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2023-08-21T09:01:08-07:00
tag:theluxdwelling.com,2012-09-20:17255
Equity Is a Game Changer for Homeowners Looking To Sell
If you’re a homeowner, you might be torn on whether or not to <a href="https://www.mykcm.com/2023/07/31/pricing-your-house-right-still-matters-today/" rel="noopener noreferrer" target="_blank">sell your house</a> right now. Maybe that’s because you don’t want to take on a higher <a href="https://www.mykcm.com/2023/08/03/how-inflation-affects-mortgage-rates/" rel="noopener noreferrer" target="_blank">mortgage rate</a> on your next home. If that’s your <a href="https://www.mykcm.com/2023/08/01/sellers-dont-let-these-two-things-hold-you-back/" rel="noopener noreferrer" target="_blank">biggest hurdle</a>, understanding your equity may be exactly what you need to help you feel more comfortable making your move.
What Equity Is and How It Works
Equity is the current value of your home minus what you owe on the loan. And recently, that <a href="https://www.mykcm.com/2023/06/16/how-owning-a-home-grows-your-wealth-with-time-infographic/" rel="noopener noreferrer" target="_blank">equity</a> has been growing far faster than you may expect.
Over the last few years, home prices rose dramatically, and that gave your equity a big boost very quickly. While the market has <a href="https://www.mykcm.com/2023/07/25/dont-fall-for-the-next-shocking-headlines-about-home-prices/" rel="noopener noreferrer" target="_blank">started to normalize</a>, there’s still an imbalance between the <a href="https://www.mykcm.com/2023/08/08/theres-only-half-the-inventory-of-a-normal-housing-market-today/" rel="noopener noreferrer" target="_blank">number of homes</a> available for sale and the <a href="https://www.mykcm.com/2023/07/27/homebuyers-are-still-more-active-than-usual/" rel="noopener noreferrer" target="_blank">number of buyers</a> looking to make a purchase. And it’s because homes are in such high demand that <a href="https://www.mykcm.com/2023/07/17/home-prices-are-rebounding/" rel="noopener noreferrer" target="_blank">prices</a> are back on the rise today. Rob Barber, CEO of ATTOM, a property data provider, <a href="https://www.attomdata.com/news/market-trends/home-sales-prices/attom-q2-2023-u-s-home-equity-and-underwater-report/" rel="noopener noreferrer" target="_blank">explains</a>:
“Equity levels were high even during the recent downturn, and now they are going back up and better than ever.”
How Equity Benefits You in Today’s Market
With today’s <a href="https://www.mykcm.com/2023/07/07/the-benefits-of-downsizing-for-homeowners-infographic/" rel="noopener noreferrer" target="_blank">affordability challenges</a>, that equity can be a game changer when you move. Here’s why. Based on data from <a href="https://www.attomdata.com/news/market-trends/home-sales-prices/attom-q2-2023-u-s-home-equity-and-underwater-report/" rel="noopener noreferrer" target="_blank">ATTOM</a> and the <a href="https://data.census.gov/cedsci/all?q=mortgage" rel="noopener noreferrer" target="_blank">Census</a>, nearly two-thirds (68.7%) of homeowners have either paid off their mortgages or have at least 50% equity (see chart below):<a href="https://www.mykcm.com/content/images/20230814/20230815-Americans-Sitting-On-Tremendous-Equity.png" rel="noopener noreferrer" target="_blank"><img src="https://files.keepingcurrentmatters.com/content/images/20230814/20230815-Americans-Sitting-On-Tremendous-Equity.png" /></a>
That means roughly 70% have a tremendous amount of equity right now.
Once you <a href="https://www.mykcm.com/2023/06/26/the-true-cost-of-selling-your-house-on-your-own/" rel="noopener noreferrer" target="_blank">sell your house</a>, you can use your equity to help with your next purchase. It could be some (if not all) of what you’ll need for your next down payment. It may even be enough to allow you to put a considerably larger down payment on your next home, so you don’t have to finance quite as much. And, if you’ve been in your current house for years, you may have even built up enough equity to pay in all cash. If that’s true for you, you’d be able to avoid borrowing altogether, so you wouldn’t have to worry about today’s <a href="https://www.mykcm.com/2023/07/19/explaining-todays-mortgage-rates/" rel="noopener noreferrer" target="_blank">mortgage rates</a>.
How To Find Out How Much Equity You Have
The best way to learn how much you have is to reach out to a trusted real estate agent for a Professional Equity Assessment Report (PEAR).
Bottom Line
If you’re planning to <a href="https://www.mykcm.com/2023/06/13/your-needs-matter-more-than-todays-mortgage-rates/" rel="noopener noreferrer" target="_blank">make a move</a>, the equity you’ve gained can make a big impact. To find out just how much equity you have in your current home and how you can use it to fuel your next purchase, let’s connect.
Th<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">e information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2023-08-21T08:55:16-07:00
2023-08-21T09:01:08-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:15992
What Are the Experts Saying About the Spring Housing Market?
The housing market’s been going through a lot of change lately, and there’s been uncertainty surrounding what will happen this spring. You may be wondering if more homes will go on the market, what’s next with <a href="https://www.mykcm.com/2023/04/05/why-arent-home-prices-crashing/" rel="noopener noreferrer" target="_blank">home prices</a> and <a href="https://www.mykcm.com/2023/04/03/how-changing-mortgage-rates-can-affect-you/" rel="noopener noreferrer" target="_blank">mortgage rates</a>, or what the best advice is for someone in your position right now.
Here’s what industry experts are saying right now about the spring housing market and what it means for you:
<a href="https://www.bankrate.com/real-estate/housing-market-predictions/#updates" rel="noopener noreferrer" target="_blank">Selma Hepp</a>, Chief Economist, CoreLogic:
“We see more competition among buyers . . . Housing supply also tends to grow during the spring months. And this is also the time of year when relatively more migration happens, as people graduate and move elsewhere looking for jobs.”
<a href="https://www.marketwatch.com/picks/after-seven-straight-months-of-home-price-declines-heres-what-6-economists-and-real-estate-pros-say-to-expect-from-the-housing-market-this-spring-df79d2c3" rel="noopener noreferrer" target="_blank">Greg McBride</a>, Chief Financial Analyst, Bankrate:
“I don’t expect big moves in prices in the span of a month, but like the flower buds of spring, the housing market is showing signs of improvement. A pick up in activity with inventory still low does bode well for home prices.”
<a href="https://www.bankrate.com/real-estate/housing-trends/#differ" rel="noopener noreferrer" target="_blank">Rick Sharga</a>, Founder and CEO, CJ Patrick Company:
“If you can find a home you love and can afford at today’s prices, don’t wait. Home prices in most of the country are unlikely to crash, and mortgage rates will only come down very gradually if they decline at all this year.”
<a href="https://www.marketwatch.com/picks/after-seven-straight-months-of-home-price-declines-heres-what-6-economists-and-real-estate-pros-say-to-expect-from-the-housing-market-this-spring-df79d2c3" rel="noopener noreferrer" target="_blank">Jeff Tucker</a>, Senior Economist, Zillow:
“The market is still much friendlier this spring for buyers who can overcome affordability hurdles, but buyers are going to see more competition than they might expect because there are not many homes on the market to go around. New listings are increasing, which they almost always do this time of year, but not nearly as quickly as usual.”
Bottom Line
If you’re thinking about <a href="https://www.mykcm.com/2023/04/13/want-to-sell-your-house-this-spring-price-it-right/" rel="noopener noreferrer" target="_blank">selling</a> your house, this spring’s a great time to do so while <a href="https://www.mykcm.com/2023/04/11/the-big-advantage-if-you-sell-this-spring/" rel="noopener noreferrer" target="_blank">inventory</a> is still so low. And if you’re in a good position to buy, lean on your team of expert advisors for the best advice. Whatever your plans, let’s connect to make sure you’re able to navigate the spring housing market with confidence.
Th<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">e information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2023-04-30T11:00:00-07:00
2023-04-30T11:07:05-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:15652
Two Reasons You Should Sell Your House
Wondering if you should sell your house this year? As you make your decision, think about what’s motivating you to consider moving. A recent <a href="https://www.realtor.com/research/2023-q1-sellers-survey/" rel="noopener noreferrer" target="_blank">survey</a> from realtor.com asked why homeowners are thinking about selling their houses this year. Here are the top two reasons (see graphic below):
<a href="https://files.keepingcurrentmatters.com/content/images/20230403/20230404-why-are-you-considering-selling-your-home-in-2023-MEM.png" rel="noopener noreferrer" target="_blank"><img src="https://files.keepingcurrentmatters.com/content/images/20230403/20230404-why-are-you-considering-selling-your-home-in-2023-MEM.png" /></a>
Let’s break those reasons down and explore how they might resonate with you.
1. I Want To Take Advantage of the Current Market and Make a Profit
When you decide to sell your house, how much you’ll make from the sale will likely be top of mind. So, here’s some good news: according to the latest data, the average seller can expect a strong return on their investment when they make a move. ATTOM <a href="https://www.attomdata.com/hnr/us-home-seller-profits-top-50-percent-in-2022-despite-market-slowdown/" rel="noopener noreferrer" target="_blank">explains</a>:
“The $112,000 profit on median-priced home sales in 2022 represented a 51.4% return on investment compared to the original purchase price, up from 44.6% last year and from 32.8% in 2020.”
Even though home prices have declined slightly in some markets, they’re still much higher overall than they were just a few years ago. To understand what’s happening with home prices in your area and the current value of your house, work with a local real estate professional. They can give you the best advice on how much you could gain if you sell this year.
2. My Home No Longer Meets My Needs
The average person has been in their house for <a href="https://www.nar.realtor/blogs/economists-outlook/eleven-takeaways-from-the-2022-profile-of-home-buyers-and-sellers" rel="noopener noreferrer" target="_blank">ten years</a>. That’s a long time when you think about how much may have changed in your life since you moved in. And typically, those changes have a direct impact on what you need in a home. Whether it’s more (or less) space, different features, or a location closer to your work or loved ones, your current house may no longer check all the boxes of what feels like home to you. If that’s the case, it could be time to work with a real estate agent to find a better fit.
Bottom Line
If you’re thinking about selling your house, there’s probably a good reason for it. Let’s connect so you can make a move that’ll help you accomplish your goals this year.
Th<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">e information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2023-04-06T05:00:00-07:00
2023-04-04T14:07:45-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:15624
How Changing Mortgage Rates Can Affect You
The 30-year fixed mortgage rate has been bouncing between 6% and 7% this year. If you’ve been on the fence about whether to buy a home or not, it’s helpful to know exactly how a 1%, or even a 0.5%, mortgage rate shift affects your purchasing power.
The chart below helps show the general relationship between mortgage rates and a typical monthly mortgage payment:
<a href="https://files.keepingcurrentmatters.com/content/images/20230331/20230403-example-buyers-purchasing-power-MEM.png" rel="noopener noreferrer" target="_blank"><img src="https://files.keepingcurrentmatters.com/content/images/20230331/20230403-example-buyers-purchasing-power-MEM.png" /></a>
Even a 0.5% change can have a big impact on your monthly payment. And since rates have been moving between 6% and 7% for a while now, you can see how it impacts your purchasing power as rates go down.
What This Means for You
You may be tempted to put your homebuying plans on hold in hopes that rates will fall. But that can be risky. No one knows for sure where rates will go from here, and trying to time them for your benefit is tough. Lisa Sturtevant, Housing Economist at Bright MLS, <a href="https://www.linkedin.com/posts/lisa-sturtevant-48413051_mortgage-rates-activity-7042166632474898432-hpTf" rel="noopener noreferrer" target="_blank">explains</a>:
“It is typically a fool’s errand for a homebuyer to try to time rates in this market . . . But volatility in mortgage rates right now can have a real impact on buyers’ monthly payments.”
That’s why it’s critical to lean on your expert real estate advisors to explore your mortgage options, understand what impacts mortgage rates, and plan your homebuying budget around today’s volatility. They’ll also be able to offer advice tailored to your specific situation and goals, so you have what you need to make an informed decision.
Bottom Line
Your ability to buy a home could be impacted by changing mortgage rates. If you’re thinking about making a move, let’s connect so you have a strong plan in place.
Th<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">e information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
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2023-04-03T12:06:08-07:00
2023-04-03T12:24:04-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:15378
4 Tips for Making Your Best Offer on a Home
Are you planning to buy a home this spring? Though things are more balanced than they were at the height of the pandemic, it’s still a sellers’ market. So, when you find the home you want to buy, remember these four <a href="https://www.mykcm.com/2023/02/10/how-to-win-as-a-buyer-in-todays-housing-market-infographic/" title="tips">tips</a> to make your best offer.
1.Lean on a Real Estate Professional
Rely on an agent who can support your goals. As Bankrate <a href="https://www.bankrate.com/real-estate/how-to-make-an-offer-on-house/" title="notes" target="_blank" rel="noopener noreferrer">notes</a>:
“. . . select the best real estate agent for your needs. They will be a critical part of your home buying process.”
Agents are local market experts. They know what’s worked for other buyers in your area and what sellers may be looking for in an offer. It may seem simple, but catering to what a seller needs can help your offer stand out.
Th<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">e information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2.Know Your Budget
Understanding your <a href="https://www.mykcm.com/2023/02/03/you-may-not-need-as-much-as-you-think-for-your-down-payment-infographic/" title="budget">budget</a> is especially important right now. As Sandy Higgins, Senior Wealth Advisor at Capstone Financial Advisors, <a href="https://www.cnbc.com/2022/10/26/how-to-buy-a-home-in-a-cooling-market-according-to-top-ranked-advisors.html" title="puts" target="_blank" rel="noopener noreferrer">puts</a> it:
“Understand your current budget … what are your expenses, how’s your spending, would you need to make changes?”
The best way to understand your <a href="https://www.mykcm.com/2023/02/13/what-you-should-know-about-closing-costs/" title="numbers">numbers</a> is to work with a lender so you can get pre-approved for a loan. It helps you be more financially confident, and it shows sellers you’re serious. That can give you a competitive edge.
3.Think Through Everything Before Making an Offer
Today’s market isn’t moving at the record pace it did during the pandemic. That means you may have a bit more time to think before you need to make an offer. According to Danielle Hale, Chief Economist at <a href="https://www.realtor.com/advice/buy/homebuying-rules-youve-heard-lately-you-should-break/" title="realtor.com" target="_blank" rel="noopener noreferrer">realtor.com</a>:
“In general, you likely have more time to make an offer, although that’s certainly not a guarantee. If you’re on the fence about a home or its asking price doesn’t quite fit your budget, you might want to keep an eye on it, and if it doesn’t sell right away, you may have some room to negotiate with the seller.”
While it’s still important to stay on top of the market and be prepared to move quickly, there can be more flexibility today. Lean on the advice of your agent as you explore the options in your market.
4. Work with Your Advisor To Negotiate
During the pandemic, some buyers skipped home inspections or didn’t ask for concessions from the seller in order to submit the winning bid on a home. Fortunately, today’s market is different, and you may have more negotiating power than before. When putting together an offer, your trusted real estate advisor will help you think through what levers to pull.
Bottom Line
When you buy a home this spring, let’s connect so you have the guidance to make your best offer.
Th<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">e information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2023-03-14T05:00:00-07:00
2023-04-03T12:22:53-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:15377
Leverage Your Equity When You Sell Your House
One of the benefits of being a homeowner is that you build equity over time. By <a href="https://www.mykcm.com/2023/02/06/the-top-reasons-for-selling-your-house/" title="selling">selling</a> your house, that equity can be used toward purchasing your next home. But before you can put it to use, you should understand exactly what equity is and how it grows. Bankrate <a href="https://www.bankrate.com/home-equity/what-is-home-equity/" title="explains" target="_blank" rel="noopener noreferrer">explains</a> it like this:
“Home equity is the portion of your home you’ve paid off – in other words, your stake in the property as opposed to the lender’s. In practical terms, home equity is the appraised value of your home minus any outstanding mortgage and loan balances.”
