Louisville Real Estate News : June 2009

The beginning of a relationship is always exciting.  Deciding what to reveal and what to hold back.  Becoming less reserved as we figure out that our personalities align.  Sharing hopes and dreams knowing we can achieve them together.  And finally, forming a union to do just that.

Unfortunately, not all unions are perfect.  Despite our best intentions, one side or the other ends up feeling neglected, let-down or, even worse, deceived.  Sometimes these feelings are valid.  Sometimes they are the result of misperception.  Either way, the problem must be solved quickly.  If avoided, it will fester and grow.  Taking on a life of its own and breeding contempt, disgust, or possibly hate. 

To let you down is my worst fear.  If I do, I hope you give me the chance to fix it before it's too late.  But, sometimes relationships just don't work out.  When this happens, be honest.  Come to me and let me know you want out. 

You are not trapped.  While it may be painful, I'll sign the papers.  After all, it's not like we were married, it's just a listing agreement.

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Erik Hitzelberger is a licensed REALTOR with RE/MAX Alliancein Louisville. If you need a Louisville Real Estate agent please email me or call 502.921.3989.

I specialize in the following areas of the Metro Louisville Area: Prospect, Middletown, Jeffersontown (J-Town), Fern Creek, Okolona, Shepherdsville, Mt Washington, Hillview, Brooks and Pewee Valley.  Click the following links to learn more about Louisville and Bullitt County Real Estateor to Search for Louisville Homes 

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Selling your Louisville Area Home

Whether you are trading-up, downsizing, relocating, or simply have to; you have decided to sell your home.  You obviously want to do so as quickly and for the most money as possible.  To achieve these goals, you need to find a good agent.  Unfortunately, this is where some sellers go wrong and it ends up costing them thousands of dollars and a ridiculous amount of time (an even more precious commodity).  The good news is you can avoid this scenario with very little effort and knowledge of a few insider secrets. 

Secret #1

I'm almost embarassed to type this next part...

For an agent to list your Louisville area home, they need 1) an active Kentucky real estate license, 2) a signed listing contract and 3) a picture (yes - just one) of the house.  In case the implications are not clear, listing a Louisville home does not require that the agent live in the same area.  Agents in Bardstown, Elizabethtown, Lexington, Corbin, or even Ashland can list a home in Louisville.  In fact, there is no requirement that an agent even visit the house, neighborhood, and/or city.

Secret #2

Price is the most important factor in selling a home.  This really shouldn't be a secret.  But hardly a day goes by when I don't look at the MLS and wonder.  You want and need to have your Louisville home priced in a manner that will best help you achieve your goals.  The best way an agent can help you set that price is to know the market, to know the neighborhood, and to know your house. 

Dirty Secret #1

Some agents will try to 'Buy the Listing.'  Instead of telling you the market price of the home, the agent tells you a price they think you want to hear.  If you are not careful, your house ends up over-priced.  This is the worst possible scenario.  Your home gets the most attention within the first few weeks of being listed.  If it is underpriced, you have the possibility of a multiple offer situation.  If it is over priced, it will languish on the market.  Even if you correct the price later, the house will be stigmatized because of the length of time on the market.  I assure you buyers will say, "No one has bought that house in 4 months, there must be something wrong, let's not waste our time."  

Secret #3

Not all websites are fed from the MLS.  Just because your house is listed online doesn't mean a buyer will find it.  Sites such as Google, Homes, Zillow, Trulia, Activerain, Craigslist, and many others require agents to input their listings directly.  Obviously, you want your agent to do this.  The more people who see your house, the higher the odds are that the One True Buyer will find it.  A whopping 30% of the people who click through to see virtual tours of my listings come from sites not fed from the MLS. 

See Also: Marketing You Home Online

Secret #4

Photos matter more than you think.  Ok, if you have started looking for a new home, this might not be a secret.  Nothing screams Avoid Me Like the Plague more than a listing with a single photo of the outside of the house.  I have had buyers (including my wife) who refused to go see homes without multiple photos.  Photos that are blurred, have poor lighting, or feature items such as dirty dishes, dirty laundry, dirty pets, or dirty old-men are also not beneficial.  Wide-angle lenses make a world of difference.   

