By Joe Szabo, Scottsdale Real Estate Team Searching for a home can be similar to searching for true love. You may meet many prospects before you find the one. And sometimes, you may long for a prospect more than he or she longs for you. The same holds true with homes. But homes don’t have feelings — their sellers do. And it’s these sellers you must grapple with before making the love connection. If you’ve fallen in love with a home, made the best offer and the seller won’t cooperate, you might find yourself trying to figure out what to do. There’s no policy or decree that says the seller must accept your offer, no matter how great it is relative to the market. Unlike a retail business that prices products based on inventory levels and market conditions, each seller is independent and has different selling motivations. Here are three ways to cope with a seller who’s keeping you from your dream home.

1. Don’t waste time over-analyzing the seller

It’s easy to obsess over the possible reasons why the seller rejected your offer. You could spend hours looking up a home’s sales history and tax records, then combining that data with the information you received from the sellers’ agent about their situation or motivations. Don’t do it. Trying to figure out the seller won’t get you anywhere. Worse, the time spent attempting to get inside the head of someone you don’t know is precious time spent away from your home search. If the sellers “just aren’t that into you,” it may be time to move on. For all you know, like that elusive crush, they will come back once you pull away. Just don’t count on it.

2. Put your best offer on the table

Maybe you haven’t offered the maximum you can afford yet, wanting to keep some room for negotiation. If you find that the sellers aren’t responding positively to your offers so far, it could be a sign that they are not motivated to sell. Just because you’re a real and active buyer wanting to purchase their house doesn’t mean they have to accept your offer. If they’re not responding, or they come back with a not-so-great counteroffer, cut to the chase. Make your maximum offer immediately and put it in writing. Then, if they still don’t respond, start looking elsewhere.

3. Put the home behind you

Because purchasing a home can be both practical and emotional, it’s easy for a buyer (particularly a new one) to get hung up on one house and have trouble moving on. But this can only keep you from getting the house you want. To be a savvy buyer, consider each experience and the lessons learned. Chalk up unrealistic or unmotivated sellers to experience. Use that to your advantage the next time you make an offer. At the closing table weeks or months down the road, you’ll likely look back on that home you “had to have” and realize that the home you ended up with is much better in the long run. Never forget that, no matter how much you believe this one was meant for you, there will always be another great house. Please note that this Scottsdale Real Estate Blog is for informational purposes and not intended to take the place of a licensed Scottsdale Real Estate Agent. The Szabo Group offers first class real estate services to clients in the Scottsdale Greater Phoenix Metropolitan Area in the buying and selling of Luxury homes in Arizona. Award winning Realtors and Re/MAX top producers and best real estate agent for Luxury Homes in Scottsdale, The Szabo group delivers experience, knowledge, dedication and proven results. Contact Joe Szabo at 480.688.2020, [email protected] or visit www.scottsdalerealestateteam.com to find out more about Scottsdale Homes for Sale and Estates for Sale in Scottsdale and to search the Scottsdale MLS for Scottsdale Home Listings.

By Joe Szabo, Scottsdale Real Estate Team For many homeowners, the patio borders on magical: a place to relax, entertain, cook out, and veg out. Its surrounding hues are more vibrant than anything from a paint can, and food that’s cooked up in an outdoor kitchen somehow always tastes better than anything that comes from its indoor counterpart. Creating that perfect outdoor space for you and your family all starts with the literal foundation of this alfresco living room: the patio materials. Your selection can have a huge effect on the appearance, durability, and functionality of your favorite home addition.

Getting started

Before you commit to a type of patio, first envision the finished space. You probably have a good idea of the location and approximate size, so go grab a chair, take it outside, and position it in the intended spot. Then sit, and picture each material in your mind’s eye. Your patio should not only complement your home and landscape, it should also enhance your lifestyle. If you have a large space to work with, consider incorporating a combination of paving materials; some of the best patio designs include two or more. Using multiple materials lets you integrate inlaid borders that can visually separate an area for lounging from the outdoor kitchen. When you’ve dreamed up your ideal design, consider which materials would best bring it to life, in terms of both aesthetics and practical issues, such as maintenance requirements and cost.

Concrete

Poured concrete is the patio material of choice for many homeowners because it’s structurally sound, inexpensive, and can even be stamped or dyed to mimic higher-end paving materials. It’s best suited for moderate to warm climates where frost heave is not a concern. Planning tip: A standard concrete patio is four inches thick, but if you intend to construct something very heavy, such as a built-in fireplace, ask the contractor to reinforce that particular area before you pour.

Bricks

Available in a variety of colors, bricks create a warm and attractive patio. This classic patio style typically costs more than one constructed from concrete, not just for the materials themselves, but also for labor — a significant consideration when every brick must be set by hand, leveled and grouted. Should you decide to invest, you can design the space with any number of patterns, from a traditional running bond to something with added textural appeal like a boxed basket-weave or herringbone. Planning tip: For patios, solid 1- or 2-inch-thick paving bricks are the best choice, either dry-laid or mortared in place. Be wary about extending your brick patio into deep shade, or else you’ll need to watch out for a slick surface after every rainfall.

