An exclusive right to sell – Is it good for you?

Once you’re ready to sell your house, you’ll have to consider the different types of listing options when working with a real estate agent. A popular option to consider is the exclusive right to sell. This type of listing is essentially an agreement between a real estate agent or broker and a seller that gives the former exclusive rights to market and sell your home. For the seller, this means he/she can’t hire another agent or broker while the agreement is in effect. Such an agreement also requires the seller to pay a commission to the real estate agent, irrespective of who finally sells the property, as long as the agreement is in place.

When selling your home, you should almost always have the property listed on the MLS (multiple listing service) as you’ll find most of your potential buyers there. Since an exclusive right to sell listing is permissible on the MLS, you won’t have to worry about missing potential customers via such listings.

Exclusive right to sell vs. exclusive agency – what’s the difference?

While the former gives the agent/broker an assurance of getting a commission, no matter whether they or the owners end up selling the property, no such guarantee is there with an exclusive agency agreement. When you have an exclusive agency agreement in place, the broker/agent won’t get a commission if the seller finds a buyer for his/her property and completes the process of closing the deal. However, a lot of monitoring is needed from the agents’/brokers’ end when there’s an exclusive agency listing. This involves managing things like contact with other brokers/agents and buyers to ensure with clarity that the sale of the home occurred with their help. There’s a lot of financial risk for the agents/brokers who have an exclusive agency because despite investing a lot of resources, time, and effort to sell a home, they could end up not getting paid even a dime for it. This alone is the reason why a majority of agents disagree to sign an exclusive agency agreement.

Important details to focus upon

Before signing the exclusive right to sell agreement with your real estate agent/broker, you need to discuss certain things featuring in your contract.

  1. The agreement’s duration

Know for sure how long the exclusive right to sell agreement will last. That’s because if the agreement is in place and you sell your own home (without any help from the agent/broker), you’ll still have to pay their commission.

  1. Other financial obligations

Apart from the agent’s/broker’s commission, remember to consider other potential costs too like repairs/renovations you’ve made before listing your house, closing costs, payments for property tax/transfer tax/capital gains tax, or even expenses incurred for fulfilling any elements of a conditional offer. Being guided by an experienced agent would surely speed up the process and help you bargain better on contractual contingencies.

  1. Cancellation rights of the contract

Understand the situations clearly under which your contract could be canceled. Get answers to what happens if your potential buyer fails to get financing, or if there’re problems with the home during its title search/inspection/appraisal and the buyer cancels the contract, etc. Know what your recourse, if any, would be if the buyer just decides to quit.

Other listing agreements to consider

In case an exclusive agency listing or an exclusive right to sell doesn’t fit your requirements, you don’t need to worry as there’re some other options that you may consider. These include open listing, net listing, and multiple listing service (MLS).

Be careful with your social media posts when selling your home

Once you’ve put up your home for sale, you need to be careful with what you post about your home on social media. After all, your potential buyers (and in all likelihood, their real estate agents too) could be checking your social media posts to get more information about your home. Given below are some do’s and don’ts of social media posts when you’re ready to sell your home.

  1. Maintain privacy

Avoid exposing your home’s activity by revealing the number of showings you’ve had or the offers you’ve gotten. Though such details could get you excited or motivated, you need to be careful about how much information you give away about your home’s activity. That’s because if you reveal too much, you’ll end up weakening your position in negotiations. For instance, posting about not getting adequate offers on social media could bring lowball offers your way because potential buyers could found out how desperate you are to sell. The ideal solution is to make a simple announcement post that has a link to your home’s listing. You can share it on Twitter or Facebook to reach a wider audience and grab more eyeballs and attention.

  1. Don’t post negative things about your house

You may have a leaky roof or a broken door but refrain from posting about them. Steer clear of posting anything that showcases your house in a negative light, even if it appears to be minor. Remember – an idle comment or a seemingly trivial complaint could scare away your potential buyers. However, you can post about renovations or home improvements. So, if you’ve added a new front door or repaired the roof, click pictures and share them on social media with the relevant hashtags to let your potential buyers see what they look like. This way, you would be able to increase your post’s popularity and pull in home buyers who’re looking for particular renovations that have already been completed.

