

3. Is this room interesting enough to photograph in detail?

4. Have I removed unnecessary items from the interior shots? Check for garbage cans, magazines on tables, excess furniture, etc.

5. Is the lighting suitable for this shot? Check to make sure you're not shooting into really bright lights, sliding glass doors, fluorescent lights.

6. Does this shot require a tripod to avoid distortion? Hand-held shots can reveal distortion, especially when you're shooting horizontal or vertical shots. One alternative is shooting from a favorable angle.

7. Did I get all of the one-of-a-kind details? Look for exceptional architecture, gardens, privacy features, transitional spaces.

Are you ready to shoot your home and list it? Give us a call for some of the most professional and experienced representation around!

At Coastwalk Real Estate, we beleive the "little details" go a long way.

We are here to help you buy or sell homes in Wilmington NC, as well as Wrightsville Beach real estate, homes in Carolina Beach NC, and Kure Beach houses for sale! Search available inventory here: http://www.coastwalkrealestate.com/

Provided by Justin Donaton

Occasionally clients ask us about little extra tips and tricks to improve the appeal of their home while it’s on the market. This is especially true when it comes to open houses or showings. Below we answer a common question about home odors.

Q: Is it a good idea to add pleasant odors (cookies baking, cinnamon, fresh flowers) to a staged home for showings?

A: Not necessarily. Odors do matter, but assuming you know what "a nice smell" is to you buyers could be trouble.

If anything, your house should smell freshly cleaned, but not "chemical." Your best bet is to focus on eliminating foul or dominant odors.

If the house smells stuffy or "closed up" (you know, that "back of the closet with coats from 1974 smell"), concentrate on circulating fresh air first and foremost. Replacing air filters in forced heat/air systems is a good place to start.

The problem with adding odors such as baking cookies or fresh coffee is one of preference. How do you know what sort of associations buyers will have with the smells you think are attractive? A bright, Spring smell might come across as cloying to your visitors. (Floral scents may even set off allergies!)

Also consider this: Are you adding a "good smell" in an effort to cover up a bad smell? We all know how well that works out. The mix is pretty awful.

Finally, many buyers are aware of the "sweet smell" tactic associated with open houses. While your intentions may be good, some savvy prospects may be thinking, "I wonder what that smell is supposed to distract us from?"

Need a sniff test before hand? Ask a few neighbors or friends to give them your opinion when they walk in the door fresh, prior to the main open house or showing.

We love to work with clients to prepare their home for a top-dollar sale. Need more ideas for staging or improving the curb appeal of your home? Let’s chat! Get in touch today, contact Coastwalk Real Estate at 910-458-9119

You can search for homes for sale in Wilmington and at the beaches, just click here!

http://www.coastwalkrealestate.com/

Provided by Justin Donaton

With October 1 fast approaching and the necessity for Sellers to disclose oil and gas rights, there are practical issues regarding the newly revised offer to purchase and contracts (Form 2-T and 800-T).

While the Buyer is initiating the offer, the oil and gas rights representation is from the Seller. The listing agreements do not yet contain language regarding oil and gas rights; there are no fields within the MLS either which the cooperating broker could use to complete the check boxes on the offer to purchase accurately.
Please consider the following carefully:

• If the buyer’s offer does not have any boxes checked, then the Seller would need to check the boxes, initial and date it—a counter-offer.

• Upon receipt of the counter-offer, the Buyer would initial in the blanks provided and date the change; the cooperating broker would notify the listing agent of the acceptance; the Effective Date can then be determined.

Please remember that the NC General Assembly made this law and exactly prescribed the language that is now found in the offers to purchase. There was no forethought as to “how” this would affect the brokerage and legal community—so it is what it is—and brokers need to respond appropriately.
While NCAR may change the listing agreements, it won’t happen soon. I have, therefore, created a pdf which is now on the MLS system that listing agents should have their Seller(s) complete or at least have permission from the Seller to upload a completed form to the MLS. Please consult your own attorney as to whether you should have the Seller sign this form or whether an email from the Seller authorizing you to disclose the information on this form in the MLS is appropriate.
Uploading a document for the cooperating broker will facilitate the transaction and avoid the counter-offer situation described above.
The name of the document is Oil and Gas Rights Disclosure and is found on the MLS menu under Links, then select Links and Documents.
Cooperating Broker: Seller(s) has authorized the following information to enable you to submit an offer:
OIL AND GAS RIGHTS DISCLOSURE:
Oil and gas rights can be severed from the title to real property by conveyance (deed) of the oil and gas rights from the owner or by reservation of the oil and gas rights by the owner. If oil and gas rights are or will be severed from the property, the owner of those rights may have the perpetual right to drill, mine, explore, and remove any of the subsurface resources on or from the property either directly from the surface of the property or from a nearby location. With regard to the severance of oil and gas rights, Seller makes the following disclosures:

Yes No No Representation
_____ _____ 1. Oil and gas rights were severed from the property   
Buyer Initial by a previous owner.
Yes No
_____ _____ 2. Seller has severed the oil and gas rights from the  
Buyer Initials property.
Yes No
_____ _____ 3. Seller intends to sever the oil and gas rights from  
Buyer Initials the property prior to transfer of title to Buyer

Beach Sweep @ Kure Beach on September 29th begins at 9:00 am

Sep 24, 2012 02:42 pm

If you'd like to help with the annual Beach Sweep at Kure Beach as part of the Keep America Clean project, come to the Kure Beach Pier at 9:00 am on Saturday, September 29th. Volunteers from our Beach Protection Committee will be there to hand out gloves and trash bags. It brings us joy all year round, so let's all pitch in to continue to keep our beach clean. Don't forget to wear comfortable clothing and shoes. We thank you for your volunteerism!

Provided by Justin Donaton

I hope you enjoyed last week’s column on Kure Beach.

This week I wanted to share my favorite places to go, and things to do, in Carolina Beach!!

The weather is still perfect, the water is still warm, there are some good waves, and there are lots of activities happening around the island!

On my way to work most mornings, I stop at the Ocean Blvd beach access to check out the waves. It’s a great spot as you can pull your car right up to the beach and take a look at what’s going on. The “Pipe” is to the south, and the Tiki Bar to the north. It’s not uncommon to see porpoises playing in the waves, fish jumping, and an occasional stingray splashing.

Heading north, a stop at the Veggie Wagon is a must. They offer fresh produce, yummy food, organic treats and a great wine selection.

Pack a bag and head to the Carolina Beach Lake. You can jog around the lake, bring the kids to a playground, visit Duke and his paddle boats, or just relax with the ducks at your side.

For those looking for some adventure, you can visit the Tony Silvangi Surf School…located at the Hang Ten Grill, or the Hamlet Street beach access. The smile on faces after meeting Tony is priceless…rent a paddleboard or get a surf lesson from a world champion (and local) professional surfer!

The business district in Carolina Beach is one of the best places to walk around…there are some delicious restaurants. Nikki’s, The Deck House and Havana’s are three of my favorites.

And don’t forget about our friends and the local businesses on the boardwalk. The rides are gone, but there are lots of treats for locals to enjoy – be sure to support our local businesses in the off season too.

What is your favorite restaurant?

On the North End, you have to visit the pier…this offers one of my favorite views on the beach. Be sure to say “hi” the Freddy and his family while you’re up there. Check out the surfers at Sunskipper, and if you can get up early, be sure to bring a cup of coffee and enjoy the sunrise!

If you have a 4x4, Freeman Park is a truly special place to visit…lots of great spots to relax, tidal pools to play in, and bonfires to enjoy. If you’re into camping or a day on the beach, you can’t beat Freeman Park!

For the boaters on the island, there are some great marinas including Joyner’s Marina (Oceana),  Mona Black’s and Waterfronte. There is also the town boat ramp off Spencer Farlow Drive which was recently renovated…it’s beautiful and is a great spot to fish too.

For nature lovers…an afternoon at Carolina Beach State Park is well worth the visit. I love walking and running the trails at the park. There’s a ton nature to enjoy…see if you can find a Venus Flytrap, and try to find Sugarloaf Mountain!

Finally, I wanted to thank the Town of Carolina Beach for their  commitment to Mike Chapel Park. There are great ball fields, a playground, basketball, tennis, the skate park, a dog park and more. This is a part of town I know a lot of locals really like!

There are a lot of other hidden treasures in Carolina Beach including great beach spots, tasty restaurants, and places to play…so get on out there and discover them this Fall!

This posting is courtest of Coastwalk Real Estate. We can be reached at 910-458-9119

Provided by Justin Donaton

A Feeling of Security - working with a Mortgage Banker

IT MAKES A DIFFERENCE THAT AMERICAN SECURITY MORTGAGE IS A MORTGAGE BANKER

Doing business with a Mortgage Banker rather than a mortgage broker makes a big difference. When you, a Realtor or Homebuilder do business with American Security Mortgage you enter into a stress free relationship. This is because we process, underwrite, approve and issue the attorney's closing instructions on your loan ourselves without having to send it to a third party to underwrite and prepare closing instructions.

Being a Mortgage Banker also means we use our own money to fund your loan. You don't have to wait for a check to be express mailed or wired from a distant location to your attorney.

We're Preferred. American Security Mortgage is the preferred lender for many quality builders. If you are a builder, Realtor or individual borrower, American Security Mortgage should be your preferred mortgage lender.

AMERICAN SECURITY MORTGAGE IS A DYNAMIC WORK ENVIRONMENT.