Pavers

Often manufactured from cement, cinder or stone, pavers top the DIY patio wish list for their low price and super simple installation — they’ll have you out there grilling in record time. If you’re planning to lay your own patio, you’ll need a suitable substrate consisting of at least three inches of sand, and a permanent border, such as a poured concrete curb, to keep the pavers from shifting. Planning tip: Pavers may be dry-laid by butting them tightly, or installed with uniform mortar joints. If the patio lies over utility lines, know that dry-laid pavers will be simpler to remove and replace if (or when) you need to access the utilities below.

Stone

The highly desirable look of stone comes with a steeper price tag — particularly if your pick isn’t locally sourced — but you can’t beat it for natural appeal. Flat, irregularly shaped stones offer a calm and meandering effect, while uniform-cut slabs of granite, travertine, slate, or bluestone can produce a formal patio that’s fitting for any backyard. Planning tip: Natural stone is extremely durable for any patio, but if you happen to be planning one poolside, opt for a nonslip variety, such as coral stone.

Tile

Available in ceramic, glass, porcelain, terra cotta and natural stone, tile creates beautiful mosaic patio designs that are refreshingly cool underfoot in hot climates. Because tile is thin, it requires the installation of a concrete slab. Planning tip: Even if you plan to lay the tile yourself, it’s a good idea to have a professional pour an even slab. Also note that not all tile is suitable for patio construction. To withstand weather, all your materials — tile, thinset, grout and sealer — must be labeled for exterior use.

Crushed stone, pea gravel and sand

If you’re not a fan of rock-solid patios, crushed stone, pea gravel or sand could be more your style. Both crushed stone and gravel offer a variety of colors and textures at low prices, and even sandy Zen gardens can double as patio areas. You will, however, need to install a solid perimeter to keep the loose material from spreading outside its intended border. Please note that this Scottsdale Real Estate Blog is for informational purposes and not intended to take the place of a licensed Scottsdale Real Estate Agent. The Szabo Group offers first class real estate services to clients in the Scottsdale Greater Phoenix Metropolitan Area in the buying and selling of Luxury homes in Arizona. Award winning Realtors and Re/MAX top producers and best real estate agent for Luxury Homes in Scottsdale, The Szabo group delivers experience, knowledge, dedication and proven results. Contact Joe Szabo at 480.688.2020, [email protected] or visit www.scottsdalerealestateteam.com to find out more about Scottsdale Homes for Sale and Estates for Sale in Scottsdale and to search the Scottsdale MLS for Scottsdale Home Listings.

By Joe Szabo, Scottsdale Real Estate Team First-time home buyers aren’t typically versed in the intricacies of agency disclosure, nor do they understand the concepts of a buyer’s agent and seller’s agent. They only know that the person they meet at an open house or email about a listing is an “agent.” When they start getting more serious and want to inquire about a property, its price, condition or history, they typically direct their questions to the seller’s agent — which presents an immediate conflict of interest. So what’s a buyer to do? It helps to understand the concept of agency before this happens. A real estate agent’s loyalties and responsibilities change depending on the transaction. Here’s a quick rundown of the different roles an agent can play in any one transaction.

The listing agent

The listing agent or seller’s agent works for the seller and represents their interests in the sale. The seller hires their agent, typically in writing, to market and sell their home. The listing agent’s responsibility is to get the seller the highest amount of money in the shortest period. Their fiduciary goals and loyalty should be with the seller at all times.

The buyer’s agent

Purchasing a home can be emotionally draining, not to mention financially stressful. Many consumers seek independent counsel from a buyer’s agent. A buyer’s agent works with them for as long as it takes to make a purchase. They teach the buyers the market, show them lots of homes, and eventually advise when it comes time to make an offer and negotiate with the seller. An invaluable resource, a buyer’s agent stands by the buyer’s side for the duration of their home search.

The dual agent

Sometimes a buyer forgoes independent representation and chooses to work directly with the listing agent. This situation isn’t allowed in some states because of the conflict of interest. Where it is allowed, a dual agent represents both sides of the transaction at the same time. In the case of a dual agent, it’s impossible for the agent to be completely loyal to either party. Both parties must agree to dual agency in writing, in advance.

Who pays for the agent?

The seller pays the real estate agent’s commission when the deal closes. The two agents then split the commission. In the case of the dual agent, the agent takes home the entire commission.

Should you use the listing agent as a dual agent?