  1. Avoid including or focusing on negative information about the community

You already know not to post negative things about your house. But you should also avoid talking about anything that’s not directly related to your house but could still adversely affect its chances of being sold. So, complaining about a neighbor or saying the community is usually aloof could be reasons for your potential buyers to shun your home. Even complaining about other things (say, noisy surroundings, far-away location of grocery stores, etc.) may not help you attract the kind of buyers that you’re wishing for or even any at all. What you should do is to highlight the things you appreciate about your region on social media – be it a farmer’s market, a close-knit community, the local church, etc.

Final words

Selling your home is indeed a life event that you should share with your social media fans and followers. You just have to post the right things by thinking from the buyer’s perspective to attract the right buyers with great offers. So, act wisely and leverage your social media accounts to spread the word about your house on sale.

Home value FAQs answered





Home value – what does it mean?

Home value is the amount of money you’ll get by selling your home if it was put up on the market today.

  • Why should you be aware of your home’s value?

Knowing your home’s worth will help you decide the right time to sell and even have a fair idea about the price to ask for. Additionally, you can decide if you should make some home updates or repairs first. This way, you can make informed decisions once you’re ready to put your home up for sale.

  • How is my home’s value calculated?

Data collected from public records serve as the basis for estimating your home value. This isn’t based on your home’s licensed appraisal. Your home’s estimated value can differ depending on several aspects such as existing market conditions, location, the availability of data in a given region, etc.

  • How precise would be my home value estimate?

With your home value estimate, you’ll get a fair idea of how much your home might be worth. However, you should take it just as a starting point and rimier that it won’t act as the substitute for a home appraisal or your real estate agent’s actual comparable market analysis. Ideally, you should request your real estate agent for a comparative market analysis or obtain a professional home appraisal.

  • What help can a real estate agent offer in letting me find out my home’s estimated value?

You’ll get a comparative market analysis (CMA) from a verified agent from Cash Buyer New Jersey. The CMA will combine all the data from available comparables to give you a ballpark figure of what your home value should be.

  • When should I get my house appraised?

For a buyer, an appraisal is usually needed to be eligible for a mortgage. For a seller, getting an appraisal is important because it’ll give you a rock-solid idea of what your house is worth and even offer assurance to a potential buyer. However, it will cost you a few hundred dollars to get an appraisal, which is why most homeowners only choose a professional appraisal when they need it for a refinance.

  • Over time, can my home value alter?

Yes, over time, your home valuation can change for several reasons. The usual trend is an increase in your home value though there isn’t any “sure-shot” way to foretell such changes.

  • What Factors can trigger a change in my home value?

Changes in the market itself act as a chief factor to cause variation in home value. With increasing demands, prices usually go up, while the opposite (decreasing demand and decreasing prices) too is equally true. Your home value will get affected by factors like changes in the job market, economy, interest rates, etc. though all of these are beyond your control. However, there are certain things that you can do to ensure the chances of your home value undergoing appreciation over time such as opting for strategic renovations, making smart upgrades, etc.

How you can sell your home faster with staging

If you want your house to sell fast but aren’t ready to make a big investment, you can opt for staging. It refers to the process of making a home appealing to as many probable buyers as possible. Though there are many ways to stage a home, most involve these three steps.

  1. Get rid of personal items

You need to help your potential buyers visualize living in the home. You can facilitate this by removing all your personal belongings and style – right from your family photos, your kids’ toys, and knick-knacks to anything else from cabinets, drawers and closets, etc. that would remind a potential buyer that someone else is living in the home. You can pack these items in boxes and put them in a rented storage unit.

  1. Create Bright Open Spaces

Most buyers prefer bright open spaces. So, pull back curtains and blinds to let the natural light come in. if there’re some dark corners, consider adding a lamp or two to light them up. If needed, create more open spaces by replacing and/or removing furniture. You can rent newer pieces of furniture for staging your home. You could even rearrange the furniture (moving tables and chairs away from walls, grouping couches, etc.) to optimize space.

  1. Don’t forget the finishing touches

After you have depersonalized the space and made them bright and roomy, add some pops of color with pieces of artwork, accent pillows, a bowl of fresh fruit placed on the kitchen table, etc. Try to use consistent hues in every room to create a lovely aesthetic flow all through the home. For instance, if your home boasts of a neutral color scheme, you can make it feel more vibrant, welcoming, and cohesive by adding two to three bright accent colors in the right areas.