Majority of Americans Have a Large Amount of Equity
If you’ve owned your home for a while, you’ve likely built up some equity – and you may not even realize how much. Based on data from the <a href="https://data.census.gov/cedsci/all?q=mortgage" title="U.S. Census Bureau" target="_blank" rel="noopener noreferrer">U.S. Census Bureau</a> and <a href="https://www.attomdata.com/news/market-trends/home-sales-prices/attom-q4-2022-u-s-home-equity-and-underwater-report/" title="ATTOM" target="_blank" rel="noopener noreferrer">ATTOM</a>, the majority of Americans have a substantial amount of equity right now (see graph below):
<a href="https://files.mykcm.com/2023/03/10100319/americans-sitting-on-tremendous-equity-MEM.png" rel="noopener noreferrer" class="use_kcm_lightbox" target="_blank"><img loading="lazy" class="aligncenter wp-image-107831" src="https://files.mykcm.com/2023/03/10100319/americans-sitting-on-tremendous-equity-MEM.png" alt="Leverage Your Equity When You Sell Your House | MyKCM" width="600" height="450" srcset="https://files.mykcm.com/2023/03/10100319/americans-sitting-on-tremendous-equity-MEM.png 960w, https://files.mykcm.com/2023/03/10100319/americans-sitting-on-tremendous-equity-MEM-600x450.png 600w, https://files.mykcm.com/2023/03/10100319/americans-sitting-on-tremendous-equity-MEM-768x576.png 768w, https://files.mykcm.com/2023/03/10100319/americans-sitting-on-tremendous-equity-MEM-100x75.png 100w" sizes="(max-width: 600px) 100vw, 600px" /></a>
And having such large amounts of equity is a benefit to homeowners in more ways than one. Rick Sharga, Executive Vice President of Market Intelligence at ATTOM, <a href="https://www.housingwire.com/articles/almost-45-of-homeowners-are-now-equity-rich/" title="explains" target="_blank" rel="noopener noreferrer">explains</a>:
“Record levels of home equity provide security for millions of families, and minimize the chance of another housing market crash like the one we saw in 2008.”
Over time, your home equity grows. In addition to providing financial stability while you own your house, when you’re ready to sell it, that money could go a long way toward <a href="https://www.mykcm.com/2023/02/13/what-you-should-know-about-closing-costs/" title="paying">paying</a> for your next home.
Bottom Line
By <a href="https://www.mykcm.com/2023/01/30/where-will-you-go-if-you-sell-you-have-options/" title="selling">selling</a> your house and leveraging your equity, it can be easier to pay for your next home. Let’s connect today so you can find out how much home equity you have and start <a href="https://www.mykcm.com/2023/02/15/should-you-consider-buying-a-newly-built-home/" title="planning">planning</a> your next move.
Th<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">e information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2023-03-13T12:00:00-07:00
2023-03-13T11:42:50-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:15169
What You Should Know About Closing Costs
Before you buy a home, it’s important to <a href="https://www.mykcm.com/2023/02/10/how-to-win-as-a-buyer-in-todays-housing-market-infographic/" title="plan ahead">plan ahead</a>. While most buyers consider how much they need to save for a <a href="https://www.mykcm.com/2023/02/03/you-may-not-need-as-much-as-you-think-for-your-down-payment-infographic/" title="down payment">down payment</a>, many are surprised by the closing costs they have to pay. To ensure you aren’t caught off guard when it’s time to close on your home, you need to understand what closing costs are and how much you should budget for.
What Are Closing Costs?
People are sometimes surprised by closing costs because they don’t know what they are. According to <a href="https://www.bankrate.com/mortgages/understanding-the-closing-process/#wh" title="Bankrate" target="_blank" rel="noopener noreferrer">Bankrate</a>:
“Closing costs are the fees and expenses you must pay before becoming the legal owner of a house, condo or townhome . . . Closing costs vary depending on the purchase price of the home and how it’s being financed . . .”
In other words, your closing costs are a collection of fees and payments involved with your transaction. According to <a href="https://myhome.freddiemac.com/buying/understanding-costs" title="Freddie Mac" target="_blank" rel="noopener noreferrer">Freddie Mac</a>, while they can vary by location and situation, closing costs typically include:
Government recording costs
Appraisal fees
Credit report fees
Lender origination fees
Title services
Tax service fees
Survey fees
Attorney fees
Underwriting Fees
How Much Will You Need To Budget for Closing Costs?
Understanding what closing costs include is important, but knowing what you’ll need to budget to cover them is critical, too. According to the Freddie Mac article mentioned above, the costs to close are typically between 2% and 5% of the total purchase price of your home. With that in mind, here’s how you can get an idea of what you’ll need to cover your closing costs.
Let’s say you find a home you want to purchase for the <a href="https://www.nar.realtor/research-and-statistics" title="median price" target="_blank" rel="noopener noreferrer">median price</a> of $366,900. Based on the 2-5% Freddie Mac estimate, your closing fees could be between roughly $7,500 and $18,500.
Keep in mind, if you’re in the market for a home above or below this price range, your closing costs will be higher or lower.
What’s the Best Way To Make Sure You’re Prepared at Closing Time?
Freddie Mac provides great advice for homebuyers, <a href="https://myhome.freddiemac.com/buying/understanding-costs" title="saying" target="_blank" rel="noopener noreferrer">saying</a>:
“As you start your homebuying journey, take the time to get a sense of all costs involved – from your down payment to closing costs.”
Work with a team of trusted real estate professionals to understand exactly how much you’ll need to <a href="https://www.mykcm.com/2023/01/19/pre-approval-in-2023-what-you-need-to-know/" title="budget">budget</a> for closing costs. An agent can help connect you with a lender, and together your expert team can answer any questions you might have.
Bottom Line
It’s important to plan for the fees and payments you’ll be responsible for at closing. Let’s connect so I can help you feel confident throughout the process.
Th<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">e information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2023-02-21T06:00:00-07:00
2023-02-20T11:19:42-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:14893
Why It Makes Sense To Move Before Spring
Spring is usually the busiest season in the housing market. Many buyers wait until then to make their move, believing it’s the best time to find a home. However, that isn’t always the case when you factor in the competition you could face with other buyers at that time of year. If you’re ready to buy a home, here’s why it makes sense to move before the spring market picks up.
Spring Should Bring a Wave of Buyers to the Market
In most years, the housing market goes through predictable seasonal trends in activity. Winter is typically a quiet point in the year, while spring sees a surge of buyers begin their search. And experts project that this year will be no exception.
Right now, buyer demand is low due to a combination of normal seasonal trends and a reaction to last year’s rise in mortgage rates. But rates have started to come down since last November, which has more and more potential buyers planning to jump into the market. That means right now is a sweet spot if you’re in a good position to buy, before more buyers reappear. Affordability is beginning to improve, but demand is still low — for now. Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), <a href="https://www.housingwire.com/articles/existing-home-sales-ended-the-year-with-a-whimper-in-2022/" title="shares" target="_blank" rel="noopener noreferrer">shares</a>:
“. . . expect sales to pick up again soon since mortgage rates have markedly declined after peaking late last year.”
If you’re ready to buy a home, right now is the best time to do so before your competition grows and more buyers enter the market.
Today’s Sellers Are Motivated
Low demand from buyers often means sellers are more motivated to work with you, and that can set you up to buy a home on your terms. In fact, sellers have been more willing to <a href="https://www.mykcm.com/2022/12/14/you-may-have-more-negotiation-power-when-you-buy-a-home-today/" title="negotiate">negotiate</a> this winter because there are fewer buyers in the market.
But keep in mind, the advantages buyers have this winter won’t last forever. The competition you face could be greater if you wait until spring to make a move, and increased buyer demand means sellers will have less motivation to negotiate with you. Be sure to work with a trusted real estate professional to learn what you can expect in your local market right now.
Bottom Line
If you’re in a good position to make a move, it may make sense to move before spring. Working with your team of expert real estate advisors is the best way to learn about the current market and what it means for you. Let’s connect today to determine the best plan to achieve your homebuying goals.
<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2023-01-27T06:00:00-07:00
2023-01-26T08:53:06-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:14783
What Past Recessions Tells Us About The Housing Market
Economic conditions are determined by a broad range of factors, so rather than explaining them each in depth, let’s lean on the experts and what history tells us to see what could lie ahead. As Greg McBride, Chief Financial Analyst at Bankrate, <a href="https://www.bankrate.com/investing/stock-market-outlook-2023/" title="says" target="_blank" rel="noopener noreferrer">says</a>:
“Two-in-three economists are forecasting a recession in 2023 . . .”
As talk about a potential recession grows, you may be wondering what a recession could mean for the housing market. Here’s a look at the historical data to show what happened in real estate during previous recessions to help prove why you shouldn’t be afraid of what a recession could mean for the <a href="https://www.mykcm.com/2022/12/27/confused-about-whats-going-on-in-the-housing-market-lean-on-a-professional/" title="housing market">housing market</a> today.
A Recession Doesn’t Mean Falling Home Prices
To show that home prices don’t fall every time there’s a <a href="https://www.corelogic.com/blog/2019/03/housing-recessions-and-recoveries.aspx" title="recession" target="_blank" rel="noopener noreferrer">recession</a>, it helps to turn to <a href="https://www.thebalance.com/the-history-of-recessions-in-the-united-states-3306011" title="historical data" target="_blank" rel="noopener noreferrer">historical data</a>. As the graph below illustrates, looking at recessions going all the way back to 1980, <a href="https://www.mykcm.com/2022/12/12/what-every-seller-should-know-about-home-prices/" title="home prices">home prices</a> appreciated in four of the last six of them. So historically, when the economy slows down, it doesn’t mean home values will always fall.
<a href="https://files.mykcm.com/2023/01/12122452/a-recession-does-not-mean-falling-prices-MEM.png" rel="noopener noreferrer" class="use_kcm_lightbox" target="_blank"><img loading="lazy" class="aligncenter wp-image-106878" src="https://files.mykcm.com/2023/01/12122452/a-recession-does-not-mean-falling-prices-MEM.png" alt="" width="600" height="450" srcset="https://files.mykcm.com/2023/01/12122452/a-recession-does-not-mean-falling-prices-MEM.png 960w, https://files.mykcm.com/2023/01/12122452/a-recession-does-not-mean-falling-prices-MEM-600x450.png 600w, https://files.mykcm.com/2023/01/12122452/a-recession-does-not-mean-falling-prices-MEM-768x576.png 768w, https://files.mykcm.com/2023/01/12122452/a-recession-does-not-mean-falling-prices-MEM-100x75.png 100w" sizes="(max-width: 600px) 100vw, 600px" /></a>
Most people remember the <a href="https://www.mykcm.com/2023/01/11/todays-housing-market-is-nothing-like-15-years-ago/" title="housing crisis">housing crisis</a> in 2008 (the larger of the two red bars in the graph above) and think another recession would be a repeat of what happened to housing then. But today’s housing market <a href="https://www.mykcm.com/2022/11/30/why-there-wont-be-a-flood-of-foreclosures-coming-to-the-housing-market/" title="isn’t about to crash">isn’t about to crash</a> because the fundamentals of the market are different than they were in 2008. According to <a href="https://www.mykcm.com/2023/01/09/what-experts-are-saying-about-the-2023-housing-market/" title="experts">experts</a>, home prices will vary by market and may go up or down depending on the local area. But the average of their <a href="https://www.mykcm.com/2022/12/21/what-to-expect-from-the-housing-market-in-2023/" title="2023 forecasts">2023 forecasts</a> shows prices will net neutral nationwide, not fall drastically like they did in 2008.
A Recession Means Falling Mortgage Rates
<a href="https://mtg-specialists.com/2022/05/11/recession-interest-rates-and-real-estate/" title="Research" target="_blank" rel="noopener noreferrer">Research</a> also helps paint the picture of how a recession could impact the cost of financing a home. As the graph below shows, historically, each time the economy slowed down, <a href="https://www.freddiemac.com/pmms/archive" title="mortgage rates" target="_blank" rel="noopener noreferrer">mortgage rates</a> decreased.
<a href="https://files.mykcm.com/2023/01/12122448/a-recession-means-falling-mortgage-rates-MEM.png" rel="noopener noreferrer" class="use_kcm_lightbox" target="_blank"><img loading="lazy" class="aligncenter wp-image-106876" src="https://files.mykcm.com/2023/01/12122448/a-recession-means-falling-mortgage-rates-MEM.png" alt="What Past Recessions Tell Us About the Housing Market in 2023 | MyKCM" width="600" height="450" srcset="https://files.mykcm.com/2023/01/12122448/a-recession-means-falling-mortgage-rates-MEM.png 960w, https://files.mykcm.com/2023/01/12122448/a-recession-means-falling-mortgage-rates-MEM-600x450.png 600w, https://files.mykcm.com/2023/01/12122448/a-recession-means-falling-mortgage-rates-MEM-768x576.png 768w, https://files.mykcm.com/2023/01/12122448/a-recession-means-falling-mortgage-rates-MEM-100x75.png 100w" sizes="(max-width: 600px) 100vw, 600px" /></a>
Fortune <a href="https://fortune.com/2019/06/19/next-recession-assets-mortgage-rates/" title="explains" target="_blank" rel="noopener noreferrer">explains</a> mortgage rates typically fall during an economic slowdown:
“Over the past five recessions, mortgage rates have fallen an average of 1.8 percentage points from the peak seen during the recession to the trough. And in many cases, they continued to fall after the fact as it takes some time to turn things around even when the recession is technically over.”
In <a href="https://www.mykcm.com/2022/12/16/2023-housing-market-forecast-infographic/" title="2023">2023</a>, market experts say mortgage rates will likely stabilize below the peak we saw last year. That’s because <a href="https://www.mykcm.com/2022/12/19/mortgage-rates-are-dropping-what-does-that-mean-for-you/" title="mortgage rates">mortgage rates</a> tend to respond to inflation. And early signs show inflation is starting to cool. If inflation continues to ease, rates may fall a bit more, but the days of 3% are likely behind us.
The big takeaway is you don’t need to fear the word recession when it comes to housing. In fact, experts say a recession would be mild and housing would play a key role in a quick economic rebound. As the 2022 CEO Outlook from KPMG, <a href="https://home.kpmg/xx/en/home/media/press-releases/2022/09/global-ceo-short-recession-optimistic-global-economy-over-3-years.html" title="says" target="_blank" rel="noopener noreferrer">says</a>:
“Global CEOs see a ‘mild and short’ recession, yet optimistic about global economy over 3-year horizon . . .
More than 8 out of 10 anticipate a recession over the next 12 months, with more than half expecting it to be mild and short.”
Bottom Line
While history doesn’t always repeat itself, we can learn from the past. According to historical data, in most recessions, home values have appreciated and mortgage rates have declined.
If you’re thinking about buying or selling a home this year, let’s connect so you have expert advice on what’s happening in the housing market and what that means for your homeownership goals.
<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2023-01-20T06:00:00-07:00
2023-01-18T15:27:53-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:14782
Think Twice Before Waiting for 3% Mortgage Rates
Mortgages rates jumped rapidly peaking at just over 7% <a href="https://www.freddiemac.com/pmms/archive" title="last October" target="_blank" rel="noopener noreferrer">last October</a>. Hopeful <a href="https://www.mykcm.com/2023/01/04/avoid-the-rental-trap-in-2023/" title="buyers">buyers</a> experienced a hit to their purchasing power as a result, and some decided to press pause on their plans.
Today, the rate of inflation is starting to drop. And as a result, mortgage rates have dipped below last year’s peak. Sam Khater, Chief Economist at Freddie Mac, <a href="https://freddiemac.gcs-web.com/news-releases/news-release-details/mortgage-rates-inch-3" title="shares" target="_blank" rel="noopener noreferrer">shares</a>:
“While mortgage market activity has significantly shrunk over the last year, inflationary pressures are easing and should lead to lower mortgage rates in 2023.”
That’s potentially great news if you’re a <a href="https://www.mykcm.com/2023/01/02/what-are-your-goals-in-the-housing-market-this-year/" title="buyer">buyer</a> aiming to jump back into the housing market. Any drop in mortgage rates helps boost your <a href="https://www.mykcm.com/2022/12/19/mortgage-rates-are-dropping-what-does-that-mean-for-you/" title="purchasing power">purchasing power</a> by bringing down your expected monthly mortgage payment. This means the lower mortgage rates <a href="https://www.mykcm.com/2023/01/09/what-experts-are-saying-about-the-2023-housing-market/" title="experts">experts</a> forecast <a href="https://www.mykcm.com/2022/12/16/2023-housing-market-forecast-infographic/" title="this year">this year</a> could be just what you need to reignite your homebuying goals.
While this opens up a window of opportunity for you, remember: you shouldn’t expect rates to drop back down to record lows like we saw in 2021. Experts agree that’s not the range buyers should bank on. Greg McBride, Chief Financial Analyst at Bankrate, <a href="https://www.bankrate.com/mortgages/mortgage-rate-forecast/#forecast" title="explains" target="_blank" rel="noopener noreferrer">explains</a>:
“I think we could be surprised at how much mortgage rates pull back this year. But we’re not going back to 3 percent anytime soon, because inflation is not going back to 2 percent anytime soon.”
It’s important to have a realistic vision for what you can expect this year, and that’s where the advice of expert <a href="https://www.mykcm.com/2022/12/27/confused-about-whats-going-on-in-the-housing-market-lean-on-a-professional/" title="real estate ">real estate </a>advisors is critical. You may be surprised by the impact even a mild drop in mortgage rates has on your budget. If you’re ready to <a href="https://www.mykcm.com/2023/01/03/wondering-how-much-you-need-to-save-for-a-down-payment/" title="buy a home">buy a home</a> now, today’s market presents the opportunity to get a more affordable mortgage rate, find your dream home, and face <a href="https://www.mykcm.com/2022/12/14/you-may-have-more-negotiation-power-when-you-buy-a-home-today/" title="less competition">less competition</a> from other buyers.
