Laura Roskelly

Townhouse For Sale in Spring Meadows

• 1,160 sq. ft., 1 bath, 3 bdrm townhouse - MLS® $185,000 - Picture perfect!

Spring Meadows, Severn  -  It's PERFECT! This end unit townhome shows like a model and features a fabulous country view. Updated kitchen, formal dining room, large living room with sliding doors that lead to a fully fenced yard that backs to the community pool, master suite with lots of closet space, beautifully remodeled baths, full basement awaits your finishing touch. This home is a 10!

Property information

by Laura Roskelly | 0 Comments

Severn Real Estate market update

We've seen some big changes in the Severn Real Estate market in 2008.  Home prices took a pretty large and fast tumble since the first of the year even with inventory staying relatively low.    Using single family colonial homes with 3 or more bedrooms 2 or more baths, a basement and 1 car garage or more as a general guide we only have 16 active listings in the Severn, Odenton, Crofton and Gambrills real estate market that are priced between $375,000 and $450,000.  One of those listings is a new construction home in Severn Maryland that just reduced it's price by $50,000 and is now for sale at $450,000.

Active home for sale listings - $375,000 - $450,000 - Crofton, Odenton, Severn & Gambrills
http://matrix.mris.com/Matrix/Public/Email.aspx?ID=25293622801

Under contract home listings - $375,000 - $450,000 - Crofton, Odenton, Severn & Gambrills
http://matrix.mris.com/Matrix/Public/Email.aspx?ID=25293576042

For the homes under contract pay close attention to the original list price and you will notice several drops of over $40k on under contract homes.  Interestingly enough, those homes do not appear to have been overpriced to start with.  But savvy home owners with lots of equity are willing to trade a quick sale for less cash in pocket.  That's great for them, but the homeowners left in the area inherit the reduced values in the neighborhood and educated home buyers want the bargain price on everything.

Here's hoping that we are at the end of the decline and we'll see a more stable market before we head into the Summer buying season.

by Laura Roskelly | 0 Comments

Home for sale in Crofton Maryland - Just listed 1875 Aberdeen Circle in Crofton Square

Check out this fabulous three level Crofton townhome located in the Crofton Square subdivision.  Lots of updates and upgrades including newer HVAC, vinyl tilt-in windows, new carpet, Pergo flooring, stainless steel appliances and more.  It's gorgeous and priced to sell now.  Visit us on-line at www.TheRoskellyTeam.com for more photos and information.  The Roskelly Team your Crofton area RE/MAX real estate specialists.

Property information

by Laura Roskelly | 0 Comments

Pasadena home for sale in the Greenhaven subdivision - 947 Longview Avenue

GreenHaven, Pasadena  -  Gorgeous new home for sale on 947 Longview Avenue, a 2,400 sq. ft., 2 bath, 4 bdrm 2 story split. Now MLS® $319,900 - .

Property information

by Laura Roskelly | 0 Comments

Severn Woods - 1705 Angel Court Severn MD 21144 - Price reduction!

$10,000 price reduction on this incredible home for sale in theSevern Woods subdivision in Severn Maryland.  This home features gleaming hardwood floors throughout the main level, a beautiful open kitchen with loads of cabinet and counterspace.  Family room with fireplace and sliding doors to the deck and back yard, luxurious master suite with vaulted ceilings and private bath.  Fully finished basement with berber carpet and more.  Shows like a model.  1705 Angel Court, a 2,900 sq. ft., 2 bath, 4 bdrm colonial. Now MLS® $429,900 - Proudly presented by The Roskelly Team your Anne Arundel County real estate specialists.

Property information

by Laura Roskelly | 0 Comments

Severn real estate - Price Reduced in The Provinces - 7825 Manet Way Severn Maryland 21144

We've just reduced the price on this incredible luxury home at 7825 Manet Way Severn Maryland located in The Provinces subdivision.  This 3,000+ sq. ft. home features three beautifully finished levels with upgraded hardwood and ceramic tile flooring, formal living and dining rooms, gourmet kitchen with top-of-the-line stainless steel appliances and center island opens to a sunny breakfast room.  Family room with gas fireplace, master suite with luxury bath, exquisitely finished basement with 2nd fireplace and much more.  Check out the photos.y. Now MLS® $444,900 - Presented by The Roskelly Team at RE/MAX Leading Edge your Anne Arundel County and Severn  Real Estate Specialists!

Property information

by Laura Roskelly | 0 Comments

What you want to hear versus what you need to hear on pricing your home for sale

A sad fact of today's real estate  market in Anne Arundel county is that in most cases property owners who purchased during or after 2005 are facing negative numbers when it's time to sell.  Those home owners who purchased between 2003 and 2005 who have taken out equity loans on their homes are also negative in most cases.  The exception being loans that were taken to make improvements to the home.  As a veteran of the Anne Arundel County real estate market, I am seeing this scenario become the norm.  So, as a seller it's really tempting to listen to the real estate agent that tells you that they can get you much more money for your home than anyone else. 