How can staging help?

Staging helps you to showcase your home in the best possible light. With staging, you’ll get:

  • More offers: Making your home look picture-perfect with staging will not only encourage more people to visit your home and be impressed but even bring more offers your way.
  • More money: Some studies show that with staging, a home could attract more offers by up to 10%. Considering that you won’t get a positive ROI (return on investment) with even the most major renovations (such as bathroom or kitchen remodeling), home staging is one of the few options you can use to get a much larger profit from your home’s sale.
  • Faster sales: Staging your home helps it to sit on the market for a lesser time with studies reporting staged homes selling 73% quicker on average. Prospective buyers find professionally staged homes “move-in ready” and “well-maintained”, which encourage them to close the deal fats by making a competitive offer.

How to stage your home to make it sell faster?

You can do it yourself if you’re adept in interior design and have the time and effort to invest in the job. But if you lack the expertise, or don’t have the desire and/or time to get your home in shape, it’s best to hire a professional for staging your home.

Know all about preapproval before buying a home

As a home buyer, you may be excited to hire a real estate agent or start searching property websites to find your dream home. But you need to do an important thing before starting your search – and that’s getting your mortgage preapproved. Wondering why you need to do this? Know more about it here.

Home loan preapproval- what is it?

Getting a loan preapproved is sort of getting the “stamp of endorsement” that indicates you’re a serious buyer. With a mortgage preapproval, you’ll know precisely the amount that a lender is willing to offer you. This, in turn, will let you plan your financial move better. Unlike mortgage “prequalification”, the process of loan preapproval is rather thorough.

The process involves sharing all your essential financial information with probable lenders. They’ll check, among other things, your credit score, to decide whether they’ll give you the loan and if they do, the terms of it and the applicable interest rates. Once they have evaluated your credit history, your financial information, and debts, they’ll let you know the amount of money they’re ready to lend you by way of mortgage. To arrive at this figure, they’ll calculate your debt-to-income ratio, which would give them an idea of the money you’ll need to cover a monthly mortgage payment after paying all your fixed debts. Though different types of loans need different DTI (debt-to-income) ratios, your mortgage lender will let you know the type of loan products you’re eligible for.

Though changes in your financial status could affect whether you finally get the mortgage or not, a preapproved home loan is usually a rock-solid estimate of the amount your mortgage lender is ready to offer you once you’ve found your dream home. That’s why when you’re thinking of buying a property, getting a preapproved mortgage would help since it’ll make the seller take you a lot more seriously. From a seller’s point of view, accepting offers that are accompanied by a home loan preapproval letter is a lot better and less risky. At times, sellers may find that their chosen buyer fails to qualify for the mortgage and is unable to close the deal. This would make the seller search for a buyer all over again. To save themselves from this trouble, they often reject offers from buyers who don’t have a preapproved mortgage. That’s why getting one is important for you to ensure you have a seamless buying process.

Obtaining a mortgage prequalification

This is different from a mortgage preapproval. Here, you’ll submit your name, income, and employment status to know about the probable budget range of a lender. This will help you get an idea of the budget within which your home should be so that getting a mortgage becomes easy.

Prequalifying for a home loan – what do you need to do?

You should shop around to ensure you’re getting the best mortgage deal. Remember to compare various lenders by their terms (like the time it will take to pay off your mortgage, whether any prepayment penalties are applicable, etc.) and the interest rates on offer, among others. However, prequalifying for a loan is not as unquestionable as getting a preapproved mortgage. Though the preapproval doesn’t mean a guarantee of a mortgage, pending the final review just prior to signing the mortgage papers, it does have much more weightage than just prequalifying. Also, it’s a step that may be suggested by your real estate agent since they prefer to work with a serious buyer.

Getting your home loan approved

This process involves the lender asking for a lot of information that includes your employment history, income, pay stubs, employer’s contact information, bank account statements and investment details, debts you owe, tax returns, identification such as your Social Security number, driver’s license, and probably some other relevant financial details too.

Have patience and be diligent with the process because once you’ve got a preapproved home loan, you’ll be a step closer to making your dream of owning a home a reality.