Bottom Line
The recent pullback in mortgage rates is great news – but if you’re ready to buy now, holding out for 3% is a mistake. Work with a local lender to learn how today’s rates impact your goals, and let’s connect to explore your options in our area.
<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2023-01-19T06:00:00-07:00
2023-01-18T15:17:57-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:14781
Have Home Values Hit Bottom
Whether you’re already a homeowner or you’re looking to become one, the recent headlines about <a href="https://www.mykcm.com/2022/12/12/what-every-seller-should-know-about-home-prices/" title="home prices">home prices</a> may leave you with more questions than answers. <a href="https://www.mykcm.com/2022/12/27/confused-about-whats-going-on-in-the-housing-market-lean-on-a-professional/" title="News stories">News stories</a> are talking about home prices falling, and that’s raising concerns about a repeat of what happened to prices in the <a href="https://www.mykcm.com/2023/01/11/todays-housing-market-is-nothing-like-15-years-ago/" title="crash in 2008">crash in 2008</a>.
One of the questions that’s on many minds, based on those headlines, is: how much will home prices decline? But what you may not realize is expert <a href="https://www.mykcm.com/2022/12/21/what-to-expect-from-the-housing-market-in-2023/" title="forecasters">forecasters</a> aren’t calling for a free fall in prices. In fact, if you look at the latest data, there’s a case to be made that the biggest portion of month-over-month price depreciation nationally may already behind us – and even those numbers weren’t significant declines on the national level. Instead of how far will they drop, the question becomes: have home values hit bottom?
Let’s take a look at the latest data from several reputable industry sources (see chart below):
<a href="https://files.mykcm.com/2023/01/17142555/have-home-values-hit-bottom-MEM.png" rel="noopener noreferrer" class="use_kcm_lightbox" target="_blank"><img loading="lazy" class="aligncenter wp-image-106922" src="https://files.mykcm.com/2023/01/17142555/have-home-values-hit-bottom-MEM.png" alt="Have Home Values Hit Bottom? | MyKCM" width="600" height="450" srcset="https://files.mykcm.com/2023/01/17142555/have-home-values-hit-bottom-MEM.png 960w, https://files.mykcm.com/2023/01/17142555/have-home-values-hit-bottom-MEM-600x450.png 600w, https://files.mykcm.com/2023/01/17142555/have-home-values-hit-bottom-MEM-768x576.png 768w, https://files.mykcm.com/2023/01/17142555/have-home-values-hit-bottom-MEM-100x75.png 100w" sizes="(max-width: 600px) 100vw, 600px" /></a>
The chart above provides a look at the most recent reports from <a href="https://www.spglobal.com/spdji/en/indices/indicators/sp-corelogic-case-shiller-us-national-home-price-nsa-index/#news-research" title="Case-Shiller" target="_blank" rel="noopener noreferrer">Case-Shiller</a>, the <a href="https://www.fhfa.gov/DataTools/Downloads/Pages/House-Price-Index.aspx" title="Federal Housing Finance Agency" target="_blank" rel="noopener noreferrer">Federal Housing Finance Agency</a> (FHFA), <a href="https://www.blackknightinc.com/data-reports/" title="Black Knight" target="_blank" rel="noopener noreferrer">Black Knight</a>, and <a href="https://www.corelogic.com/intelligence/u-s-home-price-insights-december-2022/" title="CoreLogic" target="_blank" rel="noopener noreferrer">CoreLogic</a>. It shows how, on a national scale, home values have changed month-over-month since January 2022. November and December numbers have yet to come out.
Let’s focus in on what the red numbers tell us. The red numbers are the change in home values over the last four months that have been published. And if we isolate the last four months, what the data shows is, in each case, home price depreciation peaked in August.
While that doesn’t guarantee home price depreciation has hit bottom, it confirms prices aren’t in a free fall, and it may be an early signal that the worst is already behind us. As the numbers for November and December are released, data will be able to further validate this national trend.
Bottom Line
Home prices month-over-month have depreciated for the past four months on record, but there’s a strong case to be made that the worst may be behind us. If you have questions about what’s happening with home prices in our local market, let’s connect.
<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2023-01-18T15:04:51-07:00
2023-01-18T15:10:14-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:13827
Should I buy a home right now
If you’ve been thinking about <a href="https://www.mykcm.com/2022/06/28/a-key-opportunity-for-homebuyers/" title="buying a home">buying a home</a>, you likely have one question on the top of your mind: should I buy right now, or should I wait? While no one can answer that question for you, here’s some information that could help you make your decision.
The Future of Home Price Appreciation
Each quarter, Pulsenomics <a href="https://pulsenomics.com/surveys/#home-price-expectations" title="surveys" target="_blank" rel="noopener noreferrer">surveys</a> a national panel of over 100 economists, real estate experts, and investment and market strategists to compile projections for the future of <a href="https://www.mykcm.com/2022/06/16/home-price-deceleration-doesnt-mean-home-price-depreciation/" title="home price appreciation">home price appreciation</a>. The output is the Home Price Expectation Survey. In the latest release, it forecasts home prices will continue appreciating over the next five years (see graph below):
<a href="https://files.mykcm.com/2022/07/12140314/20220713-MEM-Eng-1.png" rel="noopener noreferrer" class="use_kcm_lightbox" target="_blank"><img loading="lazy" class="aligncenter wp-image-103393" src="https://files.mykcm.com/2022/07/12140314/20220713-MEM-Eng-1.png" alt="Should I Buy a Home Right Now? | MyKCM" width="600" height="450" srcset="https://files.mykcm.com/2022/07/12140314/20220713-MEM-Eng-1.png 1000w, https://files.mykcm.com/2022/07/12140314/20220713-MEM-Eng-1-600x450.png 600w, https://files.mykcm.com/2022/07/12140314/20220713-MEM-Eng-1-768x576.png 768w, https://files.mykcm.com/2022/07/12140314/20220713-MEM-Eng-1-100x75.png 100w" sizes="(max-width: 600px) 100vw, 600px" /></a>
As the graph shows, the rate of appreciation will moderate over the next few years as the <a href="https://www.mykcm.com/2022/06/14/is-the-housing-market-correcting/" title="market shifts">market shifts</a> away from the unsustainable pace it saw during the pandemic. After this year, experts project home price appreciation will continue, but at levels that are more typical for the market. As Lawrence Yun, Chief Economist at the National Association of Realtors (NAR), <a href="https://www.marketplace.org/2022/05/18/signs-that-red-hot-housing-market-may-be-cooling-down/" title="says" target="_blank" rel="noopener noreferrer">says</a>:
“People should not anticipate another double-digit price appreciation. Those days are over. . . . We may return to more normal price appreciation of 4%, 5% a year.”
For you, that ongoing appreciation should give you peace of mind <a href="https://www.mykcm.com/2022/07/01/real-estate-consistently-voted-best-investment-infographic/" title="your investment">your investment</a> in homeownership is worthwhile because you’re buying an asset that’s projected to grow in value in the years ahead.
What Does That Mean for You?
To give you an idea of how this could impact your <a href="https://www.mykcm.com/2021/08/30/the-difference-in-net-worth-between-homeowners-and-renters-is-widening/" title="net worth">net worth</a>, here’s how a typical home could grow in value over the next few years using the expert price appreciation projections from the Pulsenomics survey mentioned above (see graph below):
<a href="https://files.mykcm.com/2022/07/12140321/20220713-MEM-Eng-2.png" rel="noopener noreferrer" class="use_kcm_lightbox" target="_blank"><img loading="lazy" class="aligncenter wp-image-103395" src="https://files.mykcm.com/2022/07/12140321/20220713-MEM-Eng-2.png" alt="Should I Buy a Home Right Now? | MyKCM" width="600" height="450" srcset="https://files.mykcm.com/2022/07/12140321/20220713-MEM-Eng-2.png 1000w, https://files.mykcm.com/2022/07/12140321/20220713-MEM-Eng-2-600x450.png 600w, https://files.mykcm.com/2022/07/12140321/20220713-MEM-Eng-2-768x576.png 768w, https://files.mykcm.com/2022/07/12140321/20220713-MEM-Eng-2-100x75.png 100w" sizes="(max-width: 600px) 100vw, 600px" /></a>
As the graph conveys, even at a more typical pace of appreciation, you still stand to make significant <a href="https://www.mykcm.com/2022/06/21/the-average-homeowner-gained-64k-in-equity-over-the-past-year/" title="equity gains">equity gains</a> as your home grows in value. That’s what’s at stake if you delay your plans.
Bottom Line
If you’re ready to become a homeowner, know that buying today can set you up for long-term success as your asset’s value (and your own net worth) is projected to grow with the ongoing home price appreciation. Let’s connect to begin your homebuying process today.
<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2022-10-04T10:33:00-07:00
2022-10-04T13:45:29-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:12804
Is the housing market correcting?
If you’re following the news, all of the headlines about conditions in the current <a href="https://www.mykcm.com/2022/05/31/what-does-the-rest-of-the-year-hold-for-the-housing-market/" title="housing market">housing market</a> may leave you with more questions than answers. Is the boom over? Is the market crashing or correcting? Here’s what you need to know.
The housing market is moderating compared to the last two years, but what everyone needs to remember is that the past two years were record-breaking in nearly every way. Record-low <a href="https://www.mykcm.com/2022/05/17/why-rising-mortgage-rates-push-buyers-off-the-fence/" title="mortgage rates">mortgage rates</a> and <a href="https://www.realtor.com/news/trends/housing-market-showing-signs-of-correction-what-buyers-sellers-need-to-know/" target="_blank" title="millennials">millennials</a> reaching peak homebuying years led to an influx of buyer demand. At the same time, there weren’t enough homes available to purchase thanks to many years of underbuilding and sellers who held off on listing their homes due to the health crisis.
This combination led to record-high demand and record-low supply, and that wasn’t going to be sustainable for the long term. The latest data shows early signs of a shift back to the market pace seen in the years leading up to the pandemic – not a crash nor a correction. As realtor.com <a href="https://www.realtor.com/news/trends/housing-market-showing-signs-of-correction-what-buyers-sellers-need-to-know/" target="_blank" title="says">says</a>:
“The housing market is at a turning point. . . . We’re starting to see signs of a new direction, . . .”
Home Showings Then and Now
The <a href="https://showingindex.stats.showingtime.com/docs/lmu/x/UnitedStates?src=page" target="_blank" title="ShowingTime Showing Index">ShowingTime Showing Index</a> tracks the traffic of home showings according to agents and brokers. It’s a good indication of buyer demand. Here’s a look at that data going back to 2019 (see graph below):
<img src="data:image/png;base64,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" 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The 2019 numbers give a good baseline of pre-pandemic demand (shown in gray). As the graph indicates, home showings skyrocketed during the pandemic (shown in blue). And while current buyer demand has begun to moderate slightly based on the latest data (shown in green), showings are still above 2019 levels.
And since 2019 was such a strong year for the housing market, this helps show that the market <a href="https://www.mykcm.com/2022/04/21/why-this-housing-market-is-not-a-bubble-ready-to-pop/" title="isn’t crashing">isn’t crashing</a> – it’s just at a turning point that’s moving back toward more pre-pandemic levels.
Existing Home Sales Then and Now
Headlines are also talking about how existing home sales are declining, but perspective matters. Here’s a look at <a href="https://www.nar.realtor/research-and-statistics/housing-statistics/existing-home-sales" target="_blank" title="existing home sales">existing home sales</a> going all the way back to 2019 using data from the National Association of Realtors (NAR) (see graph below):
<img src="data:image/png;base64,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" alt="" />
Again, a similar story emerges. The pandemic numbers (shown in blue) beat the more typical year of 2019 home sales (shown in gray). And according to the latest projections for 2022 (shown in green), the market is on pace to close this year with more home sales than 2019 as well.
It’s important to compare today not to the abnormal pandemic years, but to the most recent normal year to show the current housing market is still strong. First American <a href="https://blog.firstam.com/economics/the-reconomy-podcast-breaking-down-the-recency-bias-in-housing-market-data" target="_blank" title="sums it up">sums it up</a> like this:
“. . . today’s housing market looks a lot like the 2019 housing market, which was the strongest housing market in a decade at the time.”
Bottom Line
If recent headlines are generating any concerns, look at a more typical year for perspective. The current market is not a crash or correction. It’s just a turning point toward more typical, pre-pandemic levels. Let’s connect if you have any questions about our local market and what it means for you when you buy or sell this year.
<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2022-06-14T09:26:00-07:00
2022-06-14T09:38:05-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:12485
16 Things you should know before moving to Washington DC
2022-05-04T13:20:00-07:00
2022-05-04T13:23:02-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:12478
Things That Could Help You Win a Bidding War on a Home
<article id="post-101974" class="post-101974 post type-post status-publish format-standard has-post-thumbnail hentry category-buying-myths category-down-payments category-first-time-home-buyers category-buyers category-move-up-buyers-buyers category-pricing">
With a limited number of <a href="https://www.mykcm.com/2022/04/01/its-still-a-sellers-market-infographic/" title="homes for sale">homes for sale</a> today and so many buyers looking to make a purchase before <a href="https://www.mykcm.com/2022/04/20/how-to-approach-rising-mortgage-rates-as-a-buyer/" title="mortgage rates">mortgage rates</a> rise further, <a href="https://www.mykcm.com/2022/03/10/how-to-navigate-a-market-where-multiple-offers-is-the-new-normal/" title="bidding wars">bidding wars</a> are common. According to the <a href="https://cdn.nar.realtor/sites/default/files/documents/2022-03-realtors-confidence-index-04-20-2022.pdf" title="latest report" target="_blank" rel="noopener noreferrer">latest report</a> from the National Association of Realtors (NAR), nationwide, homes are getting an average of 4.8 offers per sale. Here’s a look at how that breaks down state-by-state (see map below):
<a href="https://files.mykcm.com/2022/04/28120026/20220503-MEM-Eng-1.png" rel="noopener noreferrer" class="use_kcm_lightbox" target="_blank"><img loading="lazy" class="aligncenter wp-image-101976" src="https://files.mykcm.com/2022/04/28120026/20220503-MEM-Eng-1.png" alt="Things That Could Help You Win a Bidding War on a Home | MyKCM" width="600" height="450" srcset="https://files.mykcm.com/2022/04/28120026/20220503-MEM-Eng-1.png 1000w, https://files.mykcm.com/2022/04/28120026/20220503-MEM-Eng-1-600x450.png 600w, https://files.mykcm.com/2022/04/28120026/20220503-MEM-Eng-1-768x576.png 768w, https://files.mykcm.com/2022/04/28120026/20220503-MEM-Eng-1-100x75.png 100w" sizes="(max-width: 600px) 100vw, 600px" /></a>
The same report from NAR shows the average buyer made two offers before getting their third offer accepted. In this type of competitive <a href="https://www.mykcm.com/2022/04/21/why-this-housing-market-is-not-a-bubble-ready-to-pop/" title="housing market">housing market</a>, it’s important to know what levers you can pull to help you beat the competition. While a real estate professional is your ultimate guide to presenting a strong offer, here are a few things you could consider.
Offering over Asking Price
When you think of sweetening the deal for sellers, the first thought you likely have is around the price of the home. In today’s housing market, it’s true more homes are selling for over <a href="https://www.mykcm.com/2022/04/25/is-it-enough-to-offer-asking-price-in-todays-housing-market/" title="asking price">asking price</a> because there are more buyers than there are homes for sale. You just want to make sure your offer is still within your budget and realistic for the market value in your area – that’s where a local real estate professional can help you through the process. Bankrate <a href="https://www.bankrate.com/real-estate/what-is-a-bidding-war/" title="says" target="_blank" rel="noopener noreferrer">says</a>:
“Simply put, being willing to pay more money than other buyers is one of the best ways to get your offer accepted. You may not have to increase it by a lot — it’ll depend on the area and other factors — so look to your real estate agent for guidance.”
Putting Down a Bigger Earnest Money Deposit
You could also consider putting down a larger deposit up front. An <a href="https://www.mykcm.com/2022/04/05/what-you-need-to-budget-for-when-buying-a-home/" title="earnest money deposit">earnest money deposit</a> is a check you write to go along with your offer. If your offer is accepted, this deposit is credited toward your home purchase. NerdWallet <a href="https://www.nerdwallet.com/article/mortgages/win-a-bidding-war-in-a-hot-market" title="explains" target="_blank" rel="noopener noreferrer">explains</a> how it works:
“A typical earnest money deposit is 1% to 2% of the home’s purchase price, but the amount varies by location. A higher earnest money deposit may catch a seller’s attention in a hot housing market.”