Interview Prospective Agents

Now that you understand these fundamentals, you are in great shape to select a listing agent who will help you achieve your goals.  Here are seven questions to ask to verify you are choosing a REALTOR who will truly help you get your house sold. 

1) How familiar are you with my area?  Have you been in or near my neighborhood?

2) How do you complete your Comparative Market Analysis (Pricing Recommendation)?

3) Will you be able to show me justification for the price when we meet?

4) Beyond placing my house on the MLS, what other marketing activities do you perform to attract buyers?

5) How many photos do you typically put on your listings?

6) Do you use a wide-angle lens? A professional photographer?

7) Are you among the 8-10% of listing agents who use virtual tours?

Of course, you are more than welcome to skip this formality and simply call me at 502-921-3989.  

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Erik Hitzelberger is a licensed REALTOR with RE/MAX Alliancein Louisville. If you need a Louisville Real Estate agent please email me or call 502.921.3989.

I specialize in the following areas of the Metro Louisville Area: Prospect, Middletown, Jeffersontown (J-Town), Fern Creek, Okolona, Shepherdsville, Mt Washington, Hillview, Brooks and Pewee Valley.  Click the following links to learn more about Louisville and Bullitt County Real Estateor to Search for Louisville Homes 

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Get an Inspection

If you are buying a home in the Louisville area, your agent will most likely recommend a series of inspections.  One of the recommended checks should be for Radon.  Radon is a colorless, odorless gas that is given off by the decay of uranium commonly found in the ground around your home.  More importantly, it is a carcinogen.  In fact, radon is the second-leading cause of lung cancer.  Up to 20,000 deaths per year have been attributed to this gas.

According to one source, radon levels in Louisville, Bullitt County, and Oldham County homes are not only much higher than the national average (see chart), but also well above the EPA recommended limit of 4 piC/L.  Based on this information and the above statements, why would you decide not to have the home tested?  By the way, homeowners should have this done if you didn't when you bought the house.  It is never too early to stop being exposed to Radon.

Active Mitigation

If the Radon-level comes back high, a mitigation system should be installed.  An active mitigation system generally consists of a fan inside 4" PVC pipe that pulls air from under the home via your sump pump and releases it above the roof line.  While price varies slightly from contractor to contractor and house to house, most mitigation systems cost less than $1000.  Any installation should include a new test to verify the system is working properly. 

Passive Mitigation

At least 1 company sells a liquid that is supposed to seal radon from your house.  When sprayed on your basement floors and walls, the chemical is supposed to seal the porous concrete.  I used this system on my house, but it still tested 4.1.  The chemical is only slightly less expensive than the mitigation system but supposedly warrantied.  When I called about the guarantee, I was given a laundry list of reasons that it might not work.  Long story short, I split the cost of an active system with the buyers, didn't get an acceptable answer from the chemical supplier and would never use or recommend their product again.

Disclosure

Sellers are required to disclose any known test results.  Contrary to some opinion, Kentucky law does not require sellers to install a mitigation system.  If the buyer requests for one to be put in, this becomes a point of negotiation just like any other part of the contract.

Other Resources

For more information on Radon and how to protect yourself, check out the EPA's Citizen's Guide to Radon. 

Licensed Radon Mitigators in Kentucky.

Related Posts

Asbestos in Louisville Homes

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Erik Hitzelberger is a licensed REALTOR with RE/MAX Alliance in Louisville. If you need a Louisville Real Estate agent please email me or call 502.921.3989.

I specialize in the following areas of the Metro Louisville Area: Prospect, Middletown, Jeffersontown (J-Town), Fern Creek, Okolona, Shepherdsville, Mt Washington, Hillview, Brooks and Pewee Valley.  Click the following links to learn more about Louisville and Bullitt County Real Estateor to Search for Louisville Homes 

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Purchasing a home can be filled with excitement and anticipation for homeowners. It can also be a time where additional responsibilities are acquired. Having the assistance of a reliable and honest Louisville real estate agent will make all the difference in the world.

One of the many things that can go unnoticed is taking precautions against obsolete and toxic building materials which may still be present in homes.