Top 4 décor ideas for a cozy cabin

Whether you live in a cabin by the lake, a log cabin, or a small apartment that you want to deck up like a cozy cabin space, you just need some fresh cabin décor ideas to get the job done. Here are the top four cabin decorating ideas to help you create your ideal sanctuary.

  1. Light up your indoors with outdoor light fixtures

In any kind of interior design, lighting plays a significant role. You can bring exterior lighting fixtures indoors to give your rooms a casually cool look with a somewhat unexpected quotient. For instance, you can use lanterns sconces or as chandeliers to make the rooms feel cozy and homey. For a rustic cabin feel, you may use candle fixtures or light fixtures that come with exposed light bulbs. To ensure you have a consistent indoor décor, it’s ideal to choose one finish, say black metal for example, and use it on all your light fixtures. This way, you can experiment with different styles of lighting while ensuring they don’t look mismatched or extremely assorted.

  1. Take the mix-and-match route for your textures and patterns

Those looking for boho cabin decorating ideas can try blending diverse textures and patterns to give their cabin a comfy and eclectic feel. Many prefer their cabin décor to feel very collected and layered over time and if you too belong to this league, you can go ahead. With mix-and-match textures, you can give your space a pop of color and even add variety to it. An easy and pocket-friendly way to play with textures and patterns could be using pillows. For instance, you can use a patterned pillow and layer it with a solid textured pillow (say, in white or beige) or even add a rug or blanket to the mix to pique interest in your cabin décor.

  1. Utilize faux fur

This is a great way to create a cozy space with an earthy vibe. You can use faux fur pillows and throws to add a natural pop to your indoors without overdoing it. If you want to create the most natural look with your cabin décor, you should ideally get furs in neutral colors, such as gray, beige, white, etc. If you don’t like using full-on faux fur, you can invest in faux fur accents. For instance, using a pillow or a curtain that has faux fur piping along the seam would add a hint of texture and bring it some rustic style quotient too though it won’t feel overwhelming.

  1. Put the natural elements on display

To give the best finishing touches to your cabin, use natural elements as much as you can – from branches and twigs to flowers, rocks, potted plants, feathers, and pine cones, among others. You could even showcase your natural collections by clubbing them together such as a bowl full of colorful rocks of different shapes and sizes. You could even create some shadow boxes to frame your collection of rocks, feathers, flowers, etc. In case you visit your cabin periodically, having shadow boxes for every visit as part of your cabin décor would let you remember and look back at the memorable times spent there.

Using leather furniture, lighting candles, installing a wooden stove, using metal and wooden elements in a balanced way, etc. are other effective cabin décor ideas to jazz up the space.

Top 3 tips to get a higher home appraisal value when selling

When you’re selling your home, you surely want to ensure your home appraisal value to be as high as possible. There’re some hard data such as the number of rooms your home has, the selling price of a comparable property in the region/neighborhood, etc. based on which your home would be appraised. Though you can’t do much to change these things, you can certainly present your home in the best light possible while making the appraiser’s task easier such as helping him/her find relevant information related to your home’s present value.

Here are three ways that can help you get a higher home appraisal value:

  1. Make a list of home improvements you’ve made

Before the arrival of the appraiser, create a list of the work you have done to improve your home (such as fixing a leaking roof, changing the bathroom’s plumbing, etc). Make sure to jot down the work done and the date of completion. If possible, include receipts and/or applicable permits, if any, as well. Since neighborhood comparables play a significant role in a home’s appraisal, having a long list of improvements handy is likely to get you favorable numbers in the final appraisal. However, make sure to focus on improvements that are really worth and are a permanent addition to the home rather than being merely of aesthetic value.

  1. Do your homework to be able to explain the comparables

Make sure to do some research on the properties in your area/neighborhood that have sold over the past 6 months. In case a home has been sold for less than what you would like yours to appraise for, identify the reasons. Perhaps it had old-fashioned bathrooms or some structural issues. Make sure to share this information with your appraiser so they understand why your home should have a higher appraisal. Remember that the appraiser will simply gather the basic information on the price and size of the homes sold recently in your area/neighborhood. They won’t actually enter each of these homes to check their condition and would depend on the photos they pull up. Thus, they won’t know if the flooring showed signs of some wear and tear or the kitchen needed an urgent upgrade. The onus is on you to support your claims about why similar houses being sold for a lower value had problems, which your home doesn’t have.

