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Judy Kivela
Broker/Owner
    Years of Experience: 27

    CRS: Certified Residential Specialist
    GRI: Graduate REALTOR® Institute
    CDPE Certified Distress Property Expert, SRS
    WHS: Workforce Housing Specialist

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Office: 406-491-5777

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Kivela Montana Realtors
3100 Harrison Avenue
Butte, Montana
406-491-5777

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Homes for Sale

Buying One of the Butte Homes for Sale? Don’t Forget Your…

Friday, October 30th, 2009

2009 might not have brought on the hottest market for sellers, but it’s an excellent market for buyers.  If you’re taking advantage and buying one of the Butte  homes for sale, it means you’ll be moving soon.  It also means that you’ll probably forget something you really need in the new house – after it’s too late.

Don’t Forget Your…

There are at least five items commonly forgotten when moving:

1. Personal Phonebook – Make sure you pack up any personal numbers, phonebooks or notepads you might have written needed numbers on.  If you have time, transfer them to your computer.  Even if you call the numbers a lot, there is still a chance you’ll forget them.

2. Neat and Tidy – Too often, people will be giving their old home a final once-over and find a spot that needs to be cleaned.  Realizing they have packed the cleaning equipment, they rush out to buy new cleaners.  Instead, have your cleaning supplies set aside as one of the last things to go – just in case.

3. Records – No, not the vinyl ones.  If the Butte home for sale is in another neighborhood, you’ll have to get your medical records, vet records for your pet and your child’s permanent school record.  Copies usually aren’t allowed, so make sure you have the real deal!

4. Your Address – As silly as it may seem, it’s easy to forget your new address.  Write it down and put it in your wallet or purse for easy reference.

5.  Hidden Valuables – Did you remember that roll of bills you hid in the attic, or the necklace in the bathroom?  Before leaving, collect all your valuables and put them in a safe deposit box.

If you’re looking to buy one of the Butte homes for sale, I can help.  Call me at 406-491-1234 or email me at judy@montana.com for more information.

Links:

Items commonly forgotten when moving

http://www.articlesbase.com/moving-and-relocating-articles/10-things-people-forget-when-moving-979883.html

Medical records

http://www.genetichealth.com/Resources_Collecting_Medical_Records.shtml#Anchor3

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Buyers Beware: Disappearing Homes for Sale in Butte

Wednesday, September 16th, 2009

July saw the largest increase in home sales in at least ten years, which brings hope for all the homes for sale in Butte. What’s the culprit for this more-than-expected rise? The first-time buyers tax credit!

The $8,000 tax credit first time buyers are eligible for expires November 30, 2009. Buyers that otherwise may have stood on the side lines are rushing to find the home of their dreams in time for the closing to happen before the deadline. Thanks to that deadline, one out of three homes for sale are getting that coveted “Sold” sign.

So why should buyers beware?

If you’re holding off for a better time to buy one of the homes for sale in Butte, you might never see it! Mortgage interest rates are at a historical low; housing prices are also much lower than they have been.

The tax credit is another excellent reason. If you’re a first-time buyer and close the deal before November 30, you get a 10% credit on the purchase price. That percentage caps out at $8,000. What can you do in a new house with $8,000?

Many buyers are looking at foreclosures, due to lower costs. While the foreclosures may not be in the best condition, the tax credit has helped them make repairs without taking a huge bite out of their wallet. You may have a foreclosure with $15,000 off the initial price and $7,000 in needed repairs. If you receive the full $8,000 tax credit, you actually end up saving $16,000!

So, if you’re honestly looking for a home to buy, go ahead. Take your time; make sure it’s a home you want. However, don’t take too long, because the homes for sale in Butte are rapidly disappearing. Take advantage of the tax credit and the number of possibilities!

If you’re looking for a great home, I can help. Call me at 406-491-1234 or email me for more information.

Links:

$8,000 tax credit

http://www.irs.gov/newsroom/article/0,,id=204671,00.html

Mortgage interest rates

http://www.mortgage101.com/articles/dailyratesurvey.asp

Make repairs

http://www.hometips.com/

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Are You Overwhelmed by Searching for Homes for Sale in Butte?

Monday, September 14th, 2009

Are you looking at homes for sale in Butte and feeling overwhelmed by the choices? Back in the Dark Ages before the Internet (1986 or so), if you wanted to look at a house, you had to call a real estate agent, find out the address and then physically drive to the house. Thanks to the Internet, however, you can start narrowing down your choices before you ever talk to your agent.

What do you need to know?

