Knowing the reasons for the sellers wanting to sell helped me educate my buyer who though she could only by in a much lower priced community to buy in The Ridge. We were able to negotiate an excellent price on 100 Aspen Drive, a ‘G’ model for $320,000.

Listing number 97 Aspen Drive was a challenge.  Lots of staging and decluttering needed to be done.  With the help of my staging service, Sue@stagingplacesonline.com we spent three days staging this ‘G’ model to perfection.  It sold multiple offers the fist day I put it on the market for an even higher price than #100.

I also sold my listing at #64 Aspen – a ‘D’ model -  in one day.  This model in The Ridge is one of only 6 that have a 2 car garage and first floor master bedroom.

And, queen of rentals that I am, I rented #100 Aspen Drive (as my buyer was an investor) before it even closed.

So if you live in or want to live in  The Ridge Community please give me a call.  Let me show you what I do  differently!

If you are thinking of putting your home or townhouse on the market we are right smack dab in the middle of the spring market!  We have seen our inventory increase each week at least 10% from the week before.  So if you were waiting until the Spring to put your home on the market you now have more  inventory as your competition.

So in spite of this cold snap with the snow, think Spring!  If you are going to be putting your home on the market, make it the cleanest you possibly can to overcome the competition.  De-clutter, power wash the outside, clean up the landscaping, and listen to your realtor’s suggestions objectively.  Look at the interior pictures of some of the homes and townhomes on the market for ideas and consider hiring someone to help.  I have a great resource for help with packing, de-cluttering and moving assistance:  Stagingplacesonline.com.  Just email Sue@stagingplacesonline.com or call 908-672-0191 for an in house consult and estimate.  You’ll be relieved of so much stress and will be able to concentrate on the bigger picture.  You have lots of competition now so you have to make everything as perfect as possible.

Happy Holidays everyone!

I understand there are times when restrictions are necessary due to special circumstances such as a baby, home schooling, elderly or sick occupants, etc.  However if a seller makes the home too difficult to show, busy agents will pass it up.  If the seller needs notice, have your agent put it in the private remarks section of the MLS.  Most of us are very understanding and try to accommodate the need for advance notice.

Try to keep the showing window reasonable.  If you can do 2 hours that would be great however most agents will only ask for one hour. The amount of time a buyer spends in your townhouse or single family home varies with their interest.  Some agents can’t plan well.  If your home is the eighth showing of the day it is very difficult to plan on a 15 or even 30 minute window.  I make a showing appointment summary sheet for my clients when we will be seeing multiple townhouses.  It is right on top of their tour packet of properties with the time windows in plain view.  This helps keep them on track.  I always call the owner again if we are going to be early or late or need to cancel.

Flexibility is key.  Sellers need to know that buyers sometimes ask for last minute showings.  They are ‘right in front of the house’.  Or a buyer may want to come back a second time in the same day.  At the same time buyers need to understand it is not always possible to show a home at the last minute as well.  Routes need to be set up and appointments need to be made in advance.

A little planning and courtesy can go a long way for both parties

These monthly fees cover a wide variety of services and maintenance.  In most cases – yes, there are exceptions – it covers everything that needs maintenance on the exterior of the townhouse or condominium. Trash and snow removal is almost always included in the monthly maintenance fee.  Maintenance of the exterior of the building, maintenance of the common areas and landscaping are also included.  If you live in a townhouse community that is well established, has a high density or lots of sloping land the maintenance fees may be higher because it takes more time to mow the lawn, shovel the snow off the walkways and or weed, mulch and maintain the landscaping.  This versus a wide open space that the landscape company can just get on one of those wide mowers and be done in 10 minutes.  The Maple Run Townhouse community in Basking Ridge is one example of that.  Lots of nice level open grass to mow!  Then if you look at  The Ridge townhouse community there are very mature and specimen plantings that need a little extra time to hand mow or shovel.  Number of units in the community can and will affect the monthly fee also.  The Ridge townhouse community for example only has a little over 100 units.  Compared to various communities and sections in The Hills of Basking Ridge which have hundreds of units.

The exterior of the buildings are also maintained.  This includes the roofs, siding and in some cases maintenance of the decks and or patios. In most cases however, windows and doors are not included.  the Amherst Mews Townhouses even have their mailboxes included!  Townhouse owners may be limited as to what they can leave outside or plant.  Usually the townhouse association doesn’t mind if you plant a few flowers along your side of your unit. Planting or removing a tree however is a different thing and you must seek permission of the association.