We ask everyone to embrace teamwork, to accept innovation when it provides a better way to perform tasks and to show a willingness to adapt to a constantly changing marketplace.

Loan Officers: Experienced, Knowledgeable and Sensitive to Customer Needs. On call on weekends.

Loan Processors: Experienced in processing all Government and Conventional mortgage products.

Underwriters: Our underwriters use Federal National Mortgage Assoc. (Fannie Mae-FNMA) and Federal Home Loan Mortgage Corp. (Freddie Mac-FHLMC) underwriting technology for same day as submitted underwriting decisions.

Our underwriters also have FHA "D.E." (Direct Endorsement) designations which allow us to commit and close FHA loans without further underwriting review.

Loan Closing: American Security Mortgage uses the most advanced and sophisticated automated technology for interfacing and electronic delivery to closing attorneys.

Marsha R. Stone

Branch Manager/Sr. Mortgage Banker

NMLS ID 90796

American Security Mortgage

1015 Ashes Drive, Suite 100

Wilmington, NC 28405

910-232-3221 (cell)

888-657-1116 (efax)

910-239-5310 ( direct line)

Part of our job as a real estate agents is educating and protecting my clients. Many of my clients get nervous about home inspections. They often ask: “Should I have a home inspection before I put my home on the market?” Here’s my take on the pre-listing inspection:

Knowing what you're in for when it comes to selling a house is always better than getting a nasty surprise down the line. In the event you find repairs that need to be made, they can be done in a reasonable time frame.

The pre-listing inspection is also useful in situations down the line when you suspect the buyer's home inspection reflects wildly inflated estimates for repairs.

Also keep in mind that if you fail to disclose a problem found in the inspection, you could be in big trouble down the line.

You also need to know the difference between maintenance repairs and home upgrades. Buyers have a reasonable expectation that the home has been properly maintained. Making necessary maintenance repairs doesn't mean the you can up the price on the listing. You can't cover the cost of your new roof by pumping up the sale price. You might be able to use it as an effective marketing point over other listings in the area, but it's not a fabulous kitchen renovation!

If you don’t want to make the repairs, understand that not making repairs can have a disproportionately negative impact on your sale price. For example, if you want to dump a $1,000 plumbing repair on prospective buyers, the buyers are not going to equate that to $1,000 off the asking price. Instead, they're going to think about the time, inconvenience, and the cost of the repair. A $1,000 repair might translate to a $3,000 hit to the asking price. Buyers will want to be well-paid to handle a seller's headache.

There’s a definite benefit to the pre-listing inspection, but it’s important to consider the pros and cons with your agent.

We’d be glad to have a conversation with you about the specific concerns you may have about your home if you’re preparing to list it. Please contact us today: Coastwalk Real Estate – www.MyCoastwalk.com or 910-458-9119

Coastwalk Real Estate helps buyers and sellers in Wilmington North Carolina, Leland, and the beach town of Carolina Beach, Kure Beach and Wrightsville Beach.

Provided by Justin Donaton

"Most human beings have an almost infinite capacity for taking things for granted."

-Aldous Huxley, (1894 - 1963) English writer

Do you have a practice for dealing with daily stress? I thought I’d share a simple and surprisingly effective exercise you can do each day that will not only boost your spirits, but lighten the perceived burden of “the daily grind.” No running shoes required! You can do it without breaking a sweat, right from the comfort of your car, your desk, or even the line at Starbucks.

It sounds simple, but it’s quite powerful: Each day, think of five things you're grateful for. They don't have to be big things. In fact, it's great to start with the little things. It helps get you in the flow.

Start with one or two basic things you take for granted, for example: "I'm grateful for a hot shower in the morning." Or: "I'm grateful for a safe neighborhood."

Come up with five new things each time you practice. You might find this challenging at first. There should be a little struggle, but push through it. "I'm grateful for the smile of the guy at the bagel shop." Or: "I'm grateful for my family dinner on Sundays."

It might seem silly at first, but you'll notice that the more you express your gratitude, the more you'll connect to a general feeling of benevolence for others and well-being. Really take a moment for each simple gratitude to sink in. Visualize what you're grateful for and recall experiencing it.

This gratitude exercise connects you to the world in a positive way. It makes the trivial annoyances in life sting less, and reminds you to note what it is in the world you truly appreciate. When your focus shifts to gratitude, your attitude improves.

Give it a try this week and see what you think. Waiting in line, stuck in traffic, killing time between appointments... they're all great windows to practice a little gratitude.

Sometimes our clients ask me how I keep my cool when dealing with a difficult real estate deal. Well, this is one of our tricks to keep everything in perspective. If you’re looking for a stress-free home buying or selling experience, we can help: Contact Coastwalk Real Estate at 910-458-9119, or www.MyCoastwalk.com

 Provided by Justin Donaton