Looking online can give you the information you want to know about the homes for sale in Butte. However, if you just go surfing on the Web, that information can be as overwhelming as the number of choices. Before you start shopping online, make a list of the things that are important to you about the city or neighborhood in which you want to live, such as:

  • What are the average property taxes in the neighborhood?
  • What is the average utility cost for the home?
  • What is the neighborhood like?
  • How high is the crime rate in the neighborhood?
  • What is the average climate of the city?
  • What is the unemployment rate of the city?
  • How good are the schools?

Once you have your list of questions, go online with an eye to answering them. Here is a list of links that might help you on your quest for information:

My Government Website – Sunshine Review: Here you can find a list of cities with official websites. Choose the city you’re looking for and be magically transported by way of the Internet to that city’s official website. You’ll find all the great stuff that calls people to move to a particular city, including attractions, businesses, restaurants and beautiful housing developments.

City Data: City Data is just that – a website with nothing but data on U.S. cities. You’ll find the nice and not so nice information about any city. Crime rates, shortest commute, weather patterns and more, all at your fingertips. The only drawback is that the information is two years old.

Interest: Interest.com will show you the current mortgage interest rates for the area you’re interested in.

By gathering all this information, you have a much better chance of choosing one of the homes for sale in Butte  that fits your needs. Once you have it all, you can search online or take the information to your real estate agent and get help with your house hunting.

Are you looking for the perfect house?  Let me help. Call me today at (406)-491-1234 or email me for more information.

Links:

My Government Website – Sunshine Review

http://sunshinereview.org/index.php/My_Government_Website:_Number_of_cities

City Data

http://www.city-data.com/

Interest

http://www.interest.com/

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4 Things That Can Stop You from Closing on a New Butte Home for Sale

Thursday, September 10th, 2009

Purchasing a Butte home for sale, especially as a first-time buyer, is incredibly exciting. However, just because your offer is accepted doesn’t mean the deal is done. Lots of things can still cause the deal to fall through. Here are just a few things that might slow or stop your purchase:

  1. Termites – Most lenders will insist on having a pest inspection to make sure termites or carpenter ants haven’t seriously damaged the home. Even if your particular lender doesn’t require an inspection, it’s best that you get one done anyway. If the pest inspection shows there is a severe problem, you can either ask the seller to pay to have the problem fixed or walk away if your purchase agreement allows it. At less than $100, a pest inspection is definitely worth the cost.
  2. Bad Title – During the escrow process, have a title search done by a title company and purchase title insurance. The search makes sure that there isn’t a lien or claim against the property, while the title insurance guarantees that there aren’t any issues with the title. If there are issues, they have to be taken care of before you can receive the keys to the Butte home for sale.
  3. House Defects – Make sure that your purchase offer has a home inspection contingency. If the inspection reveals big issues, you can back out without any penalties. Otherwise, you might lose your earnest money. If you don’t want to back out, you’ll have to negotiate the cost of the repairs with the seller. This can delay closing.
  4. Uninsurable Home - Sometimes previous homeowners will have made a major insurance claim, which shows up on insurance records. In this case, insurance companies may claim the house to be uninsurable, which means you won’t be able to get a loan for the home.

Before looking at a Butte home for sale, make sure you’re acquainted with the closing and escrow processes, and be prepared for any problems that may arise. The more equipped you are for any eventuality, the better your chances of moving into the home you want.

If you’re in the market to buy a home, let me help you negotiate a contract that protects you from potential problems. Call me at 406-491-1234 or email me for more information.

Links:

Pest inspection:  Link to a page on your website about this or to your preferred pest inspection company.  Or, link to http://www.pestinspection.net/

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4 Guaranteed Ways to Get Rid of Buyers for Your Butte Home for Sale

Tuesday, August 25th, 2009

Sometimes, just sometimes, it seems that people don’t really want to sell their home.  They put the “Butte Home for Sale” sign up in the yard and then steadily push potential buyers away.  If you don’t want to sell your home, here are a few ways to get rid of the nosy buyers:

1. Open houses – Especially if you’re using a real estate agent, your home will be open to the public (i.e. buyers).  The best way to discourage these buyers is by making sure you’re there to point out all the flaws and issues you’ve had while living there.  They’ll eat it up and walk away.

2. Curb appeal – Weeds can cover up a beautiful lawn like nobody’s business.  Putting away the lawnmower, garden sheers and weed eater is an excellent way to ditch potential buyers.

3. Painting the house - Every article written by a real estate guru on “how to market your Butte home for sale” will tell you to paint your house in neutral colors if it needs to be repainted.  Therefore, it stands to reason that if you’re playing “ditch the buyer,” the best thing to do is pick a color that screams, “Here I am!”  No worries.  Once you know for sure your house won’t sell, you can always repaint.