  1. Make the exterior look clean and attractive

Your home’s exterior is the first thing the appraiser will notice upon arrival. Though the appraiser will look beyond any window dressing, you can create a positive first impression by having a tidy and visually appealing exterior to show you take good care of your abode. From having the grass of your front yard nicely mowed (provided the weather allows it) and placing a fresh layer of mulch to positioning some colorful flower pots around, you can spruce things up a bit, which would help you get a higher appraisal.


Last but not the least is to give the appraiser some space to let them do their job. Don’t follow them around as it would be a red flag. Once they arrive, give them your home’s overview, talk about the improvements you have made, give them an idea of the neighborhood, and then let them do their work.

If your home appraisal is low despite doing all these and you need to sell your home in New Jersey quickly, Cash Buyer New Jersey can help.

Pocket listings – Know how to buy homes before they are officially listed

You’ve got your eyes peeled for a beautiful house and dream to own it as soon as it goes on sale. Yet, you find a “Sold” sign in its front yard one day and wonder why you have never seen a “For Sale” sign. If the situation sounds familiar, you’ve encountered a “pocket listing,” where a house gets sold before it officially hits the market.

Wondering why some homes never really go up for sale? Or how you can be part of the action to become the fortunate owner of such a house? Well, let’s take a deeper look.

Why aren’t some homes listed?  

Not everyone may need their potential buyers to check out their house on sale, which is why they don’t list the property in the first place. For instance, celebrities interested in a pocket listing often prefer to keep their identities secret. Even normal people who aren’t just yet ready to buy but want to test the market nevertheless may be inclined toward a pocket listing and prefer to hear an offer.

For the seller, a pocket listing is beneficial because in case he/she finds a buyer, he/she probably won’t have to bear the hassles of improving the landscaping, repairing a roof, or staging the interior as the potential buyer usually agrees to buy the property in its existing condition. Also, avoiding open houses and multiple showings is an added benefit where though the seller may attract many people, he/she is likely to get most who’re just interested in looking but not yet ready to buy.

What should you do to be part of the action?

Hiring a well-connected agent is the key as he/she would be able to leverage an extensive network when looking for the right fit for you (the buyer), particularly in markets that have low inventory. For example, if you’re super-focused on a specific community and your agent knows someone active in the domain, he or she may tap into that contact to find homes or interested sellers before a certain property is officially listed.

There’re some invitation-only or private agent networks where agents are aware of both pre-market and off-market opportunities. Having such an agent as your partner would mean knowing about homes for sale that won’t hit the public market but would be sold to some insider.

In case your real estate agent has a good rep, he/she may even get news of a private or upcoming listing. That’s because being perceived as a thorough professional and someone easy to work with has its own perks. Sellers or their agents surely don’t want to waste their time and your agent could just catch that lucky break for you by getting the insider information about a pocket listing.

Your agent could even contact the homeowners directly with an interesting offer to see how they would react, even if they don’t have plans to sell or have just half-considered the idea. Apart from hiring a competent real estate agent, you should also let others know you’re looking to buy a home. After all, it’s impossible to predict who in your network (family, friends, neighbors, colleagues, etc.) would let you know of a great offer or even a pocket listing before a house is officially put up for sale.

If you need help selling your home in New Jersey quickly for cash, reach out to Cash Buyer New Jersey by dialing (201) 472-3554.

The right time to sell your home – 4 telltale signs that can help

The right time to sell your home – 4 telltale signs that can help

Once you’re ready to buy a new home, you may have to ensure you can sell your existing one for a great price. This way, you’ll be financially secure and ready to move into your new abode. To decide if it’s the right time to sell your home, you should look for the fowling telltale signs.

  1. Your house doesn’t need extensive repairs or remodeling

If your home doesn’t have severe flaws like a cracked foundation or leaky roof, it won’t need major repairs or remodeling. So, there’s no need to invest in having a lavish bathroom sink or perform major overhauls. Just consult your real estate agent to ensure there aren’t any repairs and/or renovations that would considerably increase your home’s value. If there aren’t, your home is ready to be put up on the market.