That’s because it shows the seller you’re seriously interested in their house and have already set aside money that you’re ready to put toward the purchase. Talk to a professional to see if this is something you can do in your area.
Making a Higher Down Payment
Another option is increasing how much of a <a href="https://www.mykcm.com/2022/01/03/how-much-do-you-need-for-your-down-payment/" title="down payment">down payment</a> you’re going to make. The benefit of a <a href="https://www.mykcm.com/2021/09/22/is-a-20-down-payment-really-necessary-to-purchase-a-home/" title="higher down payment">higher down payment</a> is you won’t have to finance as much. This helps the seller feel like there’s less risk of the deal or the financing falling through. And if other buyers put less down, it could be what helps your offer stand out from the crowd.
Non-Financial Options To Make a Strong Offer
Realtor.com <a href="https://www.realtor.com/advice/buy/multiple-offers-on-a-house/" title="points out" target="_blank" rel="noopener noreferrer">points out</a> that while increasing these financial portions of the deal can help, they’re not your only options:
“. . . Price is not the only factor sellers weigh when they look at offers. The buyer’s terms and contingencies are also taken into account, as well as pre-approval letters, appraisal requirements, and the closing time the buyer is asking for.”
When it’s time to make an offer, partner with a trusted professional. They have insight into what sellers are looking for in your local market and can give you expert advice on what levers you may or may not want to pull when it’s time to write an offer.
From a non-financial perspective, this can include things like flexible move-in dates or minimal contingencies (conditions you set that the seller must meet for the purchase to be finalized). For example, you could make an offer that’s not contingent on the sale of your current home. Just remember, there are certain contingencies you don’t want to forego, like your <a href="https://www.mykcm.com/2022/01/28/why-your-home-inspection-matters-infographic/" title="home inspection">home inspection</a>. Ultimately, the options you have can vary state-to-state, so it’s best to lean on an expert real estate professional for guidance.
Bottom Line
In today’s hot housing market, you need a partner who can serve as your guide, especially when it comes to making a strong offer. Let’s connect so you have a trusted resource and coach on how to make the strongest offer possible for your specific situation.
</article>
<a href="https://www.mykcm.com/2022/05/02/todays-home-price-appreciation-is-great-news-for-existing-homeowners/" rel="prev" title="« Today’s Home Price Appreciation Is Great News for Existing Homeowners">The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.</a>
2022-05-04T06:19:00-07:00
2022-05-04T06:23:40-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:12345
Remote Work Trends Mean Flexibility for First-Time Homebuyers
Today’s <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f02%2f23%2fhow-supply-and-demand-can-impact-your-buying-and-selling-goals%2f&c=E,1,h0LXnR8zfJBEaODnnvE1W4i_W7HxRkDnLQxRNy2nO3v-iknFUgYnpraA0WVnqV0u29Nl9mNa9dl4kjuMeHdG-cQjYzreymbxOcpZ0O4NremS&typo=1" target="_blank" data-auth="NotApplicable" data-linkindex="2">low inventory</a> can be challenging for homebuyers, especially if you're looking to purchase your first home. But if you’re one of many people who work <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2021%2f09%2f21%2fremote-work-is-here-to-stay-can-your-home-deliver-the-space-you-need%2f&c=E,1,WLcjgF80DSHvfuQwTpkN66v0BTbe8nUOP4mFii8y5p55Pa-Qmny2XvZRZsz7P3tKYzrYekiH95j24UBrQeI6stde9uSwcnBeoAopY-AkUUM-Hl1Mrck,&typo=1" target="_blank" data-auth="NotApplicable" data-linkindex="3">remotely</a>, you may have a great opportunity to use the flexibility you have at work to achieve your <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f01%2f07%2fhow-to-hit-your-homebuying-goals-this-year-infographic%2f&c=E,1,AubT2pVwCOZ19Gt1RkD_aoqf5AtOalyb5GQgyJStEtt7zUz9nABSKQarITJYDqO_BFVzkSa8JFuuKJYXFukSJuWE1IypdtfoyGwcWTYETKU7tZF0&typo=1" target="_blank" data-auth="NotApplicable" data-linkindex="4">homebuying goals</a> this year.
In a recent report, <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fmortgage.archgroup.com%2fwp-content%2fuploads%2fsites%2f4%2fMCUS-B1583A-0222-HaMMR-Winter-2022.pdf&c=E,1,grUgPiTOJs8HMClg2wj62G5y-d8LwsVqOQY_OUMLv-NLJDwlqyviYUjviZO0xHmdv3SQfvVR3bofuwEncUREVLSRTwOBhRdJu-HGRdZXF6Kjag,,&typo=1" target="_blank" data-auth="NotApplicable" data-linkindex="5">Arch Capital Services</a> explains how the ongoing trend of remote work can open up more options for homebuyers:
. . . This will enable those who are able to work from home on a part-time or hybrid basis to move slightly farther away from job centers. . . . For workers who secure full-time remote jobs, their place of residence will be determined by affordability and personal preferences.
Basically, working from home is great news if you're a first-time buyer trying to find a <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f03%2f17%2fdid-your-dream-home-just-come-on-the-market%2f&c=E,1,kiIIKI-ntQxIzdajWaKVH_41YoCSrYnB9cblPQOH074JQRpFsAtFFn2a9Fi8EeR8CDlOt0WYyh2O9KrDA0GtlNMHSH-xR2M3ILz74Tdy7ZJ9uU0,&typo=1" target="_blank" data-auth="NotApplicable" data-linkindex="6">home</a> that meets your needs and <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f03%2f09%2fkey-factors-that-impact-affordability-today%2f&c=E,1,CvlvOWZMMSGxboIxy_b4pk3FVjXvR2A5PQopWBA_ZXeIW4fJ2ATrf9XdiTgcdaDYGwIAUwwILnGen2SIwmJkMgnKZR6uVh3zpsKKzTrBgf6QN0Fd&typo=1" target="_blank" data-auth="NotApplicable" data-linkindex="7">budget</a>. Here's a deeper look at how it could benefit you.
Extra Flexibility in Your Career Means Extra Flexibility in Your Home Search
If your job is 100% remote, you don't have to be tied to a specific location or office. So, if you've been having a hard time finding what you want in your local area, it may be time to expand your search.
One option you could consider is moving to a place where you've always wanted to live, like the mountains, beach, or closer to loved ones. When you broaden your search radius to include those locations, it'll give you additional homes to consider.
It could also allow you to search for a more affordable location where you have more options in your price range. This can help you achieve two goals – saving money and finding additional <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f03%2f25%2fhow-an-energy-efficient-home-can-be-a-bright-idea-infographic%2f&c=E,1,B7vIQ2ejp1QKS8hPvZ952JWyfQzxd1NLuipBJqN6PN5kIBTfXj1w19u3jYoM-CsWMFbPzl2vfP1TXKNQKzDgGhtV4dvjsk3hrZcCh-XEOTIG0w,,&typo=1" target="_blank" data-auth="NotApplicable" data-linkindex="8">features</a> that meet your needs. To truly highlight this benefit, a recent First American <a href="https://blog.firstam.com/economics/how-the-ability-to-work-remotely-is-changing-housing-affordability-for-first-time-home-buyers" target="_blank" data-auth="NotApplicable" data-linkindex="9">article</a> discusses the great ways remote work can really help you with your homebuying goals. Ksenia Potapov, Economist at First American, says:
For potential first-time home buyers, leveraging their house-buying power in more affordable markets can also help them buy more attractive homes – more square footage and rooms, more options for different home styles and neighborhood amenities – increasing the opportunity to find a home that suits their preferences.
That means you can use your work flexibility to <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f03%2f16%2fare-you-wondering-if-this-is-the-year-to-buy-a-home%2f&c=E,1,8YhHcGrg9iIYCB6wV8kwHjA9qHW5qeGJJUXmtJQZ3kB0gCKUU2YEL1sbyCIO_H4Ue_tLWRSWSxrzryNeF7xw_tUabW7WtCAN_rx2w3tsAWprRHOcMDIR&typo=1" target="_blank" data-auth="NotApplicable" data-linkindex="10">search</a> for homes with the <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f02%2f28%2fmillennials-do-you-need-a-home-with-more-space%2f&c=E,1,wgKw-tMX9QRQGy7T2K66x7kpdEkdEJnLZoIqhxPEqFYej9PM6KyAhMi1_hp87U_l9QPKhqVstuaLhawU-J_OIQsmVIWO9n8HSJSoh3u22A,,&typo=1" target="_blank" data-auth="NotApplicable" data-linkindex="11">amenities</a> you need at a lower price point.
Bottom Line
Remote work doesn't just give you expanded flexibility for your career. If you're no longer tied to a location because of your office, you have a great opportunity to expand your housing search. Let's connect to explore how this can open up your options.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2022-04-19T05:18:00-07:00
2022-05-04T06:23:18-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:12334
Is It Time To Buy a Smaller Home?
Life events can have a major impact on what you need from your home, and retirement is one of the biggest changes many of us face. This period of your life can mean doing more of the things you enjoy, like traveling, visiting with loved ones, or taking on new hobbies. But what does that mean for your home?
If you’re looking for ways to focus more on the important things in your life, the answer could be downsizing. A <a href="https://www.thebalance.com/home-downsizing-1798313" target="_blank" title="recent article">recent article</a> from The Balance talks about why it could be a great option, saying:
“There are many reasons to buy a smaller home—or to downsize from your present home—but sometimes, the idea that “less is more” is what propels homeowners to buy a smaller home.”
You Can Find the Right Home for Your Needs
The <a href="https://cdn.nar.realtor/sites/default/files/documents/2022-home-buyers-and-sellers-generational-trends-03-23-2022.pdf" target="_blank" title="2022 Home Buyers and Sellers Generational Trends">2022 Home Buyers and Sellers Generational Trends</a> from the National Association of Realtors (NAR) provides more information on why people of retirement age choose to move. It shows the need for a smaller home, the desire to be closer to loved ones, and retirement itself as three of the top reasons homebuyers over the age of 55 make a move.
If you’re in this group, changing priorities may be top of mind for you today, and that could be driving your <a href="https://www.mykcm.com/2022/04/04/balancing-your-wants-and-needs-as-a-homebuyer-today/" title="decision">decision</a> to downsize. After all, as your lifestyle changes, what you need in your home likely changes, too.
Plus, as The Balance <a href="https://www.thebalance.com/home-downsizing-1798313" target="_blank" title="notes">notes</a>, moving into a smaller home can open your schedule up even more. When you downsize, you can spend less time <a href="https://www.mykcm.com/2022/03/31/there-are-several-great-reasons-to-consider-buying-a-condo-today/" title="maintaining">maintaining</a> your home and more time with the people you love or exploring newfound hobbies. That’s a recipe that can lead to less stress and <a href="https://www.mykcm.com/2022/02/01/why-a-move-could-bring-you-more-happiness-this-year/" title="increased happiness">increased happiness</a>.
Your Equity Can Make a Big Impact When You Downsize
<a href="https://www.mykcm.com/2022/03/21/the-average-homeowner-gained-more-than-55k-in-equity-over-the-past-year/" title="Home equity">Home equity</a> plays a big role when you sell your existing house and move. It could be a great tool to use to help you downsize. According to the latest <a href="https://www.corelogic.com/intelligence/homeowner-equity-insights/" target="_blank" title="Homeowner Equity Insights">Homeowner Equity Insights</a> report from CoreLogic, the average homeowner gained about $55,300 in equity over the past 12 months. Dr. Frank Nothaft, Chief Economist at CoreLogic, <a href="https://www.corelogic.com/press-releases/number-of-u-s-homeowners-in-negative-equity-dropped-to-lowest-level-in-over-12-years-corelogic-reports/" target="_blank" title="explains">explains</a> how important price appreciation and equity gains are for existing homeowners:
“Home prices rose 18% during 2021 in the CoreLogic Home Price Index, the largest annual gain recorded in its 45-year history, generating a big increase in home equity wealth, . . . For low- and moderate-income homeowners, home equity has historically been a major source of wealth.”
As home prices rise, your <a href="https://www.mykcm.com/2022/04/08/do-you-know-how-much-equity-you-have-in-your-home-infographic/" title="equity">equity</a> does, too. So, you may have more equity than you realize because of the record levels of <a href="https://www.mykcm.com/2022/04/07/the-future-of-home-price-appreciation-and-what-it-means-for-you/" title="home price appreciation">home price appreciation</a> over the past year. Those equity gains could allow you to make a <a href="https://www.mykcm.com/2021/12/22/the-perks-of-putting-20-down-on-a-home/" title="larger down payment">larger down payment</a> on your next home. And putting more money down can lead to a smaller monthly mortgage payment, which can give you greater financial freedom. It can also be a significant help in navigating today’s <a href="https://www.mykcm.com/2022/02/23/how-supply-and-demand-can-impact-your-buying-and-selling-goals/" title="competitive">competitive</a> housing market, since offering more money up front could help your offer stand out.
Whatever your homeownership goals are, a trusted <a href="https://www.mykcm.com/2022/03/01/an-expert-advisor-will-give-you-the-best-advice-in-todays-market/" title="real estate advisor">real estate advisor</a> can help you to find the best option for your situation. They’ll help you <a href="https://www.mykcm.com/2022/04/14/on-the-fence-of-whether-or-not-to-move-this-spring-consider-this/" title="sell">sell</a> your current home and guide you as you buy your next one and enter this new phase of life.
Bottom Line
If you’ve recently retired or plan to soon, your needs are likely changing. That means now may be the perfect time to downsize. Let’s connect so we can work together to find a home that matches your situation.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2022-04-18T07:57:00-07:00
2022-04-19T05:21:19-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:12294
Using Your Tax Refund To Achieve Your Homeownership Goals This Year
If you’re buying or selling a home this year, you’re likely saving up for a variety of <a href="https://www.mykcm.com/2022/04/05/what-you-need-to-budget-for-when-buying-a-home/" title="expenses">expenses</a>. For buyers, that might include things like your <a href="https://www.mykcm.com/2022/03/02/down-payment-assistance-programs-can-help-you-achieve-homeownership/" title="down payment">down payment</a> and closing costs. And for sellers, you’re probably working on a bit of spring cleaning and maintenance to spruce up your house before you list it.
Either way, any money you get back from your taxes can help you achieve your goals. Using a tax refund is a common tactic for buyers and sellers. SmartAsset <a href="https://smartasset.com/taxes/tax-return-calculator?year=2022#us/taxReturn" title="estimates" target="_blank" rel="noopener noreferrer">estimates</a> the average American will receive a $2,897 tax refund this year. The map below provides a more detailed estimate by state:
<a href="https://files.mykcm.com/2022/04/07142322/20220411-MEM-Eng-1.png" rel="noopener noreferrer" class="use_kcm_lightbox" target="_blank"><img loading="lazy" class="aligncenter wp-image-101734" src="https://files.mykcm.com/2022/04/07142322/20220411-MEM-Eng-1.png" alt="Using Your Tax Refund To Achieve Your Homeownership Goals This Year | MyKCM" width="600" height="450" srcset="https://files.mykcm.com/2022/04/07142322/20220411-MEM-Eng-1.png 960w, https://files.mykcm.com/2022/04/07142322/20220411-MEM-Eng-1-600x450.png 600w, https://files.mykcm.com/2022/04/07142322/20220411-MEM-Eng-1-768x576.png 768w, https://files.mykcm.com/2022/04/07142322/20220411-MEM-Eng-1-100x75.png 100w" sizes="(max-width: 600px) 100vw, 600px" /></a>
If you’re getting a refund this year, here are a few tips to help with your home purchase or sale this season.
How Buyers Can Use Their Tax Refund
According to <a href="https://www.americanfinancing.net/lifestyle/ways-to-use-tax-refund-for-homeownership" title="American Financing" target="_blank" rel="noopener noreferrer">American Financing</a>, there are multiple ways your refund check can help you as a <a href="https://www.mykcm.com/2022/03/16/are-you-wondering-if-this-is-the-year-to-buy-a-home/" title="homebuyer">homebuyer</a>. A few include:
Growing your down payment fund – If you haven’t started saving for your <a href="https://www.mykcm.com/2022/01/03/how-much-do-you-need-for-your-down-payment/" title="down payment">down payment</a>, let your tax refund kick off the process. And if you have a fund already, the money you get back could put you closer to your <a href="https://www.mykcm.com/2021/12/22/the-perks-of-putting-20-down-on-a-home/" title="goal">goal</a>.
Paying for your home inspection – Your <a href="https://www.mykcm.com/2022/01/28/why-your-home-inspection-matters-infographic/" title="home inspection">home inspection</a> can save you a lot of headaches down the road by helping you determine the condition of the house. As a buyer, you’ll typically be responsible for paying for your <a href="https://www.mykcm.com/2021/01/26/whats-the-difference-between-an-appraisal-and-a-home-inspection/" title="inspection">inspection</a>, and it’s definitely worth the investment.