Determining a home's market value is time consuming but not difficult. You have to look at what has sold in your neighborhood.  You have to know how many homes are available for sale and preview them to determine how they compare to yours.  By making adjustments to the sold properties to account for upgrades that your home has that the sold home does not, and for items that the sold home has that your home does not, and reviewing current market trends and absorption rates you can come up with a very solid and realistic sales price range.  Where you are in that range will depend on your homes condition and upgrades.  A good agent will give you detailed comparable data to support the sales price range for your home.  It won't be guess work.  They will also counsel you on the amount of closing costs you can expect to pay for your buyer.   That too is a reality of our market but can be quite shocking if it was not presented to you up front.

So once your real estate professional has run the numbers and prepared a detailed net proceeds summary you may be looking at a small profit or you may owe money at closing to sell your home.  Negative numbers or low numbers on a net proceeds summary are scary!  You bought your home with the intention of making a profit   And while 1 or 2 of the agents you interviewed have provided you with realistic data, the 3rd agent assures you that your home is so fabulous that they can get you $10k, $20k or even more for your home than all the others.  That's pretty tempting to hear and of course it's easy to want to believe that to be the case.

I've lost listings to agents who promised a higher selling price.  As a market expert I watch what is selling and at what price.  Without fail, the properties that listed well beyond the range we recommended ended up reducing their price to at or below the price we recommended.  What's worse, in a declining market, house values decrease each month.   Overpricing won't just cost you time it WILL cost you money.  Not to mention the headache of keeping your house show ready for 6 months or more.  And if your home is vacant, you have to factor in the cost of carrying the mortgage and utilities each month.

So listening to what you want to hear versus what you need to hear in this market can be very expensive lesson.

As experienced Realtors there are only so many factors of the market that we can control...
Assessing the value range of your home
Preparing you for customary market concessions like closing help
Putting the numbers in a format that is easy for you to understand
Making sure your home shows better than the competition (home staging)
Providing extensive Internet marketing to get your home in front of as many buyers as possible
Negotiating with potential buyers to get you the best deal possible

What we can't do is sell your house at a higher price than what the market is bearing.  And even if we're lucky enough to sell above market, your buyer's lender is going to send an appraiser to determine the value of your home.  If your home is priced over $417,000 they may even require two appraisals as banks are very leery of overlending on a property in a declining market.

When it's time to sell your home and your are ready to interview to find a  great agent, here are some questions you can ask up front to make sure you are choosing the right Realtor to represent you and your home.

1.   Will you provide me with a detailed summary of all the homes you have sold to date that includes the original list price, final sale price, closing help paid to the buyer and days on market?  Past results are a good indication of future results.

2.  Will you provide me with a detailed market analysis to support the price you are recommending for our home?

3.  Will you provide me with information on the customary seller concessions?

4.  What is your marketing budet for my home?

5.  Can I find your web site on Google using search terms that are common for buyers in our area?

6.  How many photos will be posted on the Internet to market my home?  (photos sell homes!)

7.  How many web sites will my home be promoted on?

8.  What is the average days on market for your listings in the past 6 months?

9.  What is your average list price to sale price percentage for the homes you have sold.

10.  Why should I hire you to sell my home?

We could add lots more questions but that will have to wait for another post.  Caveat emptor sellers.  It's much more difficult for a real estate agent to be honest with you about the price and condition of your home.  And as a seller it's much easier to listen to what you want to hear versus what you need to hear.  Choose an agent that cares enough about you and your home sale goals to give you the honest  facts.  That agent is much more likely to negotiate your best sales price as well!

by Laura Roskelly | 0 Comments

2 Story For Sale in Maryland City

Over $100k in recent upgrades

• 1,680 sq. ft., 2 bath, 3 bdrm 2 story "Rancher with basement" - MLS® $324,900 - Adorable and affordable!

Maryland City, Laurel (Anne Arundel County)  -  $10k closing help with full price offer on this adorable rancher with basement and over $100k in improvements. Cozy no maintenance covered front porch with ceiling fans & lights, beautifully remodeled kitchen with honey oak cabinetry and updated appliances, separate dining room, master suite with his-n-her closets, 3 season screened room, recently finished basement with 3rd bedroom and 4th bedroom or family room, plus a full bath and laundry room with storage. New vinyl siding & windows, gutter guards, upgraded flooring, large shed, newer roof and A/C and so much more. A must see!

