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

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Posts Tagged ‘Butte Real Estate Market’

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FSBO vs. Hiring a Butte Real Estate Agent – 7 Points to Ponder

Saturday, August 29th, 2009

Selling a home isn’t easy, especially now.  Yet some homeowners believe they can stick a “for sale” sign in the ground and have the house off the market within a few days.

While FSBO (For Sale By Owner) sales do occur, four out of five homeowners still use a Butte real estate agent.  Why?  Because selling your home on your own is hard work, and even more importantly, statistics prove that real estate agents get homes sold faster and for more money than FSBOs.

If you’re not sure what you should do, here are a few things to think about:

FSBO

Sometimes, for sale by owner purchases are a good deal for the homeowner.  That doesn’t mean you should just jump in, however.  FSBO might be a good thing for you if:

  1. It’s a seller’s market

1. You don’t care how long it takes
2. You are unwilling to pay the typical Butte real estate agent commission
3. You have a good attorney who can keep you protected for the legal aspects
4. You have the time to learn how to do it, answer the phone and provide open houses
5. You’re comfortable negotiating
6. You’re confident you can price your home correctly

Real Estate Agent

Although you will have to pay your agent a commission, there are some definite benefits to hiring one:

1. A good agent can help you price your home correctly.
2. They have an abundance of resources to help find buyers, get the best price and get your home sold.
3. They make sure the potential buyer can actually afford it.
4. They’re good at negotiating and aren’t emotionally invested in the sale.
5. If for no other reason, they’re interested in getting the highest price possible because of their commission.
6. They put in several hours a day, that you may not have available, to get your home sold.
7. They have advertising resources, such as real estate magazines, that you may not be able to touch (or afford).

A [city] real estate agent may not be the best way to go for you.  On the other hand, you may not have the necessary information and time required for FSBO.  Before going one way or the other, take the time to really look at both sides and decide which works well with what you expect from the sale of your home.

If you’ve tried to go the FSBO route, and it didn’t work out, or if you know FSBO isn’t for you, I can help.  Call me at 406-491-1234 or email me for more information.




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4 Options You Can Negotiate When Buying New Butte Real Estate

Wednesday, August 26th, 2009

Are you looking to buy new construction?  Many people are, but just as many aren’t aware that their newly built Butte real estate comes with options and add-ons.  In addition, they see a handsome price on new construction and think they’ve stepped into an unbelievable deal, not understanding that the price they’re looking at is for “bare bones.”

Here are just a few of the options and upgrades you might want to have your real estate agent talk about with your chosen builder:

Flooring – The “standard” for flooring is cheap carpet and thin padding.  If you’re going for hardwood floors, you also may not get what you envision.  An important thing to keep in mind is that most builders make their money on the upgrades and options.  While they may offer upgrades for high quality flooring, it may actually be cheaper for you to buy it yourself and not through the builder.  Do your research and either have your real estate agent try to negotiate down to a price closer to what it would cost you, or have the builder use the cheapest material possible and ask them not to glue or tack it down.

Plumbing and fixtures - Whether you want improvements or additional plumbing and fixtures (such as for a wet bar or a different location for the washer and dryer), these are easier to do before the Butte real estate is finished.

Appliances - Check to see what brand and model the builder expects to use for your appliances.  Most times, your real estate agent can at least negotiate a better model, if not your preferred brand.

Doors – Doors, especially interior doors, are usually thin, non-insulated and easily damaged.  Although this may be fine in some areas, other areas may need better quality doors.  This is a definite place for your real estate agent and builder to negotiate.

Make sure you understand your options, upgrade packages and deals for the new Butte real estate before signing the contract!

If you’re thinking of buying new construction, let me negotiate the best price, and all the details, for you.  Call me before you start shopping for your new construction at 406-491-5777 or email me for more information.

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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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Did You Know Floors Can Sell Butte Homes?

Saturday, August 22nd, 2009

Have you ever walked into one of the Butte  homes and looked down to see stained carpet or flooring?  It brings a little thought of “ew” sometimes, doesn’t it?  Imagine if you were a buyer looking at the same floor.