Saving for closing costs – <a href="https://www.mykcm.com/2022/03/15/dont-get-caught-off-guard-by-closing-costs/" title="Closing costs">Closing costs</a> are additional expenses you’ll need to pay once it’s time to close. They <a href="https://myhome.freddiemac.com/buying/understanding-costs" title="average" target="_blank" rel="noopener noreferrer">average</a> anywhere between 2-5% of the purchase price of your home.
This list is a great start, but it isn’t exhaustive of all the costs you may encounter as you set out on your <a href="https://www.mykcm.com/2022/03/22/the-many-benefits-of-homeownership/" title="homebuying journey">homebuying journey</a>. The best way to prepare is to work with a trusted real estate professional to make sure you understand what’s to come in the process.
How Sellers Can Use Their Tax Refund
If you own a home and are planning to <a href="https://www.mykcm.com/2022/03/14/this-spring-presents-sellers-with-a-golden-opportunity/" title="sell this spring">sell this spring</a>, your tax refund can help you make sure your home is <a href="https://www.mykcm.com/2022/03/18/spring-cleaning-checklist-for-sellers-infographic/" title="ready to list">ready to list</a>. Here are a few ways current homeowners can put their tax refund to good use:
Making small upgrades – <a href="https://www.nerdwallet.com/article/taxes/smart-ways-to-spend-your-tax-return" title="NerdWallet" target="_blank" rel="noopener noreferrer">NerdWallet</a> provides a list of great ways to use your tax refund, including tackling small projects or boosting your curb appeal to help your home stand out.
Making repairs – If there’s anything in your house that needs to be fixed, <a href="https://www.americanfinancing.net/lifestyle/ways-to-use-tax-refund-for-homeownership" title="American Financing" target="_blank" rel="noopener noreferrer">American Financing</a> notes that completing repairs is another great use of that money.
Buying your next home – Whether you’re selling to <a href="https://www.mykcm.com/2022/02/28/millennials-do-you-need-a-home-with-more-space/" title="move up">move up</a> or downsize, you can use your tax refund to help pay for any costs on the purchase of your next home.
Of course, it’s important to talk with your trusted real estate advisor before taking on any projects. They’ll make sure you can focus on areas that’ll help you receive the best possible price when you sell.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2022-04-15T04:00:00-07:00
2022-05-04T06:16:12-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:12295
Why it is critical to price your house right
When you make a move, you want to sell your house for the <a href="https://www.mykcm.com/2022/02/10/want-top-dollar-for-your-house-nows-the-time-to-list-it/" title="highest price">highest price</a> possible. That might be why many homeowners are eager to list in today’s <a href="https://www.mykcm.com/2022/02/24/the-1-reason-to-sell-your-house-today/" title="sellers’ market">sellers’ market</a>. After all, with record-low <a href="https://www.mykcm.com/2022/02/23/how-supply-and-demand-can-impact-your-buying-and-selling-goals/" title="inventory">inventory</a> and high <a href="https://www.mykcm.com/2022/02/18/whats-driving-todays-high-buyer-demand-infographic/" title="buyer demand">buyer demand</a>, many homes are selling for more than asking price. Data from the <a href="https://cdn.nar.realtor/sites/default/files/documents/2022-01-realtors-confidence-index-02-18-2022.pdf" title="National Association of Realtors" target="_blank" rel="noopener noreferrer">National Association of Realtors</a> (NAR) shows 46% of homes are selling above list price today.
But even in a market like we have now, working with an agent to set the right asking price is critical, as pricing it too high or too low could have a negative impact on your final sale. Here’s why.
Pricing Your House Right Is Crucial Even in a Sellers’ Market
The price you set for your house sends a message to potential buyers. Price it too low and you might raise questions about your home’s condition or lead buyers to assume something is wrong with the property. Not to mention, you could leave money on the table, which decreases your future buying power if you undervalue your house.
On the other hand, price it too high and you run the risk of deterring buyers. When that happens, you may have to do a price drop to try to re-ignite interest in your house when it sits on the market for a while. But be aware that a price drop can be seen as a red flag for some buyers who will wonder why the price was reduced and what that means about the home.
In other words, think of pricing your home as a target. Your goal is to aim directly for the center – not too high, not too low, but right at market value. Pricing your house fairly based on market conditions increases the chance you’ll have more buyers who are interested in purchasing it. That makes it more likely you’ll see a bidding war, too. And when a bidding war happens, you’ll likely get an even higher final sale price. Plus, when homes are priced right, they tend to sell quickly.
To get a look into the potential downsides of over or underpricing your house and the perks that come with pricing it at market value, see the chart below:
<a href="https://files.mykcm.com/2022/03/04133358/20220307-MEM-Eng.png" rel="noopener noreferrer" class="use_kcm_lightbox" target="_blank"><img loading="lazy" class="aligncenter wp-image-101345" src="https://files.mykcm.com/2022/03/04133358/20220307-MEM-Eng.png" alt="Why It’s Critical To Price Your House Right | MyKCM" width="600" height="450" srcset="https://files.mykcm.com/2022/03/04133358/20220307-MEM-Eng.png 960w, https://files.mykcm.com/2022/03/04133358/20220307-MEM-Eng-600x450.png 600w, https://files.mykcm.com/2022/03/04133358/20220307-MEM-Eng-768x576.png 768w, https://files.mykcm.com/2022/03/04133358/20220307-MEM-Eng-100x75.png 100w" sizes="(max-width: 600px) 100vw, 600px" /></a>
Lean on a Professional’s Expertise To Price Your House Right
There are <a href="https://www.nar.realtor/determining-asking-price" title="several factors" target="_blank" rel="noopener noreferrer">several factors</a> that go into pricing your house and balancing them is the key. That’s why it’s important to lean on an expert real estate advisor when you’re ready to move. A local real estate advisor is knowledgeable about:
The value of homes in your neighborhood
The current demand for houses in today’s market
The condition of your house and how it affects the value
A real estate professional will balance these factors to make sure the price of your house makes the best first impression and gives you the greatest return on your investment in the end.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2022-04-15T01:00:00-07:00
2022-04-14T07:57:19-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:12315
On the Fence of Whether or Not To Move This Spring? Consider This.
If you're thinking of <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f03%2f14%2fthis-spring-presents-sellers-with-a-golden-opportunity%2f&c=E,1,k1ylKFed2GkSZ1Ryn2a0ZCYI1grnQnQO4moIxKBMJShE2XWUpK1qjLxR6nLjv1TNXWd-7zV5Fk0rB94vyWMx3gaHd7XILIxGQQDml_QZ6UKEHIZAHuSGe0PC&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="2">selling</a> your house, it may be because you've heard <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f04%2f07%2fthe-future-of-home-price-appreciation-and-what-it-means-for-you%2f&c=E,1,ohGPonmH_EBuSZf9LL3YxxXrnTGyJzpM0CVivsezmS3rVxoSsZHxQlZ7hrUOk38q10QZg-9NsAowxADTfBfRuVqHTYbl61fdexH64On1&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="3">prices are rising</a>, listings are going fast, and sellers are getting <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f03%2f10%2fhow-to-navigate-a-market-where-multiple-offers-is-the-new-normal%2f&c=E,1,CYYItXkhgRzXpZZ0cTo8FraI4kWWVMjDybqFXgnh7F3NMfCp7uz_3ORBP3ar20z2sgsT3UXsLYbHfTONKdSSYiTrvh7xi7B5e1OjoSpxCPowqw8,&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="4">multiple offers</a> on their homes. But why are conditions so good for sellers today? And what can you <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f03%2f24%2fwhat-you-can-expect-from-the-spring-housing-market%2f&c=E,1,SsQZGFOTxcktRiKY0Y3VdtnqVT8Lv63jqr4slyxnwz10ofNO8HLXcEyv1kMPcILhkLZaqnoNWPPCpP3HChKRGxAVRDGKMJbQ0hqFPwqiU1GrufUclWZPjAq0&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="5">expect</a> when you move? To help answer both of those questions, let's turn to the data.
Today, there are far more buyers looking for homes than sellers listing their houses. Here are the maps of the latest <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fcdn.nar.realtor%2fsites%2fdefault%2ffiles%2fdocuments%2f2022-02-realtors-confidence-index-03-18-2022.pdf&c=E,1,81mWbt8L4en_p5jhb_VdTb5zSO8sspUynkiRAvlKp_IxYP1aYmUXG23c-Cf0BEV38S0HSXHZT2a_akpTXzJzyVZrIz-yJ6xAcV8xqItO2z29qLgBY5KwoA,,&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="6">buyer and seller traffic</a> from the National Association of Realtors (NAR) to help paint the picture of what this looks like:
<a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2ffiles.mykcm.com%2f2022%2f04%2f13160916%2f20220414-MEM-Eng-1.png&c=E,1,iye1wFxdxBGLBLwF3GMyAQhz4U52l26htTNQagJcvxMhDFmkTEEbExCNJuKJr_M3gHV3N1a-6qX1zhigz2dvojwIN3BefSRZUhCgDszuI1z8-MKt&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="7"><img data-imagetype="External" src="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2ffiles.mykcm.com%2f2022%2f04%2f13160916%2f20220414-MEM-Eng-1.png&c=E,1,tX6PiqbL9y6DwOMh-B5g9t_d44Z3d3tU8e06W5w5GspGyp7sR4rZMjd_NAy4S9sc5AKiyTSMSOYMprO4AyKDkJ1DLjP_hV1pTNhUNBYMGGWP3aSAH_I,&typo=1" class="x_aligncenter x_wp-image-101801" alt="On
the Fence of Whether or Not To Move This Spring? Consider This. | MyKCM" width="600" height="338" /></a>
Notice how much darker the blues are on the left. This shows buyer traffic is strong today. In contrast, the much lighter blues on the right indicate weak or very weak seller traffic. In a nutshell, the demand for homes is significantly greater than what's available to purchase.
What That Means for You
You have an incredible advantage when you <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f03%2f18%2fspring-cleaning-checklist-for-sellers-infographic%2f&c=E,1,-4bBpoofuN3zJrv5hvQiW2bsG9hhEPeNt855uP27NLXmff4W7VKjhCBVBVtdGE05wy-P3u2TuNIKaEEttu9jE64mDxTVo8MG-1B53MYQ52kzlgBUEPZuFA-M&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="8">sell your house</a> under these conditions. Since buyer demand is so high at a time when seller traffic is so low, there's a good chance buyers will be competing for your house.
According to NAR, in February, the average home sold got <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fcdn.nar.realtor%2fsites%2fdefault%2ffiles%2fdocuments%2f2022-02-realtors-confidence-index-03-18-2022.pdf&c=E,1,zvUtnWi3qVjYZWcygd8cavEtk22RR41VCRzbxMJtgoe54WC5MKr9oPUIMn59C1v0n2mbqDnPw2G4hVlDebjUawpi2RKZ6MarvPFqhzpHD-kG2Y5hnC1PVg,,&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="9">4.8 offers</a>. When buyers have to compete with one another like this, they'll do everything they can to make their offer stand out. This could play to your favor and mean you'll see things like waived <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2021%2f10%2f25%2fknowledge-is-power-when-it-comes-to-appraisals-and-inspections%2f&c=E,1,IFY9JCGph3v1MXd1_38jro9goUCzvKdvdJ7NB45dInH6P1ivGAwWGeRDVrjCn5cjvtlR97mZbQUAKxu8GDqUtoK7J7W7sXkdyOJf6Oe9XHeaSAHnENamURfw7Q,,&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="10">contingencies</a>, offers over asking price, <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f04%2f05%2fwhat-you-need-to-budget-for-when-buying-a-home%2f&c=E,1,Njp1FRkzFAoQJczrp_tplX8E4CE9CXsUdJ0sC_HwkMCuNdsNRy6agzV1kD0M9bPyzCFHdi_FPwdd34gzRFORBD6ZSa3sc6DyZMX7XW8V&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="11">earnest money deposits</a>, and more. Selling when demand is high and supply is low sets you up for a big win.
If you're also looking to buy a house, you may be tempted to focus more on just the seller traffic map and wonder if it means you'll have trouble finding your <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f04%2f04%2fbalancing-your-wants-and-needs-as-a-homebuyer-today%2f&c=E,1,GNk9x4IIP0hWdGZQ7zpgjakeOAA5aCZB1lYIf1-Txv6MOkVPyc59Nkxg0B5ehCpSOz-P86Lr8rbn8xfZNCz8ju0Gurke3xvBEVp0NxGFmQ,,&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="12">next home</a>. But remember this: perspective is key. As Danielle Hale, Chief Economist at realtor.com, <a href="https://www.realtor.com/research/weekly-housing-trends-view-data-week-mar-12-2022/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="13">says</a>:
The limited number of homes for sale is a lesson in perspective. This same stat that frustrates would-be homebuyers also means that today's home sellers enjoy more limited competition than last year's home sellers.
If you look at the big picture, the opportunity you have as a seller today is unprecedented. Last year was a hot <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f04%2f01%2fits-still-a-sellers-market-infographic%2f&c=E,1,mUZGaVcNXHvyit_fa5azJJDjzJQEVufU1fbF93B9LoFP-pisSwm5qzyY46t3UUnujYhBWBCQpfSxHn6NqQbygdPubmSZ4ddXLOyzrP37virAhQ,,&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="14">sellers' market</a>. This year, inventory is even lower, and that means an even bigger opportunity for you. Even though finding your next home in a market with <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f02%2f24%2fthe-1-reason-to-sell-your-house-today%2f&c=E,1,YEzI1DyMqj4e_rMa69wCFGgVQqA3Rk6dwCqcTi3y0tbpFAB6wIBL2nkb_xjRrGCR3CA3ffAAijwlLgcWXgsvcDsSr8TqM36Kfl8kqZO2cQpurmcoDiCX&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="15">low inventory</a> can be challenging, is that concern worth passing on some of the best conditions sellers have ever seen?
As added peace of mind, remember <a href="https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fwww.mykcm.com%2f2022%2f03%2f01%2fan-expert-advisor-will-give-you-the-best-advice-in-todays-market%2f&c=E,1,0rP7aoHxDfuBX2MRgptYao06Z5ytwLTKKQ5xInLzbi4VxhZGwxtsiyQtiSwLVx5blOExcQpftLUFkPETfMLE5dLxfd4k_OY7Bf2-WShj78rXBkiqB00,&typo=1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable" data-linkindex="16">real estate professionals</a> have been juggling this imbalance of supply and demand for nearly two years, and they know how to help both buyers and sellers find success when they move. A skilled agent can help you capitalize on the great opportunity you have as a seller today and guide you through the buying process until you find the perfect place to call your next home.
Bottom Line
If you're ready to move, you have an incredible opportunity in front of you today. Trust the experts. Let's connect so you have expertise on your side that can help you win when you sell and when you buy.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2022-04-14T16:00:00-07:00
2022-04-14T07:58:06-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:12234
Balancing Your Wants and Needs as a Homebuyer Today
Since the <a href="https://www.mykcm.com/2022/03/04/supply-and-demand-in-todays-market-infographic/" title="number of homes">number of homes</a> for sale is low today, it can feel challenging to find one that checks all your boxes. But if you know which features are absolutely essential in your next home and which ones are just nice bonuses, you can land a <a href="https://www.mykcm.com/2022/03/16/are-you-wondering-if-this-is-the-year-to-buy-a-home/" title="home">home</a> that fits your needs.
Danielle Hale, Chief Economist for realtor.com, explains it like <a href="https://www-cnbc-com.cdn.ampproject.org/c/s/www.cnbc.com/amp/2022/02/26/what-to-do-before-you-buy-a-home.html" title="this" target="_blank" rel="noopener noreferrer">this</a>:
“Focus on the goal you set out for yourself, like your list of must-haves and nice-to-haves and your budget, . . . Stick to that. Be persistent.”
So how do you go about creating your list of desired features? The first step is to get <a href="https://www.mykcm.com/2022/01/24/why-pre-approval-is-key-for-homebuyers-in-2022/" title="pre-approved">pre-approved</a> for your mortgage. Pre-approval helps you better understand your budget, and that plays an important role in how you’ll craft your list. After all, you don’t want to fall in love with a home that’s too far out of reach.
Once you have a good grasp of your budget, you can begin to list all the features of a home you would like. Here’s a great way to think about them before you begin:
Must-Haves – If a house doesn’t have these features, it won’t work for you and your lifestyle (examples: distance from work or loved ones, number of bedrooms/bathrooms, etc.).
Nice-To-Haves – These are features that you’d love to have but can live without. Nice-To-Haves aren’t dealbreakers, but if you find a home that hits all the must-haves and some of the these, it’s a contender (examples: a second home office, garage, etc.).
Dream State– This is where you can really think big. Again, these aren’t features you’ll need, but if you find a home in your budget that has all the must-haves, most of the nice-to-haves, and any of these, it’s a clear winner (examples: farmhouse sink, multiple walk-in closets, etc.).