Property information

by Laura Roskelly | 0 Comments

3 Story For Sale in Quail Run

Three finished levels

• 1,908 sq. ft., 2 bath, 3 bdrm 3 story "Three finished levels" - MLS® $299,900 - Best price in Quail Run

Quail Run, Severn  -  Spectacular three finished level townhome with gleaming hardwood floors on the main level which includes a sunny living room, formal dining room with sliding doors to a private deck, and spacious kitchen. Upper level master suite with double door entry, walk-in closet and private entry to main bath. Recently finished full basement offers a large family room, full bath, and laundry room with storage and laundry sink. It's adorable and affordable in the heart of Severn just minutes to Fort Meade and NSA.

Property information

by Laura Roskelly | 0 Comments

How photographs impact real estate sales on the Internet

We've long been believers in the power of the Internet to sell a home.  And for just as long we've heard our clients tell us that they pass right by the homes that they view on the Internet that have no photos or worse yet BAD PHOTOS.  Even if it's not a true impression of the house, it's the only impression the customer is going to see.  

I recently viewed a home that was gorgeous, spacious, and staged to a "T".  I knew the minute I finished touring that this was the perfect home for my buyer.  I quickly e-mailed them the MLS link and asked if they could see it the next day.   They e-mailed me back a "no thanks".  I was shocked!   When I phoned they let me know that they had viewed the on-line photos and were sure this wasn't a good choice for them.  So I took a look myself and sure enough, the lights were off, the angles were bad. the photos were obviously taken before the home was prepared, and there wasn't a single shot that made it look appealing.   

Well we saw the house the next day only because of my insistence and low and behold it was the perfect house for them.  But for me being a little pushy, those homeowners who had prepared their home so carefully would have lost out on a great buyer simply because the agent took really bad photos.  Good for me in that there were no other offers on the house and no competition, but bad for the seller because they should have had a LOT more interest in their home and probably could have sold for more money.

I personally have climbed on ladders and chairs, laid on the floor and crawled on counter tops to get just the right shot to show off a home I'm listing.  I make sure that the photos are in a logical order to really walk prospective home buyers through it on-line.  I also invested in a really great SLR 35 mm digital camera so that my client's homes look their very best and they have the best chance of tapping in to the 90% of home buyers who begin their search for a home on the Internet.

Here's my list of personal "No No's" when it comes to real estate photographs

1.  Turn on all of the lights - always every time without fail. 
2.  Take exterior pictures on a sunny day - it's a bit of a pain to work this in some times but it's worth the effort to give your client's home the blue sky background.
3.  Put a little effort into it.  If a room has a fireplace and a French door, move around until you can get them both in the shot.
4.  Be sure to include the best features of a room not just the part that happens to jump in front of your lens when you raise the camera.
5.  Remove clutter, remove clutter, remove clutter.  I actually saw some pictures in MLS recently where the remnants of the owners McDonald's lunch bag and all was sitting on the formal dining room table, dirty dishes in sink, kids toys everywhere etc.

Savvy homeowners need to know that the pictures of the home are everything.  Ask your real estate agent how many photos they will be preparing for your home.  Ask to see photos of past homes that the agent has represented.  If they can't come up with them then you'll come up short and you need to continue interviewing until you get a photo savvy, Internet savvy agent.

I came across the article below that addressed this issue and threw out some really interesting statistics. 

"The Successful Combination of Photography and Real Estate"
RISMedia (04/01/08) ; Benedict, Gar

"Photographs that accompany home listings on the Web or in brochures, newspaper advertisements, flyers, magazine articles, and other marketing materials play a significant role in attracting buyers. These images serve as the first impression, and buyers often decide whether or not to see a home in person based on their quality and presentation. Research reveals that the more photos a listing has, the quicker it sells and the more it sells for! 

Property photos versus days on market (DOM) for a home listing
1 photo = average 70 days on the market
6 photos = average 40 days on the market
16 - 19 photos = average 36 days on the market
20+ photos =  32 days on the market

Property photos and list price to sale price ratios for home listings
1 photo  91.2 percent of the original price
6 photos or more sold for 95 percent of the original price

The photography question is just one of the many that home sellers need to ask when choosing an agent to market their home.  Here's my personal short list.

1.  Can this agent tell me what I need to hear instead of what I want to hear on how to prepare my home for sale? Do they understand home staging?
2.  Has this agent prepared for the 90% of consumers who begin their search for a home on-line by investing heavily in good Internet marketing?
3.  Will I be provided a detailed market analysis that gives me an apples to apples comparison of my home and recently sold homes or will they give me the price I want to hear?
4.  Has this agent sold in my county, city, neighborhood before?
5.  Will this agent provide me with a complete resume of homes they have sold to date that outlines the days on market and list price to sale price ratio they've been achieving?
6.  Will this agent protect me and my family by investing in the safest and most secure lock box for my home? Never use COMBO lock boxes!!!
7.  Does this agent have the equipment, finances, marketing plan and staff to provide me with the best on-line & print ads?  (note:  a yard sign and MLS listing IS NOT a marketing plan)
8.  Will this agent pro actively provide me with current market data so that I can act to keep my house competitive in a quickly changing market?
9.  Is this agent really invested with me in selling my home and reaching my goals?
10.  Is this agent a proven leader in the Industry and area that I feel whole heartedly that I can trust to protect my best interests?