Used throughout the 20^th century to insulate pipes, boilers and in roofing, asbestos gained recognition due to its resistance to heat and electrical conductivity. Homes built before 1980 may still contain asbestos.

If asbestos is located, it must be left un-touched until a professional can provide a course of action. In many situations, the best action is no action. Asbestos that is disturbed or damaged due to age is known as “friable” asbestos. This is a concern because its toxic fibers can easily circulate and become inhaled.

Frequent and long term exposure to asbestos has been known to cause asbestosis and sarcomatoid mesothelioma, two forms of asbestos lung cancer. Mesothelioma causes are as a result of inhaling asbestos fibers that become ingested in the inner linings of your lung.

If asbestos removal is necessary, it can be costly but the worth the price of obtaining a healthy and safe home. The removal of asbestos from homes, buildings and public facilities should be performed by a licensed abatement contractor, who is trained and licensed in handling hazardous materials.  The Kentucky Division for Air Quality strives to protect the environment and civilian health by monitoring and assisting in the disposal and removal of asbestos.

Once the removal is complete, green insulation alternatives now exist that replace the need for asbestos entirely. Many locations in the U.S. are swiftly changing their construction practices to suit the environment and the health of human beings.

These eco-friendly options include cotton fiber, lcynene foam and cellulose. They provide home owners with the same intrinsic qualities possessed by asbestos, a healthy replacement and can even reduce annual energy costs. Studies have shown that the use of cotton fiber can reduce energy costs up to 25 percent annually.

As a home owner, you have additional responsibilities to make sure you are living in a hospitable environment. In the 21^st century, there is no need to put yourselves and your families at risk at the hands of asbestos. These new alternatives will allow real estate men, women and potential homeowners to be free and clear of any health damaging substances.

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The preceding post was sent to me from the Mesothelioma Cancer Center and is republished with permission.  If you own or plan to buy a home built prior to 1980, make sure you check out their site.  Remember, only licensed professionals should do any work related to the removal of asbestos. 

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Erik Hitzelberger is a licensed REALTOR with RE/MAX Alliance in Louisville. If you need a Louisville Real Estate agent please email me or call 502.921.3989.

I specialize in the following areas of the Metro Louisville Area: Prospect, Middletown, Jeffersontown (J-Town), Fern Creek, Okolona, Shepherdsville, Mt Washington, Hillview, Brooks and Pewee Valley.  Click the following links to learn more about Louisville and Bullitt County Real Estateor to Search for Louisville Homes 

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Louisville Real Estate Market Report for Area 8 (40223, 40243, 40245)

This report analyzes property sales trends for Louisville homes over the last few months and versus the same time period last year.  The report includes number of Louisville homes sold, average listing price, average sales price, days on market (DOM), and current inventory as well as analysis for buyers and sellers.

Area 8 of the Louisville MLS covers homes for sale in Douglass Hills, Hurstbourne, Middletown as well as areas outside of the Gene Snyder expressway.  Zipcodes for this area include 40223, 40243, and 40245.  In addition to those already mentioned, some of the larger subdivisions in this area are Lake Forest, Locust Creek, Owl Creek and Polo Fields

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Key Points

1. The number of homes sold continues is hovering around 20% of last year.  Additionally, many of the homes sold are at the lower end of the spectrum for homes in this area of Louisville.  That being said, I see little to no sign of wide-spread depreciation in Area 8.  Proximity to schools, malls, restaurants, and easy access to I64 and both expressways make this area one of the most desirable parts of east Louisville. 
   
2. Because homes in this area are sought after, sellers should be able to achieve their goal and move on with their lives.  However, this takes much more effort than planting a sign in the yard and putting the listing on the MLS.  You must find a real estate agent who can help you prepare, price, and promote your home.
3. Buyers should take note that selection is great.  As you can see on the Absorption Rate graph, historical rates are near the 4 month mark.  In the past, if you wanted to live in this area of Louisville, you mave have had to make sacrifices in terms of home features or condition.  Now, you should be able to find a well-kept home in your price range.