The right type of flooring, and flooring that is well taken care of, can make a big difference to buyers.  If your floor brings on the “ew” thought, here are a few fixes to help make sure your home sells:

Does your home have hardwood floors?

You’re in luck.  Buyers love hardwood floors and some will actually pay extra to get them.  In fact, it could be that final selling point.  If your hardwood floors are covered by carpet, painted over or showing anything but the natural wood grain, it’s time for an overhaul.  Pull up those carpets and get to sanding.

With the ability to rent large sanders and other tools, you can either refinish the hardwood floor yourself or hire a professional.  Remember, however, that hardwood floors in Butte homes have a tendency to show off scratches, dents and uneven surfaces.  If you don’t think you could do a good job, hire a professional.

Does your home have carpeting?

If you don’t have hardwood floors, take a look at your carpeting.  If it’s stained, out-dated, bright or ragged, it’s time to pull it up.  When laying the new carpet, use good carpet padding to make it comfortable to stand on.  Many buyers will lean down and touch the floor, so make sure the carpet feels soft to the touch.

In addition, don’t go for the bright colors.  Pick a neutral carpet color that goes well with the home.

Does your home have tiles?

Although tiles are beautiful, they typically show every ounce of old grime, dirt, chips and cracks.  Go through your home and replace any that are chipped, cracked or show signs of bad wear and tear.  Make sure the grout is clean and new looking, and use cleaners (or a steam cleaner) to get rid of any stains.

Beautiful floors can go a long way towards selling Butte homes.  Take a good, honest look at yours.  Show your floors some TLC.  It might just get your home sold.

If you’re ready to sell your home, I can help.  Call me at 406-491-1234 or email me for more information.

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6 Credit Score Myths You Need to Know Before Buying Butte Real Estate

Friday, August 21st, 2009

If you’re buying Butte real estate, you might start worrying about your credit score.  Unfortunately, there are a lot of myths about that score, and many individuals actually end up making things worse by following them.

Read this list of common credit score myths and be in the know before talking to a lender:

1.  Close out your credit cards. This is a big no-no, especially when you want to buy Butte  real estate.  Closing out your older credit cards, especially, can actually make your credit score drop.

2.  Lower your credit limits. Lowering your credit limits can hurt your credit score.  Part of your credit score is based on how much credit you have available.

3.  Get good credit by paying all your cards in full. If you’re buying a home, part, if not most of the cost will be credited.  What lenders want to see is that you know how to handle credit, not that you don’t have any debt.  Instead, use 10% to 20% of your available credit and pay your bills on time.

4.  Comparison shopping for the best credit rates is a no-no. Not true.  However, if you’re comparison shopping, do so in a short period of time.  That way, all queries hit around the same time and get lumped into one “hard” inquiry.

5.  Checking your score can hurt you. You’re entitled to one free credit inquiry from each of the three top credit agencies per year.  Just make sure you’re the one who asks for your credit scores instead of having a friend at a financial institution do it for you.

6.  The more you make, the better your score. This is only true if you use the extra income to pay off your debts.  Making more money, by itself, will not increase your credit score.

Of course, you want to make sure you have the best credit score you can if you’re buying Butte  real estate.  However, before you listen to the hype and myths, make sure you know the facts!

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


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One of the Possible Foreclosures in Butte? All is Not Lost!

Thursday, August 20th, 2009

One of the Possible Foreclosures in Butte?  All is Not Lost!

Thanks to President Obama’s ambitious plan to improve the housing market, being on the list of foreclosures in Butte doesn’t necessarily mean that foreclosure is inevitable.  You have options, and the President’s loan modification program makes keeping your home even more possible.

Overview of the Plan

The President’s plan to reduce foreclosures in Butte is based on the thought that struggling homeowners wouldn’t sell their houses if they could only make the monthly payments.  Due to this belief, participating lenders are required to reduce monthly payments for homeowners who qualify until they’re no more than 38% of the homeowner’s monthly gross income.  After that, the government lends a helping hand.  Between the lender and the government, the mortgage payments would be dropped to no more than 31% through various means (extension of the loan, reduced interest rate, etc).