In some cases your water will also be included in your monthly fee.  The Ridge Condominium complex includes the water in the fee whereas Lord Stirling Village townhouses do not.  Various amenities can affect your monthly fee.  If you have a pool, tennis courts, playground, etc.  All these things need maintenance as well.

If you live in The Hills you pay a monthly sewer charge to EDC of around $59 per month.  No exceptions.  Other townhouse communities get billed a flat sewer fee semi annually like singe family homes.  Currently, in Basking Ridge  that fee is $160 semi annually.

There are townhouse communities that are fee simple where the owner must maintain some or all of the exterior of their property.  The Patriot Hill townhouse community in Basking Ridge is one of them.  You must shovel your own driveway there so if you are not going to be home during the winter make sure you have this taken care of.  In the Spring Ridge Condominium community there is a section that has many duplexes and several single family homes that are fee simple.  The fee is drastically reduced – currently under $50 per month – but you not only maintain your grounds you maintain the exterior siding and the roofs.  Better like your neighbor because if your side of the roof needs replacing you should really do the whole building.  You wouldn’t want two different colors on the same building!  And, you could have one side that is well landscaped on the exterior and the other side isn’t.  This could significantly affect resale of the townhouse or duplex.

Every townhouse and condominium community is subject to special assessments for capital improvements.  That’s another blog, another day.  And when buying in any Townhouse or condominium community in Basking Ridge the buyer will pay a one time, non refundable, contribution fee for capital reserves to the management company.  This fee is usually a factor based on the monthly fee and is usually the same for all the units in the townhouse community.

If you would like more information about any townhouse or condominium community in Basking Ridge, click here.

If a seller lets the buyer move in prior to the closing so many things can and do go wrong.  I just read where the sellers gave the buyers permission to paint a vacant house prior to closing.  Although the painters covered the hardwood floors to keep them clean, one of the drop cloths was covering a floor furnace.  The furnace came on during the night and — you guessed it — the house burned down!

In another situation a seller agreed to let the buyers take occupancy in return for releasing part of the deposit to the seller.  Once inside the sellers refused to close and the buyers had to file a lawsuit.  This can take months and even years.

I had another situation where the seller let the buyers take occupancy without telling their realtor or attorney. Turns out this ‘seller’  didn’t even own the house – her ex husband did and he didn’t agree to the sale!  Very messy.

In my opinion if the buyer needs a place to stay until the property closes let them stay with a relative, hotel or go on a vacation.  Do whatever you need to do to avoid letting them take possession of the property prior to closing.  If a problem arises, a resolution can result in a lengthy and expensive litigation.

There ARE however exceptions and I have had several very successful situations where the buyer has taken occupancy prior to closing. 

First, get the attorneys involved.  If they agree, have the attorneys draw up an agreement to be signed by both parties.  Similar to a lease agreement and there should be monetary consideration to the seller as well.

There is something called a “hold harmless” agreement.  The buyers do a final walk through of the property agreeing that all is in place for the closing.  Sellers should take extensive photos and/or a video of the property and its condition so that there is no dispute abut the condition of the property if the buyer fails to close.  The hold harmless agreement basically releases the seller of all future responsibilities for the property.

Make sure the buyer, now a tenant, gets the proper insurance.  The seller should check with their insurance company as well to inform them of this situation.  This is now basically a short term rental.

The bottom line is I would not want any of my clients to do what I wouldn’t do.  Would I let the seller take possession of MY home prior to closing.  Absolutely not.

I could go on and on with my experiences and I realize it is still a buyer’s market out there but I wish the buyers would be more reasonable.  They usually negotiate a pretty good price for themselves yet when it comes to the home inspection issues they want every minor maintenance issue repaired or a hefty credit that far exceeds the actual cost of the repair items.  Sellers are willing to resolve these issues fairly in most cases but there are times when a deal falls apart because the buyer gets greedy and the seller finally just says no.

If everyone just plays fair and realizes they are not buying a new townhouse and they can’t expect everything to be perfect then everyone will live happily ever after!

I provide cloth and plastic shoe covers in a basket by the front door for clients to put over their shoes if they wish instead of removing them.  I think all Realtors should do this.  Then everyone is comfortable.  It is a courtesy to the homeowner as well.

Click here to view sales and  information about all Basking Ridge Townhome Communities