Additional Market Reports (May 09)

Louisville Homes - Area 7 Fern Creek, Hikes Point, J-Town

Bullitt County Homes

Shepherdsville Homes 

Mt Washington Homes 

First Time Home Buyer Tax Credits for Louisville Home Buyers

$4500 Down Payment Assistance - Get Down payment Assistance money through KHC.

$8000 Tax Credit - Get an $8000 Tax Credit on your 2008 or 2009 Tax return when you buy a home.

$8000 Tax Credit Amended - Find how how to use the Tax Credit for a portion of your downpayment

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Erik Hitzelberger is a licensed REALTOR with RE/MAX Alliancein Louisville. If you need a Louisville Real Estate agent please email me or call 502.921.3989.

I specialize in the following areas of the Metro Louisville Area: Prospect, Middletown, Jeffersontown (J-Town), Fern Creek, Okolona, Shepherdsville, Mt Washington, Hillview, Brooks and Pewee Valley.  Click the following links to learn more about Louisville and Bullitt County Real Estateor to Search for Louisville Homes 

Get Updates in a Reader

 Get Louisville Real Estate News by Email

Louisville Real Estate Market Report

This report analyzes property sales trends for Louisville homes over the last few months and versus the same time period last year.  The report includes number of Louisville homes sold, average listing price, average sales price, days on market (DOM), and current inventory.

Area 7 of the Louisville MLS covers homes for sale in FernCreek, Hikes Point, and Jeffersontown (J-town).  Some of the larger subdivisions in this area are Breckenridge Meadows, Glenmary, Little Spring Farms, Orchard Lakes, Saratoga Springs and Saratoga Woods.

Search for Louisville Homes

Key Points

1. Home Sales in this area of Louisville have really dropped off.  Last month saw a decrease of almost 50% from the same time last year.  Not surprisingly, Days on Market and Absorption Rate have shot up. 
   
2. The good news (for homeowners) is Sales Price coninues to be slightly higher than last year.  For sellers, this is an indication that you can sell your home if you have a Louisville real estate agent who understands how to help you prepare, price, and promote your home.
3. Buyers should take note that selection is great, but not too many sellers are desperate.  With the proximity to shopping, restaurants, good schools, etc, this area remains desirable and seller know it.  For now, most seem content to wait it out.  If you do find a seller who is motivated, you better act quickly.  Have your agent check comps to verify the price is right and then present a reasonable offer.
4. Buyers and Sellers should both be aware that part of the reduction in sales price is due to the infusion of new home owners.  These buyers are taking advantage of the $8000 first-time home buyer tax credit and tend to purchase entry-level homes.   

Additional Market Reports (May 09)

Louisville Homes - Area 8 Douglass Hills, Hurstbourne, Middletown

Bullitt County Homes

Shepherdsville Homes 

Mt Washington Homes 

First Time Home Buyer Tax Credits for Louisville Home Buyers

$4500 Down Payment Assistance - Get Down payment Assistance money through KHC.

$8000 Tax Credit - Get an $8000 Tax Credit on your 2008 or 2009 Tax return when you buy a home.

$8000 Tax Credit Amended - Find how how to use the Tax Credit for a portion of your downpayment

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Erik Hitzelberger is a licensed REALTOR with RE/MAX Alliancein Louisville. If you need a Louisville Real Estate agent please email me or call 502.921.3989.

I specialize in the following areas of the Metro Louisville Area: Prospect, Middletown, Jeffersontown (J-Town), Fern Creek, Okolona, Shepherdsville, Mt Washington, Hillview, Brooks and Pewee Valley.  Click the following links to learn more about Louisville and Bullitt County Real Estateor to Search for Louisville Homes 

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 Get Louisville Real Estate News by Email

Shepherdsville Real Estate Market Report

This report analyzes property sales trends for Shepherdsville homes over the last few months and versus the same time period last year.  The report includes number of Shepherdsville homes sold, average listing price, average sales price, days on market (DOM), and current inventory.

The MLS includes properties for sale in Fox Chase, Hebron Estates, Hillview, Hunter's Hollow, Pioneer Village and Zoneton as Shepherdsville homes.

Search for Shepherdsville Homes

Key Points

1. Sales continue to be off by 20% from last year.  That being said, inventory has been held in relative check as many sellers are keeping their homes off of the market.
   