Unless you are an experienced real estate investor, it’s best to stick with a buyer’s agent. There’s no cost, and a good buyer’s agent will provide an invaluable amount of advice and support in what can end up being a very stressful period. The home search can involve many twists and turns, so having a loyal adviser along the way will help you make an informed decision on what is likely the largest purchase of your life. Please note that this Scottsdale Real Estate Blog is for informational purposes and not intended to take the place of a licensed Scottsdale Real Estate Agent. The Szabo Group offers first class real estate services to clients in the Scottsdale Greater Phoenix Metropolitan Area in the buying and selling of Luxury homes in Arizona. Award winning Realtors and Re/MAX top producers and best real estate agent for Luxury Homes in Scottsdale, The Szabo group delivers experience, knowledge, dedication and proven results. Contact Joe Szabo at 480.688.2020, [email protected] or visit www.scottsdalerealestateteam.com to find out more about Scottsdale Homes for Sale and Estates for Sale in Scottsdale and to search the Scottsdale MLS for Scottsdale Home Listings.

By Joe Szabo, Scottsdale Real Estate Team My wife and I bought our first home in July of 1999. We were newlyweds at the time, and in lieu of taking a honeymoon we decided to purchase a house and gut it. Our date nights involved going to Home Depot, and talking to plumbers and tradesmen for advice. During the five years we owned the house, we never refinanced because the interest rates weren’t attractive enough, but it’s a different story with our second home. We purchased our second house — where we’re still living — in 2004 with a 30-year fixed mortgage at a 5.5-percent interest rate. The first time we refinanced was in 2008 using a 30-year fixed note at a 4.25-percent rate. That reduced our monthly payment by about $300. We decided to pay the points upfront instead of doing a no-cost closing because it got us a much lower rate and a nice tax break. I never thought interest rates would drop lower than 4.25 percent, but they did in 2012. Before we could decide to refinance, we had to assess our timeline. We knew we’d be in our home for at least another five years, so I ran the numbers and found it would only take two years to reach a break-even point; everything after that would be gravy in our bucket. That’s why we decided to refinance in 2012 to a 30-year fixed rate mortgage at 3.25 percent. It saved us $120 a month, and brought our mortgage down to just under $1,000 a month. Once again, we decided to pay $2,500 in points upfront because it would save us money in the long run when we factored in amortization.

Rate race

Since I’m both a real estate broker and a real estate attorney, I was in a unique position in that I didn’t have to pay a closing company either time we refinanced; that saved us a significant amount of money. I also had connections in the lending field and knew how to shop around to get the best deal. After we got pre-approved, we’d sit back and watch interest rates daily because we knew we needed to pounce on the best rate. So we’d wait until the rates dropped significantly, then jump on it. The second time we refinanced there was a midday adjustment and the interest rate dropped a full quarter point in the same day. It was unbelievable.

Lessons learned

There’s an emotional satisfaction you get from refinancing. Any time you save a significant amount of money, you feel good about what you’ve achieved. You’ve not only eased your financial burden, but also gained a sense of security. I will say that the paperwork when you refinance is exhausting. You need tax returns, bank statements, and history of large deposits and large purchases, among other documentation. Sometimes you need to get errors fixed on your credit report. There was a questionable charge on one of our accounts, and it put a black mark on our credit. We eventually got the error removed, but it took time to dispute it. Over time, we learned an important lesson. We used to make larger monthly payments on our mortgage than what was required because we wanted to free up some of the equity in the home. And, from a psychological standpoint, it felt good to pay down our mortgage and come closer to being free of owing money to a lender. However, we eventually realized that by investing the money elsewhere, we could get a much higher return than using it to pay down our mortgage. So now we don’t accelerate our loan payments. Instead, we invest in private mortgages, where the return can be up to nine percent. We’ve also put some of the money we’ve saved into making home improvements. We updated a bathroom, a bedroom, and flooring. These days I don’t pay as much attention to daily fluctuations in interest rates because I don’t have a desire to refinance again. I definitely talk about refinancing in conversations with my real estate clients and with my friends and family — people are always asking me about where the market is heading — but I have no personal interest in refinancing. Granted, I still have my eyes open. If the perfect house came on the market and we wanted to buy it, we wouldn’t hesitate — especially with interest rates being so low.

Advice for first-time refinancers

There are a lot of ultra-low interest rates advertised by lenders online and plastered on billboards, but rates aren’t fixes. They’re teaser rates, and when you read the fine print, you realize you may not meet all of the qualifications. Unfortunately, there are a lot of bait-and-switch lenders. You should compare quotes from at least three lenders, and make sure they offer the same terms so you can get an apples-to-apples comparison. Let the lenders know you’re shopping around, and pit them against each other. Nine times out of 10, there’s room to negotiate, so don’t be afraid to ask for a better deal. Read more here Please note that this Scottsdale Real Estate Blog is for informational purposes and not intended to take the place of a licensed Scottsdale Real Estate Agent. The Szabo Group offers first class real estate services to clients in the Scottsdale Greater Phoenix Metropolitan Area in the buying and selling of Luxury homes in Arizona. Award winning Realtors and Re/MAX top producers and best real estate agent for Luxury Homes in Scottsdale, The Szabo group delivers experience, knowledge, dedication and proven results. Contact Joe Szabo at 480.688.2020, [email protected] or visit www.scottsdalerealestateteam.com to find out more about Scottsdale Homes for Sale and Estates for Sale in Scottsdale and to search the Scottsdale MLS for Scottsdale Home Listings.