Even with the 31% threshold, many are afraid that’s not enough incentive for homeowners to keep up payments on a depreciating home.  They speculate that homeowners may default on the loan anyway.  To cover this possibility, the administration is offering cash incentives to lenders and struggling homeowners.

Each lender that participates will receive $1,000 per loan modification.  Those lenders will also get an annual $1,000 for up to three years as long as the homeowner keeps their payments up.  For homeowners facing foreclosures in Butte, the good news is that borrowers can get their principal lowered by $1,000 per year for up to five years.  Again, however, it depends on whether they keep their payments up.

You May Qualify

This is fantastic news for many.  If you’re facing foreclosure due to financial hardship, you may qualify for loan modification under the administration’s plan.  If you live in the home, the principal balance still owed is less than $729,750 and you received the loan before January 1, 2009, you’re eligible.  Be aware, however, that you have to prove that you live there, that it’s your primary residence and that you’re having a financial hardship.

If you’re behind on your mortgage or facing foreclosure, I can help you figure out your options.  Time is of the essence, so give me a call now at 406-491-1234.


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3 Major Things to Look at When Buying Butte Foreclosures

Tuesday, August 18th, 2009

If you’re looking to get a good deal by buying one of the Butte foreclosures, keep in mind that many of the homeowners not only didn’t have money for the mortgage, they probably didn’t have money for the upkeep of the house either.  If you’ve found a home you’re interested in, here’s a short checklist to follow even before you decide to contact a home inspector.

Structure

For some Butte foreclosures, structure is a definite issue.  Pay close attention to the following, as they may indicate more severe problems:

-Are the interior walls in good condition?  Any cracks and stains?
-Are the floors in good condition?  What are they made of?  Some floors are made of substandard materials, unsafe for more than casual use.
-Is the roof in good repair or are there missing/curled up shingles?
-Are the gutters, downspouts and flashing in good condition?
-Do the doors and windows stick or glide freely?  When closed, do they block out weather or is there a draft?

Water

-Is there mold and mildew on the basement walls or a dark, scaly surface?  This can indicate too much moisture, and can mean a leak in the foundation.
-Is the ceiling bubbling, have brown spots, patches or new paint?  New paint might be a sign of covering up stains from water leaks.
-Are there drainpipes around the foundation?  Do they lead away from the foundation?  Are there cracks or a lot of weeds around the area?

Inside Hazards

Many older houses haven’t been updated or may not be up to code.  Here are some of the more common issues:

-Is there asbestos around exposed pipes for the furnace, heating system or water heater?
-Can you see any signs of vermin or insects?  Mice, termites, cockroaches and bats all leave signs of habitation behind.

If everything else is good, have the house tested for radon, carbon monoxide and lead-based paint.

Although there are many other things to consider when looking to purchase Butte foreclosures, these three are essential to a healthy living environment.  Most importantly, make sure you’re an informed buyer.

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

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5 Things to Think About Before Renting Out Your Butte Real Estate

Wednesday, July 29th, 2009

If you have a piece of Butte real estate and you’re trying to figure out whether to sell it or rent it, here are a few things to think about before doing either:

1.  How much rent can you charge? Your rent will need to cover the costs, including mortgage, taxes and insurance.  In addition, you’ll need liability insurance, as well as an additional 5 to 10 percent for unexpected maintenance.  If your area’s typical rent amounts won’t cover your costs, you probably don’t want to rent.

2.  Do you have other ways to cover a down payment? If you’re moving to another piece of property, but relying on the equity in your current Butte real estate for the down payment, you don’t want to rent.

3.  Do you have the time? Being a landlord means extra responsibility.  Although it may not take a lot of time, that time can be inconvenient, especially if you have a full time job.  If you can’t picture yourself getting up at odd hours of the night to meet a plumber, you probably don’t want to rent.

4.  Can you afford to give up a tax break? The capital-gains tax exemption is one of the benefits of owning a home.  If you keep the property for five years and live in it for two, you won’t have to pay taxes on the first $250,000.  However, if you rent for more than three years before selling, you’ll owe capital-gains taxes on all of the profit.  If you can’t afford to give up the tax break, you probably don’t want to rent.