4. Clearing the house - It’s a known fact that buyers like to be able to see themselves living in the house.  Your job is to go around and put up as many knick-knacks and pictures as possible to let them know it’s YOUR house.

Of course, if you’ve put up your Butte home for sale, chances are you do want to sell it.  Pay attention to the above and make sure you aren’t pushing clients away.  If need be, ask your real estate agent to go over the house with you and provide suggestions on how you can improve your home’s buyer appeal.

If you’re trying to sell your home and want it to be marketable, I can help.  Call me at 406-491-1234 or email me for more information.

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How Do You Price Your Butte Home For Sale?

Wednesday, August 12th, 2009

If you’re looking for the right price to list your Butte home for sale, you may need to call on a real estate professional.  Pricing your home to sell in this buyer’s market is part research and part experience.

You don’t want to overprice your Butte home for sale because you don’t want it to sit on the market week after week.  A home that is priced too high for the area will not attract as many buyers as a more reasonably priced home.  If you price your home below market value, you’re likely to receive several offers that will drive the sale price up, so you don’t have to worry about getting less money for your home than it’s worth.

A good way to get an idea of the current value of your home is to get the sale prices of homes that have recently sold in your area.  Your real estate agent can gather that information for you. Look for homes similar to yours in size, location and condition.

When setting the price of your home, you may also want to take a look at the listings that have expired in your area.  You may find that the homes were overpriced for your neighborhood or that some homes remain on the market because the home wasn’t updated or in good condition.  Try to learn what caused the listing to expire and work to avoid the same mistakes.

You should not list your Butte home for sale at a price that you aren’t comfortable with.  Explain to your agent the concerns that you have about the home’s sale price and ask for his or her professional opinion about the price that you have chosen.

Want help pricing your home correctly?  Let me put together an analysis of current home prices in your neighborhood.  It’s free and at absolutely no obligation.  To get your analysis, call me today at 406-491-1234 or email me.

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5 Steps Owners of Butte Homes for Sale Should Follow

Thursday, August 6th, 2009

There’s a lot of competition in the current market for Butte homes for sale.  If you’re thinking about adding your home to the list, this checklist is for you.

#1.  Set your goals. What do you expect from your sale?  Do you just want to get rid of the home, or do you want the highest price possible?  Will you be ready if a buyer wants to close quickly?  The answers to these questions factor into how much time it takes for a house to come off the market.

#2.  Decide whether to use an agent or not. Although many Butte homes for sale go faster and at better prices with a real estate agent, it’s still possible to get a decent price doing it yourself.  If you decide to use an agent, interview them and talk to their past clients to make sure you feel confident in their services.

#3.  Set your home price. This is tricky, because if you don’t set the right price, your house can sit on the market for a long time and sell for much less than it’s worth.  If you hire an agent, they’ll analyze comparable homes and find a good price.  If you don’t hire an agent, make sure you look at recent sales on comparable homes, as well as neighborhood demographics to find the right price.

#4.  Find the problems and get serious issues fixed. Although you aren’t obligated to hire a home inspector, a professional home inspection can help head off serious issues that can delay the sale.  If you can fix the serious issues, do so.  If you can’t, you can still sell the house “as is,” as a fixer-upper.  Keep records of everything you do fix.

#5.  Consider staging your home. From curb appeal to inside style, home stagers can help your house look its best.  Studies show that, in general, staged homes sell faster and for better prices than those that haven’t been staged.

Adding your house to the list of Butte homes for sale will be an exercise in patience, but following this checklist can help make the exercise a much shorter one.

If you’re thinking of selling your home, please allow me to interview for the job.  Call me today at 406-491-1234 or email me for more information or to schedule an interview.

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3 Cheap, Easy Ways to Make Your Home for Sale in Butte More Inviting

Tuesday, August 4th, 2009

Many putting up their home for sale on the Butte market don’t have a lot of available cash to spruce it up.  While staging houses is a definite plus, it costs, as does many of the other suggested “to-dos.”  Here are a few cheap, easy ways to make your home look more inviting to buyers:

1. Put up your personal stuff

Not every buyer looking at a home for sale in Butte  appreciates the fact that someone still lives there.  Putting away the following things can help the buyers’ see themselves in the home:

*your pet’s things (toys, litter box, bowls)
*your medications, toothbrushes and toilet accessories
*any toys
*knick-knacks and personal pictures

    2. Create more space

    Small, closed in spaces are major turnoffs for buyers.  Create the illusion of more space by:

    *putting up out-of-season clothes or clothes you don’t wear very often to make your closets look bigger
    *taking one piece of furniture out of your bedroom
    *packing up the small appliances in your kitchen
    *taking out all but four chairs in your dining room, as well as extra table leaves

      3. Touch on the trends

      Chances are that some of the buyers are paying attention to celebrity trends.  Feng shui is a big one, and you can do your part with just a few touches:

      *add a fresh bowl of fruit to the kitchen
      *put a comfortable couch or chair on the east side of your living room or den
      *put a green welcome mat on your porch to symbolize opportunity
      *get rid of reds

        Whether you see or feel a difference doesn’t matter.  Keep in mind that you’re trying to appeal to potential buyers of your home for sale in [city], not make the home more livable for you.  If it helps, pretend that you’re the buyer, seeing the house for the first time.