  1. You’ve got positive equity

Equity refers to the difference between your home’s worth and what loan or mortgage you have on it. Say, your home is worth $200,000 and you just owe $70,000 for paying off your mortgage. This means you’ve got $130,000 in positive equity. The right time to sell your home is when you’ve adequate equity to cover closing costs and even have some money left for the down payment of your next home. You should have, at the least, enough to cover your mortgage’s existing balance to avoid out-of-pocket costs. So, even if you’ve a tiny amount of positive equity, you’re ready to move into a new home.

  1. The market is strong

Is the average number of days for which homes in your area are sitting on the market decreasing? Do you notice an upward trend in the price per square feet of homes in the area? If the answers are a resounding “yes”, you’re in a strong market. This means selling now would help you get prices that would be comparable to what similar homes in the area are selling for. So, it’s the ideal time to list your home on the market.


  1. Ensure a comfortable move to your new home

Selling your present home and buying a new one at the same time could be challenging. If you buy before you could sell, you may need to shoulder the burden of two mortgages for some time. If you sell prior to buying a new home, you would need a place to stay in while you look for a new home. Since both these cases are tricky, it’s best to consult with a skilled real estate agent to find out what suits you the best. The key is to find a strategy that doesn’t endanger your financial future or leave you without a roof over your head. In case you’ve got the necessary resources to make the transition to your next home a smooth one, it’s the right time to sell.

How a real estate agent can help

An experienced real estate agent will ensure your financial future is safeguarded and your interests are taken care of while deciding the right time to sell. Additionally, he/she will help you get the best price for your property. If you want to consult a top-rated seller’s agent in New Jersey, reach out to Cash Buyer New Jersey at (201)-472-3554.


Top 5 reasons why your home isn’t getting sold

Top 5 reasons why your home isn’t getting sold

Every home is different. While some may sell faster, others may sit on the market for a little longer. However, if your home isn’t selling and it has been quite a few months, it’s time you take a closer look at what the reasons could be. Here are the top five reasons, which could be making it difficult for you to sell your home right away.

  1. Your asking price is too high

Interest of potential buyers in your home is the highest when it comes on the market for the first time. So, getting the asking price right on day one is extremely important. If you find no buyer interested in buying it, perhaps you have overpriced it. It’s best to ask your real estate agent to complete a thorough comparative market analysis (CMA) that compares your home’s price to other similar homes in the region. This would help you figure out the best asking price to sell your home fast. Having lived in your home and being emotionally attached to it could make you think it’s worth more but don’t let your sentiments influence your judgment. Remember – your home’s correct value is the amount a buyer is ready to pay for it.

  1. Using low-quality photographs

Did you know that on a listing, over 95% of buyers look at the pictures of a home at first over everything else? Yes, that’s right. So, it won’t be an exaggeration to say your home’s initial showing occurs online. To capture your buyers’ interest from day one, you need to showcase your home in its best light by clicking pro-quality photos. You can take the DIY route, provided you’re confident with the task at hand. If not, hiring a professional real estate photographer is the best bet to ensure your home’s photos grab both attention and interest of potential buyers quickly. This way, you can sell your home fast.

  1. Inadequate marketing

Simply putting up a “for sale” sign on your front lawn isn’t enough to sell your home fast. You need to do adequate marketing too – be it on social media or reaching out to different sets of potential buyers. Hiring a competent agent will make the task easier for you. Apart from featuring your home on their blog or social media, a good agent or firm can even tap into their strong professional network to reach out to potential buyers proactively rather than waiting for someone to contact. You too can get recommendations from the people you know (family, friends, neighbors, colleagues, etc.), who have sold a house fast in the past to know about the steps that worked. If possible, you can imitate these steps for marketing your home.

  1. Your home’s condition

Though every home is different, you can do some simple things to enhance its visual appeal. From getting it brightly lit, de-cluttering the space, or giving it a fresh coat of paint to reorganizing the furniture to create more open spaces, you can use some simple steps to make your abode look more attractive to potential buyers. You could even think of improving your home’s curb appeal so that potential buyers who decide to drive by before asking for a tour would get impressed. Before you set up a showing, make sure to stage your home properly to get suitable offers fast. If your home has serious issues or needs major renovations/repairs though you can’t get them done, it’s best to be realistic with your asking price and remain flexible when negotiating with a potential buyer.

If you still find your home in New Jersey not selling and need to sell home fast for cash, Cash Buyer New Jersey can help.

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