5.  Can you handle wear and tear? Not every renter will be careful with your beautiful French windows and teardrop chandeliers.  In addition, if your property has a lot of rooms it will probably attract families with kids.  If you can’t handle the wear and tear from different renters, you probably don’t want to rent.

Renting out Butte real estate isn’t for everyone.  However, if you’re trying to sell your property and having problems finding a buyer, it is something to consider.

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

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5 Tips on Choosing the Perfect Piece of Butte Real Estate for DIY

Tuesday, July 28th, 2009

If you’re a do-it-yourself kind of person who really likes getting your hands dirty, now is a great opportunity to find a piece of Butte real estate you can enjoy.  As an occasional DIYer myself, I know how hard it can be to find that perfect piece of fixer-upper real estate, but here are a few tips on what to look for:

1.  More ground than house – Almost every do-it-yourselfer I’ve ever met enjoyed puttering in a garden and beautifying a yard.  Not only can it be relaxing, but done right it can also up the value of the place if you decide to sell later.  Having a beautified yard increase the value of the property is much easier to do if you have a large amount of ground to work with.

2.  Expansion possibilities – If it’s a small house (or even a large one), estimate how much room there might be for building an extension.  Sunrooms, an extra bedroom, widening small rooms – everything is a possibility if you have the land and skills necessary.

3.  Wear and tear – While you probably don’t want a piece of Butte real estate that’s falling down around you, a little bit of wear and tear isn’t bad.  Walls that need to be painted, ceilings that need spackling and little things like this give you plenty of room to get dirty without wiping out your budget.  A warning, however.  Make sure you get a place with a little wear and tear, not a money pit.

4.  Lots of small rooms – Nobody likes a small room.  However, if there are a lot of them, you have the option of being able to knock down non-load-bearing walls to expand.  The nice thing about this is that you can rearrange the inside of the house to fit you.

5.  Sloped ground – While you’ll want flat ground around the Butte real estate itself, sloped ground farther out is ideal for  building rock walls or terraces without having to buy a lot of backfill.  Done correctly, terraces can make a beautiful, somewhat inexpensive project.  The trick here is to find large rocks from construction sites.

DIY can be a blast and having a house you can turn into a dream house makes the finished product all that more satisfying!

If you’re looking for that perfect piece of fixer-up property, I can help.  Call me at 406-491-1234 or email me for more information.

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Your Butte Real Estate Agent and You

Monday, July 27th, 2009

As a Butte real estate agent, I get to meet people from all ends of the spectrum: buyers, sellers, renters, etc.  I also come across other agents, and it constantly amazes me at the different outlooks surrounding the real estate profession.  Many buyers think sellers and real estate agents are out to stiff them.  On the opposite side, many sellers think buyers and agents are out to stiff them.  Unfortunately, even some agents think both are out to stiff them.

I know they say “it’s a dog eat dog world”, but if everybody was truly out to stiff everybody else (rather than just get a fair deal), nothing would ever get done.  There’s a big difference between a good agent and a crummy agent.  So, maybe we all need to be reminded of what a good Butte real estate agent really is:

Your agent is your business associate. They are in the business of finding what you need, whether it’s a house to buy or a buyer for your house.  As a business associate, they look for the best deal for you, because the best deal for you is the best for them.

Your agent is your negotiator. This goes along with the first, but is more in depth.  For instance, if you’re looking at new construction homes and the builder has a “buyer’s agent”, do you really think that agent is there to help you get the best deal?  No, they’re there to help the builder get the best deal.  That’s why you have your own agent there – you know they’re on your side.

Your agent is your friend. Especially when you’re having problems selling your house, you’ll have a lot of worries.  A good Butte real estate agent will be there to listen to them and either a) relieve your worries or b) be understanding of them.

As real estate agents, we understand that selling a house isn’t easy.  We understand that buying a house can be stressful.  We even understand that you may be stuck in a situation you’d rather not be in, such as during a foreclosure.  Good agents aren’t just agents; we’re good friends.

If you need to sell your home or are looking to buy one, I’d love to help you.  Call me today at (406)491-1234 or email me at Judy@Montana.com.


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