        If you’re trying to get your home ready to sell, I can help.  Call me at 406-491-5777 or email me for more information.

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        Is There a Butte Home for Sale Your Pet Will Love?

        Wednesday, July 22nd, 2009

        Some pet owners love their pets like children and, if you’re one of them, you’ll be understandably concerned about choosing a Butte home for sale that your pet would be comfortable in.  There are definite ways to make sure you get just that; here are just a few of them:

        1.  The features of the home are particularly important.  Before you go shopping for a pet friendly house, make a list of things your pet likes.  Also make a list of things your pet might destroy.  For instance, many cat owners find their pets ripping up the carpet.  A home with wood floors might be ideal.  If you have a dog, it’s probably important to have a fenced yard.  Many things are easy to overlook, but you’ll be sure to consider them if you make a list first.

        2.  The home’s layout might be hard on your pet.  If you have an older pet who has a hard time climbing stairs, a Butte home for sale with one story would be better than a two-story home.  Low windows or window ledges are perfect for cats, as well as an out of sight place to store a litter box.  In addition, remember your pet’s size.  The larger the animal, the more yard or bigger space you might need.

        3.  The Home Owner Association (HOA) may not allow pets, and those that do allow pets usually have pet restrictions.  Before deciding on a home, make sure that the HOA allows your particular pet.  Don’t take it for granted!  You may end up with severe penalties.

        4.  County and City code restrictions may also be an issue.  Several cities also have restrictions on the number of pets, the species and the type.  The pit bull ban is a very good example.

        5. A pet friendly neighborhood is the best place for you and your pet.  Look around the neighborhood and see if the neighbors are walking their dogs or have cats sleeping in windows.  Consider if the way they seem to take care of their pets is similar to yours.  If it isn’t, you might want to find another Butte home for sale.

        If you’re looking for a home that’s perfect for you and your pet, I can help.  Call me today at 406-491-5777 or email me for more information.

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        6 Ways to Tell if You Need to Paint Before Putting Up Your Butte Home for Sale

        Monday, July 20th, 2009

        If you’re putting up your Butte home for sale, it may be time to bring out the brush and spackle.  This doesn’t just mean on the outside, but everywhere.  If you’re not sure whether you need to do it, here are a few ways to tell:

        1.  Peeling exterior – You may be used to the home and not see the peeling paint, but, as any real estate agent will tell you, curb appeal is very important.  If buyers don’t like the way your home looks on the outside, they very seldom go inside.  If the paint is peeling, it’s time to redo it.

        2.  Eye-catching colors – While you may enjoy your robin’s egg blue house with canary yellow shutters, buyers may not.  A Butte home for sale needs to be painted in a way that the buyers can see themselves living in it.  If your house is painted in unusually eye-catching colors, you need to repaint in neutral tones.  Stick with neutral colors for interior painting also.

        3.  Peeling/stained shed - If you have a wooden shed on your property, you might need to repaint it or even replace it.  Exposed wood under the paint is a major detractor and an eyesore.  It may not matter to you, but it will matter to the buyer.

        4.  Cracks in the walls - If the interior of your home has little cracks, seal the drywall with spackling and repaint.  Though small, the cracks will be seen as a negative, even if the rest of the house is well cared for.

        5.  Cracked tiles or water spots on the ceiling – Who looks up at the ceiling anymore?  The buyer will and will see that unsightly stain in the corner that you haven’t noticed for years.

        6.  Artistic inspiration – If you’re an artist and you found the need to express yourself on the walls, you might consider repainting.  Ask your real estate agent before hand; some forms of expression may sell better than others.  It might be slightly painful, so it’s okay if you let someone else do it.

        When you have a Butte home for sale you have to be honest with yourself.  Look at the house with fresh eyes and in a buyer’s point of view.  If something stands out, it probably needs to be fixed.

        If you’re thinking of selling your home, I’d be happy to give you suggestions on how to make it sparkle so it will sell faster and for more money.  Call me today at 406-491-5777 or email me for more information.

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        • Avg. Days on Market: 147

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