Finally, once you’ve created your list and categorized it in a way that works for you, discuss it with your <a href="https://www.mykcm.com/2022/03/01/an-expert-advisor-will-give-you-the-best-advice-in-todays-market/" title="real estate advisor">real estate advisor</a>. They’ll be able to help you refine the list further, coach you through the best way to stick to it, and find a home in your area that meets <a href="https://www.mykcm.com/2022/03/22/the-many-benefits-of-homeownership/" title="your needs">your needs</a>.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2022-04-14T08:00:00-07:00
2022-04-14T07:55:54-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:11891
Real Estate Voted the Best Investment Eight Years in a Row
In an annual <a href="https://news.gallup.com/poll/349607/americans-expect-home-prices-rise-divided-buying.aspx" title="Gallup" target="_blank" rel="noopener noreferrer">Gallup</a> poll, Americans chose real estate as the best long-term investment. And it’s not the first time it’s topped the list, either. Real estate has been on a winning streak for the past eight years, consistently gaining traction as the best <a href="https://www.mykcm.com/2022/01/21/americans-choose-real-estate-as-the-best-investment-infographic/" title="long-term investment">long-term investment</a> (see graph below):
<a href="https://files.mykcm.com/2022/02/18105653/20220221-MEM-ENG.png" target="_blank" rel="" class="use_kcm_lightbox"><img loading="lazy" class="aligncenter wp-image-101232" src="https://files.mykcm.com/2022/02/18105653/20220221-MEM-ENG.png" alt="Real Estate Voted the Best Investment Eight Years in a Row | MyKCM" width="600" height="450" srcset="https://files.mykcm.com/2022/02/18105653/20220221-MEM-ENG.png 960w, https://files.mykcm.com/2022/02/18105653/20220221-MEM-ENG-600x450.png 600w, https://files.mykcm.com/2022/02/18105653/20220221-MEM-ENG-768x576.png 768w, https://files.mykcm.com/2022/02/18105653/20220221-MEM-ENG-100x75.png 100w" sizes="(max-width: 600px) 100vw, 600px" /></a>If you’re thinking about purchasing a home this year, this poll should reassure you. Even when inflation is rising like it is today, Americans agree an investment like real estate truly shines.
Why Is Real Estate a Great Investment During Times of High Inflation?
With inflation reaching its highest level in <a href="https://www.cbsnews.com/news/consumer-prices-inflation-highest-rate-in-40-years/" title="40 years" target="_blank" rel="noopener noreferrer">40 years</a>, it’s more important than ever to understand the financial benefits of homeownership. Rising inflation means prices are increasing across the board. That includes goods, services, housing costs, and more. But when you purchase your home, you lock in your monthly housing payments, effectively shielding yourself from increasing housing payments. James Royal, Senior Wealth Management Reporter at Bankrate, <a href="https://www.bankrate.com/investing/inflation-hedges-to-protect-against-rising-prices/" title="explains" target="_blank" rel="noopener noreferrer">explains</a> it like this:
“A fixed-rate mortgage allows you to maintain the biggest portion of housing expenses at the same payment. Sure, property taxes will rise and other expenses may creep up, but your monthly housing payment remains the same.”
If you’re a <a href="https://www.mykcm.com/2022/01/04/avoid-the-rental-trap-in-2022/" title="renter">renter</a>, you don’t have that same benefit, and you aren’t protected from increases in your housing costs, especially rising rents.
History Shows During Inflationary Periods, Home Prices Rise as Well
As a homeowner, your house is an asset that typically increases in value over time, even during inflation. That‘s because, as prices rise, the value of your home does, too. And that makes <a href="https://www.mykcm.com/2022/01/12/two-ways-homebuyers-can-win-in-todays-market/" title="buying a home">buying a home</a> a great hedge during periods of high inflation. Natalie Campisi, Advisor Staff for Forbes, <a href="https://www.forbes.com/advisor/mortgages/homebuying-can-hedge-against-inflation/" title="notes" target="_blank" rel="noopener noreferrer">notes</a>:
“Tangible assets like real estate get more valuable over time, which makes buying a home a good way to spend your money during inflationary times.”
Bottom Line
Housing truly is a strong investment, especially when inflation is high. When you lock in a mortgage payment, you’re shielded from housing cost increases, and you own an asset that typically gains value with time. If you want to better understand how buying a home could be a great investment for you, let’s connect today.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2022-02-23T05:35:00-07:00
2022-02-23T14:59:26-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:11890
The Perks of Owning More Than One Home
The Perks of Owning More Than One Home
<img width="750" height="410" src="https://files.mykcm.com/2022/02/18112554/20220222-KCM-Share.jpg" class="attachment-entry size-entry wp-post-image" alt="The Perks of Owning More Than One Home | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2022/02/18112554/20220222-KCM-Share.jpg 750w, https://files.mykcm.com/2022/02/18112554/20220222-KCM-Share-600x328.jpg 600w, https://files.mykcm.com/2022/02/18112554/20220222-KCM-Share-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" />
Many things have changed over the past couple of years, and real estate is no exception. One impact is an increased desire to own more than one home. According to the recent <a href="https://www.luxuryhomemarketing.com/assets/LMR_NorthAmerica.pdf" title="Luxury Market Report" target="_blank" rel="noopener noreferrer">Luxury Market Report</a> from Luxury Home Marketing:
“As trends such as remote working and flexi-hours took hold in 2021, so too did the flexibility of relocating as well as the growth of second homeownership.”
This may be because the pandemic has altered how we think about our homes. Where we live has become, more than ever, our <a href="https://www.mykcm.com/2022/02/14/are-you-ready-to-fall-in-love-with-homeownership/" title="safe space">safe space</a> and our getaway. And with the rise in <a href="https://www.mykcm.com/2022/02/04/how-remote-work-impacts-your-home-search-infographic/" title="remote work">remote work</a>, more people are reconsidering where they want to live and buying second homes to give them greater flexibility. If you fall in that category, here are just a few of the perks you’ll enjoy, and how owning a second home may be a great decision for your lifestyle and your future.
Enjoy a Change in Scenery (or Weather)
When you have two homes, you can alternate between them as the weather changes or as you crave different scenery. Do you want to live in an area with a particular season? Would alternating between a resort and a suburban setting be ideal? With two homes, you have those options. Being able to move between homes based on which location best suits you at the time gives you added flexibility and variety that can help increase your <a href="https://www.mykcm.com/2022/02/01/why-a-move-could-bring-you-more-happiness-this-year/" title="happiness">happiness</a>.
Build Your Wealth Faster
You may have heard that <a href="https://www.mykcm.com/2021/12/21/the-average-homeowner-gained-56700-in-equity-over-the-past-year/" title="home equity">home equity</a> is skyrocketing, thanks to ongoing home <a href="https://www.mykcm.com/2022/01/13/whats-going-to-happen-with-home-prices-this-year/" title="price appreciation.">price appreciation.</a> CoreLogic <a href="https://www.corelogic.com/intelligence/homeowner-equity-insights/" title="reports" target="_blank" rel="noopener noreferrer">reports</a> that the average homeowner gained $56,700 in equity over the last year. With home prices projected to continue rising, if you purchase a second home, you could benefit from rising equity on both properties to build your wealth (and your net worth) even faster.
Be Closer to Loved Ones
The pandemic has also reignited the importance of being near our loved ones. One option worth exploring is whether you want your second home to be near the people who matter most in your life. This makes it easier to see your loved ones but still gives you your own dedicated, private space so you can be nearby for major life events or longer visits.
Lock in Your Expenses
Buying a second home today and locking in your mortgage rate may be a good option if you’re looking to stabilize your housing costs for the long haul. If you’re approaching retirement or are looking to use your second home as your permanent residence in the future, buying that house now with today’s rate and price may be a good <a href="https://www.mykcm.com/2022/01/21/americans-choose-real-estate-as-the-best-investment-infographic/" title="financial decision">financial decision</a>. That way, no matter what happens with <a href="https://www.mykcm.com/2022/02/02/the-top-indicator-if-you-want-to-know-where-mortgage-rates-are-heading/" title="rates">rates</a> and prices in years ahead, your monthly payment is locked in for the next 15-30 years.
Bottom Line
Having multiple homes has considerable benefits. If owning a second home is something you’re interested in, let’s connect to explore your options, discuss the benefits, and take the next step to start your home search.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
<br /><br />
2022-02-23T04:52:00-07:00
2022-02-23T05:01:26-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:11648
Why Pre-Approval is Key For Home Buyers
Why Pre-Approval Is Key for Homebuyers in 2022
<img width="750" height="410" src="https://files.mykcm.com/2022/01/21102635/20220124-KCM-Share.jpg" class="attachment-entry size-entry wp-post-image" alt="Why Pre-Approval Is Key for Homebuyers in 2022 | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2022/01/21102635/20220124-KCM-Share.jpg 750w, https://files.mykcm.com/2022/01/21102635/20220124-KCM-Share-600x328.jpg 600w, https://files.mykcm.com/2022/01/21102635/20220124-KCM-Share-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
You may have heard that it’s important to get <a href="https://www.simplifyingthemarket.com/2021/05/07/the-power-of-mortgage-pre-approval-infographic/?a=659078-6ef5856b1f356b06829478e0c799658a" title="pre-approved">pre-approved</a> for a mortgage at the beginning of the <a href="https://www.simplifyingthemarket.com/2021/11/19/your-journey-to-homeownership-infographic/?a=659078-6ef5856b1f356b06829478e0c799658a" title="homebuying process">homebuying process</a>, but what does that really mean, and why is it so important? Especially in today’s market, with rising <a href="https://www.simplifyingthemarket.com/2022/01/13/whats-going-to-happen-with-home-prices-this-year/?a=659078-6ef5856b1f356b06829478e0c799658a" title="home prices">home prices</a> and high <a href="https://www.simplifyingthemarket.com/2022/01/20/buyers-want-to-know-why-is-housing-supply-still-so-low/?a=659078-6ef5856b1f356b06829478e0c799658a" title="buyer competition">buyer competition</a>, it’s crucial to have a pre-approval letter prior to making an offer. Here’s why.
Being intentional and competitive are musts when buying a home this year. Pre-approval from a lender is the only way to know your true price range and how much money you can borrow for your loan. Just as important, being able to present a pre-approval letter shows sellers you’re a qualified buyer, something that can really help you land your dream home in an ultra-competitive market.
With limited housing inventory, there are many more buyers active in the market than there are sellers, and that’s creating some serious competition. According to the National Association of Realtors (NAR), homes today are receiving an average of <a href="https://www.nar.realtor/research-and-statistics/research-reports/realtors-confidence-index" title="3.8 offers" target="_blank" rel="noopener noreferrer">3.8 offers</a> for sellers to consider. As a result, bidding wars are still common. Pre-approval gives you an <a href="https://www.simplifyingthemarket.com/2021/12/28/5-tips-for-making-your-best-offer-on-a-home/?a=659078-6ef5856b1f356b06829478e0c799658a" title="advantage">advantage</a> if you get into a multiple-offer scenario, and these days, it’s likely you will. When a seller knows you’re qualified to buy the home, you’re in a better position to potentially win the bidding war.
Freddie Mac <a href="https://myhome.freddiemac.com/blog/homeownership/20180926_strategies_for_winning_the_bidding_war.page" title="explains" target="_blank" rel="noopener noreferrer">explains</a>:
“By having a <a href="https://myhome.freddiemac.com/blog/homeownership/20201001_get_pre_approved.page" title="pre-approval letter" target="_blank" rel="noopener noreferrer">pre-approval letter</a> from your lender, you’re telling the seller that you’re a serious buyer, and you’ve been pre-approved for a mortgage by your lender for a specific dollar amount. In a true bidding war, your offer will likely get dropped if you don’t already have one.”<br />
Every step you can take to gain an advantage as a buyer is crucial when today’s market is constantly <a href="https://www.simplifyingthemarket.com/2022/01/12/two-ways-homebuyers-can-win-in-todays-market/?a=659078-6ef5856b1f356b06829478e0c799658a" title="changing">changing</a>. Interest rates are rising, prices are going up, and lending institutions are regularly updating their standards. You’re going to need guidance to navigate these waters, so it’s important to have a team of professionals such as a loan officer and a trusted real estate advisor making sure you take the right steps and can show your qualifications as a buyer when you find a home to purchase.
Bottom Line
In a competitive market with low inventory, a pre-approval letter is a game-changing piece of the homebuying process. Not only does being pre-approved bring clarity to your homebuying budget, but it shows sellers how serious you are about purchasing a home.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2022-01-26T06:00:00-07:00
2022-02-23T05:00:27-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:11646
When A House Becomes A Home
When a House Becomes a Home
<img width="750" height="410" src="https://files.mykcm.com/2021/12/15131434/20211223-KCM-Share.jpg" class="attachment-entry size-entry wp-post-image" alt="When a House Becomes a Home | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2021/12/15131434/20211223-KCM-Share.jpg 750w, https://files.mykcm.com/2021/12/15131434/20211223-KCM-Share-600x328.jpg 600w, https://files.mykcm.com/2021/12/15131434/20211223-KCM-Share-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
It’s clear that owning a home makes <a href="https://www.simplifyingthemarket.com/2021/12/09/two-reasons-why-waiting-to-buy-a-home-will-cost-you/?a=659078-6ef5856b1f356b06829478e0c799658a" title="financial">financial</a> sense. But lately, the <a href="https://www.simplifyingthemarket.com/2021/11/30/home-is-where-the-heart-is-more-than-ever-this-year/?a=659078-6ef5856b1f356b06829478e0c799658a" title="emotional">emotional</a> side of what drives homeownership is becoming increasingly important.
No matter the living space, the feeling of a home means different things to different people. Whether it’s a familiar scent or a favorite chair, the feel-good connections to our own homes can be more important to us than the financial ones. Here are some of the reasons why.
1. Owning your home is an accomplishment worth celebrating
You’ve put in a lot of work to achieve the dream of homeownership, and whether it’s your first home or your fifth, congratulations are in order for this milestone. You’ve earned it.
2. There’s no place like home
Owning your own home offers not only safety and security but also a comfortable place where you can simply relax and unwind after a long day. Sometimes that’s just what we need to feel recharged and truly content.
3. You can find more space to meet your needs
Whether you want more room for your changing lifestyle (think: working from home, dedicated space for a hobby, or a personal gym) or you simply prefer to have a large backyard for entertaining, you can invest in a home that truly works for your evolving needs.
4. You have control over renovations, updates, and your style
Looking to try one of those decorative wall treatments you saw on Pinterest? Tired of paying an additional pet deposit for your apartment building? Maybe you want to create an entire in-home yoga studio. You can do all of these things in your own home.
Bottom Line
Whether you’re a first-time homebuyer or a repeat buyer who’s ready to start a new chapter in your life, now is a great time to reflect on the non-financial factors that turn a house into a happy home.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2022-01-25T10:58:00-07:00
2022-01-25T11:01:54-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:11634
Home Design Should Be About Solving Problems
Home Layouts Should Be About Solving Problems, Says Design Firm Founder
Mary Cook talks about how flow and function can benefit both property sellers and buyers
BY REBECCA BRATBURD
Rather than catering to individual clients, Chicago-based interior designer Mary Cook collaborates with real estate developers on creating model homes.
Ms. Cook is the founder and president of her eponymous design company, which specializes in multifamily, senior living and student housing developments. Developers provide Ms. Cook with the demographics and psychographics of the intended end user, and Mary Cook Associates produces the model units and amenity features in the buildings. Notably, Ms. Cook completed the model units at the Tribune Tower Residences, the neo-Gothic skyscraper that dots the Chicago skyline and once was the home of the Chicago Tribune.
By considering the likely values, attitudes and goals of the buyers, Ms. Cook proactively aims to solve their design challenges. She wants them to imagine themselves living in those spaces rather than getting hung up on where to position the kitchen table, how best to work from home or what to do with a large foyer.
Moving into the third year of the pandemic, developers and home buyers continue to want more functionality and comfort from their properties. Designers can accomplish this without compromising on aesthetics, Ms. Cook said.
Mansion Global caught up with Ms. Cook to learn about her approach to interiors, her expert tips on hosting guests and home buyers’ shifting priorities.
Mansion Global: When it comes to designing interior spaces during the pandemic, what guiding principles influence your process the most?
Mary Cook: Our approach to interiors is different from other marquee-name residential designers in that we specifically work with builders and developers. Rather than have a signature look or style, we bring an approach that allows us to dig deep into the psychographics of the intended end-user demographic. When developers build new communities, they have an idea of who might want to live there. Psychographics are values, attitudes and aspirations, and we curate design solutions that allow that intended demographic to envision themselves living well there. Our objective is to demonstrate to potential buyers how they can live better in the space.
MG: When you worked on designing interiors at the Tribune Tower Residences, what were the intended demographics there?