2. Investors and First Time Home Buyers continue to represent a large portion of the Shepherdsville Market.  Personally, I am working with 3-4 first time home buyers who are looking in the Shepherdsville area.  These are qualified buyers who want to take advantage of the $8000 tax credit.
3. The jump in sales price is neither a trend nor a real anomoly.  Five (5) homes sold for over $250,000 last month.  While this is great, the average sales price for the year continues to be down.
4. Shepherdsville sellers have to be realistic about comparable home sales in your neighborhoods.  While most homes are holding their value, few are appreciating at any significant pace.  When you are ready to sell, find a knowledgeable Bullitt County Real Estate Agent who can help you price, prepare, and promote your home.

More Market Reports:

Bullitt County Homes

Mt Washington Homes

Louisville Homes - Area 7 - Ferncreek, Jeffersontown (J-Town)

Louisville Homes - Area 8 - Douglass Hills, Hurstbourne, Middletown

First Time Home Buyer Tax Credits for Shepherdsville Home Buyers

$8000 Tax Credit - Get an $8000 Tax Credit on your 2008 or 2009 Tax return when you buy a home.

$4500 Down Payment Assistance - Get Down payment Assistance money through KHC.

$8000 Tax Credit Amended - Find how how to use the Tax Credit for a portion of your downpayment

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Erik Hitzelberger is a licensed REALTOR with RE/MAX Alliance in Louisville. If you need a Bullitt County Real Estate agent please email me or call 502.921.3989.

I specialize in the following areas of the Metro Louisville Area: Prospect, Middletown, Jeffersontown (J-Town), Fern Creek, Okolona, Shepherdsville, Mt Washington, Hillview, Brooks and Pewee Valley.  Click the following links to learn more about Louisville and Bullitt County Real Estate or to Search for Bullitt County Homes 

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I was sickened to read this story in the Louisville Courier-Journal.

Here is the short version for those who don't feel like clicking on the link.

A man was arrested and charged with murdering, raping, and robbing a woman.  While detained he admitted committing the crimes to a fellow inmate.  The second inmate made a deal with the prosecution to testify in exchange for a more lenient sentence on his robbery conviction.  The prosecutor agrees and requests leniency from the judge.

While I'm not overly thrilled about Convict #2 winning the jailhouse lottery, I suppose it isn't terribly uncommon.  However, here's where everything goes to hell.

The prosecutor DOES NOT disclose this to the defense.  Further, Convict #2 testifies he did not receive a deal.  Convict #1's lawyers obtain courtroom footage with audio where you can clearly see and hear the prosecutor making a plea for convict #2 because he is helping in another case.  Are you freaking serious?  The prosecutor didn't know there was a camera? 

As a result, a man "who had been facing the death penalty on charges of murder, robbery, sodomy and tampering with physical evidence" was given a plea bargain with a 10-year sentence and is now eligible for parole. 

For whatever reason, the prosecutor did not believe in the system.  She did not trust a jury could see past the 'deal' and find the truth.  In the end, she was fired resigned, Convict #2 is being investigated for perjury, and, most tragically, the family and friends of the victim are left without closure.  Sucker-punched by someone who was supposed to help.

Now, this is a real estate blog and I try to stay on topic.  The point here is simple.  Systems exist for a reason.  While you may think it better to 'forget' problems with your home, tell the truth on your Seller's Disclosure form.  Trust that buyers (or at least their agents) will understand homes are seldom perfect.  The consequences of not doing so are trivial in comparison to the above, but you could easily end up at the wrong end of a judgment costing you much more than if you had been truthful. 

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Erik Hitzelberger is a licensed REALTOR with RE/MAX Alliance in Louisville. If you need a Louisville Real Estate agent please email me or call 502.921.3989.

I specialize in the following areas of the Metro Louisville Area: Prospect, Middletown, Jeffersontown (J-Town), Fern Creek, Okolona, Shepherdsville, Mt Washington, Hillview, Brooks and Pewee Valley.  Click the following links to learn more about Louisville and Bullitt County Real Estate or to Search for Louisville Homes 

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