And back to the photographs....make 'em great every time and enjoy the profits!

The Roskelly Team
Laura Roskelly, Realtor ABR, ASR, E-Pro
Accredited Home Staging Professional (ASP)
Graduate Realtor Institute (GRI)
Proudly Serving Anne Arundel County since 1999
Visit us on-line at:
www.TheRoskellyTeam.com or
www.FortMeadeHomes.com

by Laura Roskelly | 0 Comments

Townhouse For Sale in Spring Meadows

Severn MD townhome for sale

• 2 bath, 3 bdrm townhouse - MLS® $214,900 - Best price!

Spring Meadows, Severn  -  Adorable & affordable 3 level townhome on premium lot that backs to common area. This home features lots of updates including main level with formal dining room that opens to the kitchen with updated appliances, a beautifully remodeled powder room with pedestal sink, and a spacious living room with sliding doors to the fully fenced back yard with brick patio. The top level offers a large master suite with double closets, a beautifully remodeled main bath with pedestal sink and ceramic tile floors, plus two additional bedrooms. And finally, a finished basement with large family room, laundry room and extra storage. Welcome home!

Property information

by Laura Roskelly | 0 Comments

Crofton townhome for sale - Price reduction

We've just reduced the price on this beautiful Stonehaven Mews townhome in Crofton Maryland.  Simliar homes are selling in the $280k price range.  Busy seller is ready to have this home SOLD.  Visit us on-line at www.FortMeadeHomes.com or www.TheRoskellyTeam.com for additional photos and information on this home!  Announcing a price reduction on 1028 Murdoch Court, a 2 bath, 3 bdrm colonial. Now $269,900 - .

Property information

by Laura Roskelly | 0 Comments

Quail Run townhome for sale in Severn Maryland near Fort Meade

Quail Run home for sale in Severn, MD

• 1,746 sq. ft., 3 bath, 3 bdrm townhouse - $279,900

Quail Run, Severn  -  Adorable 3 level townhome for sale in the Quail Run subdivision in Severn Maryland. Overlooks wooded common area with almost 1,800 s.f. including large living room that opens to eat-in kitchen with ceramic tile floors and pantry, upper level bedrooms with Pergo floors, main bath and separate laundry room, top level master suite with vaulted ceilings, walk-in closet and luxury bath with jetted soaking tub, separate shower and oversized vanity.

Property information

by Laura Roskelly | 0 Comments

Dunkirk MD home for sale in Anne Arundel County

Fabulous home on beautiful wooded lot

• 2,002 sq. ft., 3 bath, 4 bdrm colonial - MLS® $459,900 - Over 1 acre lot!

Dunkirk home for sale, Anne Arundel County  -  Commutable country living! This welcoming colonial home is situated on a serene 1.07 acre lot just minutes to major commuting routes to Andrews AFB, Fort Meade, or Washington DC. Features include an open foyer with hardwood floors, remodeled powder room, large living room which opens to the formal dining room with view of wooded lot. The eat-in kitchen offers new Silestone countertops, hardwood floors and upgraded appliances as well as a large pantry. Spacious family room has French pane sliding doors that lead to the beautifully landscaped backyard that feels like your own personal park complete with brick patio and large storage shed. The upper level features a large master suite with walk-in-closet, dressing area and recently remodeled master bath. The additional upper level bedrooms share a beautifully remodeled hall bath with ceramic tile floors. Everything about this home says "welcome".

Property information

by Laura Roskelly | 1 Comments

Fabulous three level Seven Oaks Home for sale in Odenton Maryland

Fabulous Seven Oaks Home For Sale

• 3,000 sq. ft., 4 bath, 3 bdrm 3 story "Three finished levels" - MLS® $499,900 - Priced to sell!

Seven Oaks, Odenton  -  Luxurious three level colonial on premium lot that backs to common area. First floor master suite with huge walk-in closet and luxury bath with soaking tub and separate shower, two story living room with columned entry to gourmet kitchen featuring Silestone countertops, oversized center island, upgraded appliances and Anderson French doors that lead to a large deck with wooded view. Upper level "loft" area features two bedrooms and a full bath. Finished basement offers over 1,300 s.f. of living area, a bath, workshop, and gas fireplace. This home features an inground sprinkler system, back-up power generator and much more. A unique and wonderful find located in the Seven Oaks subdivision in Odenton Maryland.

Property information

by Laura Roskelly | 0 Comments