MC: We designed five units, ranging from one bedroom to three bedrooms. We knew we’d have a diverse set of clients, from affluent empty nesters looking for pieds-à-terre to single professionals. It’s a landmarked building, so we knew a lot of the clients would love city life, the theater and the history of this iconic building. By understanding those demographics and their different needs and priorities, we can demonstrate how well they can live here by solving lifestyle problems in advance. In one of the units, we created a bedroom targeted to an adult child who might return for a weekend.
MG: With the new year underway, how are home buyers’ aspirations evolving and luxury residential spaces changing?
MC: Since the onset of the pandemic, home has taken on greater importance and become more
meaningful for many. They are our oasis, our office, et cetera. We are looking for functional solutions to the added duties of home, but people won’t compromise on aesthetics in the name of function. With all the time we’re spending at home, aesthetics are more important than ever.
The other thing I’m seeing is that mental and physical well-being are in the forefront of people’s minds. We should be prepared to respond to that with creative design solutions. Going forward, homes are taking on new meaning. We’re asking them to do more, and we want them to be beautiful because it impacts our well-being.
From the physical standpoint, if we’re at home doing the work we used to do in an office, we’re talking now about ergonomics, seating and standing options along with lighting, fresh air and natural sunshine. From an emotional standpoint, we’ve been shut down from friends and family. We want to be back together. In order to be back together, we have to feel safe and comfortable in our spaces.
MG: Building on the last couple of years, how do you see entertaining at home changing?
MC: Entertaining at home has been the primary driver during the pandemic of many more
outdoor living and dining spaces. We’ll see more of that this year. People feel more comfortable there. It’s more relaxed, and they feel safer and healthier. It’s a more casual, comfortable way to be with people. Fresh air, natural light, fire pits and places and shelter from the elements all contribute to the safer-at-home entertaining that’s popular now. In many of our multi-family projects, we install retractable walls that allow spaces to open up to the outside, with a big focus on outdoor dining.
MG: Can you share your best tips for hosting overnight guests as we ask our homes to do more for us?
MC: Privacy is what makes great temporary, functional spaces. Designing flexibility into any space starts with privacy. Whether hosting an overnight guest, or working or schooling from home, sliding, swing or pocket doors allow you to compartmentalize a space for sleeping, working or whatever function is required. You must consider voice trespassing and light trespassing to have the best-performing privacy for all parties.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2022-01-24T14:45:00-07:00
2022-01-25T11:02:08-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:11597
Retirement May Be Changing What You Need In A Home
<article id="post-99942" class="post-99942 post type-post status-publish format-standard has-post-thumbnail hentry category-baby-boomers category-demographics category-buyers category-sellers category-senior-market">
The past year and a half brought about significant life changes for many of us. For some, it meant entering retirement earlier than expected. Recent data shows more people retired this year than anticipated. According to the Schwartz Center for Economic Policy Analysis, 2021 saw a retirement <a href="https://www.economicpolicyresearch.org/jobs-report/the-pandemic-retirement-surge-increased-retirement-inequality" title="boom" target="_blank" rel="noopener noreferrer">boom</a>:
“At least 1.7 million more older workers than expected retired due to the pandemic recession.”
If you’ve recently retired, your home may not fit your new lifestyle. The good news is, you’ve likely built-up significant equity that can fuel your next move. According to the latest <a href="https://www.corelogic.com/intelligence/homeowner-equity-insights/" title="Homeowner Equity Insights" target="_blank" rel="noopener noreferrer">Homeowner Equity Insights</a> report from CoreLogic, homeowners gained more than $50,000 in equity over the past 12 months alone. That, plus today’s sellers’ market, presents a great <a href="https://www.mykcm.com/2021/10/27/housing-challenge-or-housing-opportunity-it-depends/" title="opportunity">opportunity</a> to sell your house and address your <a href="https://www.mykcm.com/2021/09/20/is-it-time-to-move-on-to-a-new-home/" title="evolving needs">evolving needs</a>.
You Can Move Closer to the Ones You Love
The <a href="https://cdn.nar.realtor/sites/default/files/documents/2021-home-buyers-and-sellers-generational-trends-03-16-2021.pdf" title="2021 Home Buyers and Sellers Generational Trends" target="_blank" rel="noopener noreferrer">2021 Home Buyers and Sellers Generational Trends</a> report from the National Association of Realtors (NAR) provides a look at the reasons people buy homes. For those reaching retirement age, the number one reason to buy is the opportunity to be closer to loved ones, friends, or relatives.
If you find yourself farther from your loved ones than you’d like to be, retirement and the equity you’ve built in your home may enable you to move closer to the people in your life who matter most.
You Can Find the Right Home for Your Needs
Not only can your equity power a move to a new location, but it can also help you purchase the right size home. Lawrence Yun, Chief Economist at NAR, <a href="https://www.realtor.com/news/trends/as-boomers-downsize-competition-grows-for-simpler-homes/" title="says" target="_blank" rel="noopener noreferrer">says</a> many homebuyers 55 and older choose to downsize – or buy a smaller home – when they make a purchase:
“Clearly from the age patterns, young people want to upsize, and the older generation is looking to downsize. . . .”
Whatever your home goals are, a trusted real estate advisor can help you to find the best option for your situation. They’ll help you sell your current home and guide you as you <a href="https://www.mykcm.com/2021/10/26/there-are-more-homes-available-now-than-there-were-this-spring/" title="buy">buy</a> your next one while you move into this new phase of life.
Bottom Line
If you’ve recently retired and your needs are changing, you’re not alone. Let’s connect so you can get a better sense of how to find a home that will match your situation.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
</article>
<a href="https://www.mykcm.com/2021/11/16/sellers-youll-likely-get-multiple-strong-offers-this-season/" rel="prev" title="« Sellers: You’ll Likely Get Multiple Strong Offers This Season"><br /></a>
2022-01-19T08:44:00-07:00
2022-01-19T09:00:45-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:11596
With Mortgage Rates Climbing Now is the Time to Act
With Mortgage Rates Climbing, Now’s the Time To Act
<img width="750" height="410" src="https://files.mykcm.com/2022/01/18161955/20220119-KCM-Share.jpg" class="attachment-entry size-entry wp-post-image" alt="With Mortgage Rates Climbing, Now’s the Time To Act | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2022/01/18161955/20220119-KCM-Share.jpg 750w, https://files.mykcm.com/2022/01/18161955/20220119-KCM-Share-600x328.jpg 600w, https://files.mykcm.com/2022/01/18161955/20220119-KCM-Share-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
Last week, the average 30-year fixed <a href="https://www.simplifyingthemarket.com/2021/11/24/how-smart-buyers-are-approaching-rising-mortgage-rates/?a=659078-6ef5856b1f356b06829478e0c799658a" title="mortgage rate">mortgage rate</a> from Freddie Mac <a href="https://freddiemac.gcs-web.com/node/24636/pdf" title="jumped" target="_blank" rel="noopener noreferrer">jumped</a> from 3.22% to 3.45%. That’s the <a href="http://www.freddiemac.com/pmms/pmms_archives.html" title="highest point" target="_blank" rel="noopener noreferrer">highest point</a> it’s been in almost two years. If you’re thinking about buying a home, this news may have come as a bit of a shock. But the truth is, it wasn’t entirely unexpected. Experts have been calling for rates to rise in their 2022 projections, and the forecast is now becoming a reality. Here’s a look at the <a href="http://www.freddiemac.com/research/forecast/20211015_quarterly_economic_forecast.page" title="projections" target="_blank" rel="noopener noreferrer">projections</a> from Freddie Mac for this year:
Q1 2022: 3.4%
Q2 2022: 3.5%
Q3 2022: 3.6%
Q4 2022: 3.7%
As the numbers show, this jump in rates is in line with the expectations from Freddie Mac. And what they also indicate is that mortgage rates are projected to continue climbing throughout the year. But should you be worried about rising <a href="https://www.simplifyingthemarket.com/2021/11/08/two-graphs-that-show-why-you-shouldnt-be-upset-about-3-mortgage-rates/?a=659078-6ef5856b1f356b06829478e0c799658a" title="mortgage rates">mortgage rates</a>? What does that really mean for you?
As rates increase even modestly, they impact your monthly mortgage payment and overall <a href="https://www.simplifyingthemarket.com/2021/12/09/two-reasons-why-waiting-to-buy-a-home-will-cost-you/?a=659078-6ef5856b1f356b06829478e0c799658a" title="affordability">affordability</a>. If you’re looking to buy a home, rising mortgage rates should be an incentive to act sooner rather than later.
The good news is, even though rates are climbing, they’re still worth taking advantage of. Historical data shows that today’s rate, even at 3.45%, is still well below the average for each of the last five decades (see chart below):
<a href="https://files.mykcm.com/2022/01/18161951/20220119-MEM-Eng-1.png" target="_blank" rel="noopener noreferrer"><img class="aligncenter wp-image-100744" src="https://files.mykcm.com/2022/01/18161951/20220119-MEM-Eng-1.png" alt="With Mortgage Rates Climbing, Now’s the Time To Act | MyKCM" width="600" height="450" /></a>
That means you still have a great opportunity to buy now with a rate that’s better than what your loved ones may have paid in decades past. If you buy a home while rates are in the mid-3s, your monthly mortgage payment will be locked in at that rate for the life of your loan. As you can see from the chart above, a lot can change in that time frame. Buying now is a great way to protect yourself from <a href="https://www.simplifyingthemarket.com/2022/01/11/why-inflation-shouldnt-stop-you-from-buying-a-home-in-2022/?a=659078-6ef5856b1f356b06829478e0c799658a" title="rising costs">rising costs</a> and future rate increases while also securing your payment amount for the long term.
Nadia Evangelou, Senior Economist and Director of Forecasting at the National Association of Realtors (NAR), <a href="https://www.nar.realtor/blogs/economists-outlook/instant-reaction-mortgage-rates-january-13-2022" title="says" target="_blank" rel="noopener noreferrer">says</a>:
“Mortgage rates surged in the second week of the new year. The 30-year fixed mortgage rate rose to 3.45% from 3.22% the previous week. If inflation continues to grow at the current pace, rates will move up even faster in the following months.”
Bottom Line
Mortgage rates are increasing, and they’re forecast to be even higher by the end of 2022. If you’re planning to buy this year, acting soon may be your most affordable option. Let’s connect to start the homebuying process today.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2022-01-19T08:33:00-07:00
2022-01-25T11:09:41-07:00
Adrian Small
tag:theluxdwelling.com,2012-09-20:10425
What Does Being In A Seller's Market Mean?
2021-08-19T17:29:17-07:00
2021-08-19T17:29:17-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:10420
More Young People Are Buying Homes
There’s a common misconception that younger generations aren’t interested in homeownership. Many people point to the fact that millennials put off purchasing their first home as a reason for this belief.
Odeta Kushi, Deputy Chief Economist for First American, <a href="https://blog.firstam.com/economics/pandemic-accelerated-roaring-20s-of-millennial-homeownership-demand" target="_blank" title="explains">explains</a> why millennials have put off certain milestones linked to homeownership. Those delays led to their homeownership rates trailing slightly behind older generations:
“Historically, millennials have delayed the critical lifestyle choices often linked to buying a first home, including getting married and having children, in order to further their education. This is clear in cross-generational comparisons of homeownership rates which show millennials lagging their generational predecessors.”
So, it’s partially true that some millennials have waited on <a href="https://www.mykcm.com/2021/07/07/the-truths-young-homebuyers-need-to-hear/" title="homeownership">homeownership</a> to focus on other things in their lives – and that’s impacting certain housing market trends.
Data from the <a href="https://www.nar.realtor/newsroom/pandemic-caused-buyers-to-seek-multi-generational-homes-sellers-to-sell-faster" target="_blank" title="National Association of Realtors">National Association of Realtors</a> (NAR) indicates the average age of a first-time homebuyer is higher today than it’s been over the past 40 years. As the graph below shows, homebuyers today are purchasing their first home an average of 4 years later than people in the 1980s and early 1990s:
<img src="https://files.mykcm.com/2021/08/18104940/20210819-MEM-Eng-1.png" />But just because millennials are hitting certain milestones later in life doesn’t mean they’re not interested in becoming homeowners. The recent <a href="https://www.census.gov/housing/hvs/files/currenthvspress.pdf" target="_blank" title="U.S. Census">U.S. Census</a> reveals a significant increase in <a href="https://www.mykcm.com/2021/02/11/47-of-new-buyers-surprised-by-how-affordable-homes-are-today/" title="homeownership rates">homeownership rates</a> for millennials and other young homebuyers.
<img src="https://files.mykcm.com/2021/08/18104942/20210819-MEM-Eng-2.png" />
<a href="https://files.mykcm.com/2021/08/18104942/20210819-MEM-Eng-2.png" target="_blank"></a>As the graph above shows, millennials are entering the market in full force, and their share of the market is growing. Based on the data, the belief that younger generations don’t want to buy homes is a misconception. In fact, the recent <a href="https://olui2.fs.ml.com/Publish/Content/application/pdf/GWMOL/CMO_4-26-21_Merrill.pdf" target="_blank" title="Capital Market Outlook">Capital Market Outlook</a> report from Merrill-Lynch further drives home this point, as it specifically mentions the effect millennials are having on demand:
“Demand is very strong because the biggest demographic cohort in history is moving through the household-formation and peak home-buying stages of its life cycle.”
Kushi is following the trend of millennial homeownership and puts it more simply, <a href="https://twitter.com/odetakushi/status/1420030874872074252" target="_blank" title="saying">saying</a>:
“. . . it’s clear that younger households (millennials!) are driving homeownership growth.”
As the largest generation, millennials’ impact on the market is growing as more and more people from that generation reach homebuying age – and Generation Z isn’t far behind, either. That means younger generations will likely continue to <a href="https://www.mykcm.com/2021/07/15/diving-deep-into-todays-biggest-buyer-concerns/" title="drive demand">drive demand</a> in the housing market for years to come.
Bottom Line
If you’re a member of a younger generation and interested in purchasing a home, you’re not <a href="https://www.mykcm.com/2021/06/25/homebuyers-hang-in-there-infographic/" title="alone">alone</a>. Many of your peers are on their path to homeownership, too. Let’s connect today and discuss what you can do to accomplish your <a href="https://www.mykcm.com/2021/08/02/key-questions-to-ask-yourself-before-buying-a-home/" title="homebuying goals">homebuying goals</a>.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group, LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group, LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2021-08-19T14:09:00-07:00
2021-08-19T16:59:03-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:9814
Mortgage Interest Rate Forecast 2021
2021-06-03T13:24:00-07:00
2021-06-03T13:51:45-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:7962
Inspirational Living: Important design with Julianne Moore
Click on the photo to see the video and meet the panel.
<a href="https://www.sothebys.com/en/series/sothebys-talks/inspirational-living-important-design-with-julianne-moore?cmp=email_sothebys_selects_N10702_Julianne_Moore_on_How_Design_Can_Alter_Your_Life&utm_campaign=Sothebys_Selects_LIVE_New&utm_content=email_sothebys_selects_2021&utm_medium=email&utm_source=zaius&zm64_id=YXNtYWxsQHR0cnNpci5jb20%3D"><img src="https://sothebys-com.brightspotcdn.com/dims4/default/76f30ad/2147483647/strip/true/crop/2880x660+0+0/resize/1440x330!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Ff6%2F47%2Fcf5c1e53495c98c0e71578a3f056%2Fimportant-design-webinar-landing-page.jpg" /></a>
2021-05-24T13:07:00-07:00
2021-05-24T13:45:01-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:7671
Exclusive Publication RESIDE Spring 2021
Click Full Screen to view this publication properly.
2021-04-07T19:53:00-07:00
2021-04-07T19:58:47-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:7588
Luxury Outlook 2021
Click "Full Screen" to view publication properly.
2021-03-29T13:13:00-07:00
2021-04-08T08:01:52-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:7379
How much leverage do home sellers have today?
The housing market has been scorching hot over the last twelve months. Buyers and their high demand have far outnumbered sellers and a short supply of houses. According to the latest <a href="https://www.nar.realtor/newsroom/existing-home-sales-tick-up-0-6-in-january" title="Existing Home Sales Report" target="_blank" rel="noopener noreferrer">Existing Home Sales Report</a> from the National Association of Realtors (NAR), sales are up 23.7% from the same time last year while the inventory of homes available for sale is down 25.7%. There are 360,000 fewer single-family homes for sale today than there were at this time last year. This increase in demand coupled with such limited supply is leading to more bidding wars throughout the country.
Rose Quint, Assistant Vice President for Survey Research with the National Association of Home Builders (NAHB), recently <a href="https://eyeonhousing.org/2021/02/share-of-home-buyers-getting-outbid-almost-doubles-2/" title="reported" target="_blank" rel="noopener noreferrer">reported</a>:
“The number one reason long-time searchers haven’t made a home purchase is not because of their inability to find an affordably-priced home, but because they continue to get outbid by other offers.”
A survey in the NAHB report showed that 40% of buyers have been outbid for a home they wanted to purchase. This is more than twice the percentage in 2019, which was 19%.
What does this mean for sellers today?
It means sellers have tremendous leverage when negotiating with buyers.
In negotiations, leverage is the power that one side may have to influence the other side while moving closer to their negotiating position. A party’s leverage is based on its ability to award benefits or eliminate costs on the other side.
In today’s market, a buyer wants three things:
To buy a home
To buy now before prices continue to appreciate
To buy now and take advantage of historically low mortgage rates while they <a href="https://www.mykcm.com/2021/02/23/the-reason-mortgage-rates-are-projected-to-increase-and-what-it-means-for-you/" title="last">last</a>
These three buyer needs give the homeowner tremendous leverage when selling their house. Most realize this leverage enables the seller to sell at a good price. However, there may be another need the seller has that can be satisfied by using this leverage.
Here’s an example:
Odeta Kushi, Deputy Chief Economist at First American, recently <a href="https://blog.firstam.com/economics/housing-market-potential-poised-to-grow-in-2021" title="identified" target="_blank" rel="noopener noreferrer">identified</a> a situation in which many sellers are finding themselves today:
“As mortgage rates are expected to remain near 3%, millennials continue to form households and more existing homeowners tap their equity for the purchase of a better home…Many homeowners may want to upgrade, but do not for fear that they will be unable to find a home to buy.”
She then offers a possible solution:
“While the fear of not being able to find something to buy will not disappear in a limited supply environment, new housing supply can incentivize existing homeowners to move.”
There’s no doubt many sellers would love to build a new home to perfectly fit their <a href="https://www.mykcm.com/2021/01/12/4-reasons-people-are-buying-homes-in-2021/" title="changing">changing</a> wants and needs. However, most builders require that they sell their house first. If the seller sells their home, where would they live while their new home is being constructed?
Going back to the concept of leverage:
As mentioned, buyers have compelling reasons to purchase a home now, and many homeowners have challenges to address if they want to sell. Perhaps they can make a deal to satisfy each party’s needs. But how?
The seller may decide to sell their home to the buyer at today’s price, which will enable the purchaser to take advantage of current mortgage rates. In return, the buyer might lease the house back to the seller for a pre-determined length of time while the seller’s new home is being built. A true win-win negotiation.
Not every buyer will agree to such a deal – but you only need one.
That’s just one example of how a seller might be able to overcome a challenge because of the leverage they have in today’s market. Maybe you feel a need to make certain repairs before selling. Perhaps you need time to get permits or approvals for certain upgrades you made to the house. Whatever the challenge, you may be able to work it out.
Bottom Line
If you’re considering selling your house now but worry a huge obstacle stands in your way, let’s connect. Maybe with the leverage you currently have, you can negotiate a deal that will allow you to make the move of your dreams.
2021-02-24T08:38:00-07:00
2021-02-24T08:46:31-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:6710
The boundless world of Christo and Jeanne-Claude
It is always a special moment when works from artists’ personal collections appear on the market, but never more so than when those artists are among the world’s most celebrated names. Sotheby’s is thrilled to announce the sale of works from the long-time New York studio and home of internationally renowned artists Christo and Jeanne-Claude. The captivating collection invites the world to step into the private sphere of the famed artistic couple, through nearly 400 lots that showcase the range of their artistic inspirations, friendships with leading 20th-century artists, and the famed studio where Christo and Jeanne-Claude projected their artistic vision to the world. Additionally, the collection includes several works by Christo and Jeanne-Claude spanning their multi-decade practice, featuring many of their most well-known public projects, such as The Pont Neuf Wrapped, Project for Paris, and The Umbrellas, Joint Project for Japan and USA, as well as their famed Package and Store Front series from the 1960s.
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Unwrapped – The Hidden World of Christo and Jeanne-Claude
While Christo and Jeanne-Claude are well-known as the artists who have delighted all corners of the globe with their spectacular temporary installations, the stories of their artistic friendships have until now remained entirely private. Sotheby’s sale will allow for a first glimpse of the constellation of artistic friendships and connections that surrounded them through selected works linked to Andy Warhol, Yves Klein, Lucio Fontana, Claes Oldenburg, Marcel Duchamp, William Copley, Nam June Paik, and many more.
Their collection reveals the artists who were in Christo’s circle, foremost among them Andy Warhol (represented by a portrait of Jackie painted in 1964), and the artists he admired such as Gerrit Rietveld (the Hoge armchair), Joan Mirò (with his Personnage sculpture from 1968), and André Cadere (exemplified by one of his round bars of wood from 1975).
<a href="https://www.sothebys.com/en/buy/auction/2021/unwrapped-the-hidden-world-of-christo-and-jeanne-claude"><img class=" lazyloaded" src="https://sothebys-com.brightspotcdn.com/dims4/default/28a132b/2147483647/strip/true/crop/8688x5792+0+0/resize/1154x769!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg" data-src="https://sothebys-com.brightspotcdn.com/dims4/default/28a132b/2147483647/strip/true/crop/8688x5792+0+0/resize/1154x769!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg" alt="" data-srcset="https://sothebys-com.brightspotcdn.com/dims4/default/d5ee354/2147483647/strip/true/crop/8688x5792+0+0/resize/343x229!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 343w,https://sothebys-com.brightspotcdn.com/dims4/default/0860b8a/2147483647/strip/true/crop/8688x5792+0+0/resize/548x365!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 548w,https://sothebys-com.brightspotcdn.com/dims4/default/05b1ca6/2147483647/strip/true/crop/8688x5792+0+0/resize/684x456!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 684w,https://sothebys-com.brightspotcdn.com/dims4/default/2257dc3/2147483647/strip/true/crop/8688x5792+0+0/resize/768x512!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 768w,https://sothebys-com.brightspotcdn.com/dims4/default/7963bf9/2147483647/strip/true/crop/8688x5792+0+0/resize/1024x682!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 1024w,https://sothebys-com.brightspotcdn.com/dims4/default/28a132b/2147483647/strip/true/crop/8688x5792+0+0/resize/1154x769!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 1154w" width="1154" height="769" srcset="https://sothebys-com.brightspotcdn.com/dims4/default/d5ee354/2147483647/strip/true/crop/8688x5792+0+0/resize/343x229!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 343w,https://sothebys-com.brightspotcdn.com/dims4/default/0860b8a/2147483647/strip/true/crop/8688x5792+0+0/resize/548x365!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 548w,https://sothebys-com.brightspotcdn.com/dims4/default/05b1ca6/2147483647/strip/true/crop/8688x5792+0+0/resize/684x456!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 684w,https://sothebys-com.brightspotcdn.com/dims4/default/2257dc3/2147483647/strip/true/crop/8688x5792+0+0/resize/768x512!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 768w,https://sothebys-com.brightspotcdn.com/dims4/default/7963bf9/2147483647/strip/true/crop/8688x5792+0+0/resize/1024x682!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 1024w,https://sothebys-com.brightspotcdn.com/dims4/default/28a132b/2147483647/strip/true/crop/8688x5792+0+0/resize/1154x769!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2Feb%2F52%2Feca412f849bfa15e0bd3ee0f9ccf%2F511pf2161-comp.jpg 1154w" /></a>CHRISTO & JEANNE CLAUDE’S STUDIO AND HOME, PHOTO BY ANDRÉ GROSSMAN © THE ESTATE OF CHRISTO V. JAVACHEFF
Other works in the collection are a testament to the friendships that Christo and Jeanne-Claude forged with his peers over their career, including Lucio Fontana, one of the couple's closest friends and among the first admirers of his work. Christo and Fontana first met in 1963 at the opening of his exhibition at Guido Le Noci’s Galleria Apollinaire in Milan. Fittingly, the sale offers Fontana’s Concetto Spaziale, Attesa from the very same year, which is dedicated to Jeanne-Claude.
They were close friends with Claes Oldenburg, who resided in the Chelsea Hotel as Christo and Jeanne-Claude when they arrived in New York in 1964, before moving to 48 Howard Street. In the 60’s, the Chelsea Hotel was the centre of the New York art scene. It hosted many artists, writers and intellectuals who were seeking international success. The sale includes Bacon and Egg, Ice Cream and Beef Steak from the early 1960s, which Claes Oldenburg dedicated to his friend Christo.
<a href="https://www.sothebys.com/en/buy/auction/2021/unwrapped-the-hidden-world-of-christo-and-jeanne-claude"><img class=" lazyloaded" src="https://sothebys-com.brightspotcdn.com/dims4/default/a49b93d/2147483647/strip/true/crop/3509x2301+0+0/resize/1154x757!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg" data-src="https://sothebys-com.brightspotcdn.com/dims4/default/a49b93d/2147483647/strip/true/crop/3509x2301+0+0/resize/1154x757!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg" alt="" data-srcset="https://sothebys-com.brightspotcdn.com/dims4/default/5afda6f/2147483647/strip/true/crop/3509x2301+0+0/resize/343x225!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 343w,https://sothebys-com.brightspotcdn.com/dims4/default/3d43499/2147483647/strip/true/crop/3509x2301+0+0/resize/548x359!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 548w,https://sothebys-com.brightspotcdn.com/dims4/default/d94593d/2147483647/strip/true/crop/3509x2301+0+0/resize/684x449!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 684w,https://sothebys-com.brightspotcdn.com/dims4/default/6d1075b/2147483647/strip/true/crop/3509x2301+0+0/resize/768x504!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 768w,https://sothebys-com.brightspotcdn.com/dims4/default/10b2bf5/2147483647/strip/true/crop/3509x2301+0+0/resize/1024x672!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 1024w,https://sothebys-com.brightspotcdn.com/dims4/default/a49b93d/2147483647/strip/true/crop/3509x2301+0+0/resize/1154x757!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 1154w" width="1154" height="757" srcset="https://sothebys-com.brightspotcdn.com/dims4/default/5afda6f/2147483647/strip/true/crop/3509x2301+0+0/resize/343x225!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 343w,https://sothebys-com.brightspotcdn.com/dims4/default/3d43499/2147483647/strip/true/crop/3509x2301+0+0/resize/548x359!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 548w,https://sothebys-com.brightspotcdn.com/dims4/default/d94593d/2147483647/strip/true/crop/3509x2301+0+0/resize/684x449!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 684w,https://sothebys-com.brightspotcdn.com/dims4/default/6d1075b/2147483647/strip/true/crop/3509x2301+0+0/resize/768x504!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 768w,https://sothebys-com.brightspotcdn.com/dims4/default/10b2bf5/2147483647/strip/true/crop/3509x2301+0+0/resize/1024x672!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 1024w,https://sothebys-com.brightspotcdn.com/dims4/default/a49b93d/2147483647/strip/true/crop/3509x2301+0+0/resize/1154x757!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F58%2F86%2Fc88215e7400ca87275b3e0148611%2F584pf2161-comp.jpg 1154w" /></a>CHRISTO & JEANNE CLAUDE’S WITH "FOUR STORE FRONTS CORNER, 1964-65", IN 1965, PHOTO BY UGO MULAS © UGO MULAS HEIRS. ALL RIGHTS RESERVED.
Yves Klein and Christo had many exchanges and their friendship is illustrated by Blue Monochrome (IKB 19) from 1958.
<a href="https://www.sothebys.com/en/buy/auction/2021/unwrapped-the-hidden-world-of-christo-and-jeanne-claude"><img class=" lazyloaded" src="https://sothebys-com.brightspotcdn.com/dims4/default/a079228/2147483647/strip/true/crop/4596x7187+0+0/resize/684x1070!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F53%2F06%2Fc3d08c6c462481760650a339ed33%2F597pf2161-comp.jpg" data-src="https://sothebys-com.brightspotcdn.com/dims4/default/a079228/2147483647/strip/true/crop/4596x7187+0+0/resize/684x1070!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F53%2F06%2Fc3d08c6c462481760650a339ed33%2F597pf2161-comp.jpg" alt="" data-srcset="https://sothebys-com.brightspotcdn.com/dims4/default/cfe5123/2147483647/strip/true/crop/4596x7187+0+0/resize/343x537!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F53%2F06%2Fc3d08c6c462481760650a339ed33%2F597pf2161-comp.jpg 343w,https://sothebys-com.brightspotcdn.com/dims4/default/95742a6/2147483647/strip/true/crop/4596x7187+0+0/resize/548x857!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F53%2F06%2Fc3d08c6c462481760650a339ed33%2F597pf2161-comp.jpg 548w,https://sothebys-com.brightspotcdn.com/dims4/default/a079228/2147483647/strip/true/crop/4596x7187+0+0/resize/684x1070!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F53%2F06%2Fc3d08c6c462481760650a339ed33%2F597pf2161-comp.jpg 684w" width="684" height="1070" srcset="https://sothebys-com.brightspotcdn.com/dims4/default/cfe5123/2147483647/strip/true/crop/4596x7187+0+0/resize/343x537!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F53%2F06%2Fc3d08c6c462481760650a339ed33%2F597pf2161-comp.jpg 343w,https://sothebys-com.brightspotcdn.com/dims4/default/95742a6/2147483647/strip/true/crop/4596x7187+0+0/resize/548x857!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F53%2F06%2Fc3d08c6c462481760650a339ed33%2F597pf2161-comp.jpg 548w,https://sothebys-com.brightspotcdn.com/dims4/default/a079228/2147483647/strip/true/crop/4596x7187+0+0/resize/684x1070!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F53%2F06%2Fc3d08c6c462481760650a339ed33%2F597pf2161-comp.jpg 684w" /></a>CHRISTO’S STUDIO IN NEW YORK, PHOTO BY WOLFGANG VOLZ © THE ESTATE OF CHRISTO V. JAVACHEFF<br />
In addition, the sale will include a selection of work by Christo and Jeanne-Claude that represents the breadth of their artistic vision and their bold, experimental style. Including one of their works from the celebrated Package series to a work from their pioneering Storefront series, both from the 1960s, as well as works from their celebrated public projects The Pont Neuf Wrapped, Project for Paris, and The Umbrellas, Joint Project for Japan and USA, the selection on offer in the collection showcases the evolution of their singular artistic vision across decades, while also highlighting their playful preoccupation with concealment as a major theme running throughout their body of work.
Christo (Christo Vladimirov Javacheff) and Jeanne-Claude (Jeanne-Claude Marie Denat) were both born on June 13, 1935, in Gabrovo (Bulgaria) and Casablanca (Morocco) respectively. Christo fled Communist Bulgaria, passing through Prague, Vienna and Geneva to finally settle in Paris in March 1958, and he met Jeanne-Claude in Paris that sameear when they both age 23. Following his training at the Academy of Fine Arts in Sofia, Christo retained his mastery of classical disciplines, but never ceased to push artistic boundaries beyond easel painting. It was during Christo's Parisian years that he began to experiment with wrapping, and, together with Jeanne-Claude, began to develop his monumental outdoor projects. These large-scale, immersive, and interactive works would go on to define their signature creative process throughout their careers, earning them international renown and acclaim.
<img class="PromoImageOnLeft-media-large Image lazyloaded" alt="" data-src="https://sothebys-com.brightspotcdn.com/dims4/default/2ca9e1d/2147483647/strip/true/crop/600x368+0+166/resize/328x201!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F2a%2Fdb%2F3b6daae2478fba11027ad4f8e55a%2Fcalendar.jpg" data-srcset="https://sothebys-com.brightspotcdn.com/dims4/default/2ca9e1d/2147483647/strip/true/crop/600x368+0+166/resize/328x201!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F2a%2Fdb%2F3b6daae2478fba11027ad4f8e55a%2Fcalendar.jpg 328w" width="328" height="201" srcset="https://sothebys-com.brightspotcdn.com/dims4/default/2ca9e1d/2147483647/strip/true/crop/600x368+0+166/resize/328x201!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F2a%2Fdb%2F3b6daae2478fba11027ad4f8e55a%2Fcalendar.jpg 328w" src="https://sothebys-com.brightspotcdn.com/dims4/default/2ca9e1d/2147483647/strip/true/crop/600x368+0+166/resize/328x201!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F2a%2Fdb%2F3b6daae2478fba11027ad4f8e55a%2Fcalendar.jpg" />
AUCTION
Unwrapped: The Hidden World of Christo and Jeanne-Claude
17 FEBRUARY 2021 | 18:00 CET | PARIS
<img class="PromoImageOnLeft-media-large Image lazyloaded" alt="" data-src="https://sothebys-com.brightspotcdn.com/dims4/default/3211878/2147483647/strip/true/crop/600x368+0+166/resize/328x201!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F59%2Fce%2F4d951207499481724aee2591f666%2Fcalendar-2.jpg" data-srcset="https://sothebys-com.brightspotcdn.com/dims4/default/3211878/2147483647/strip/true/crop/600x368+0+166/resize/328x201!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F59%2Fce%2F4d951207499481724aee2591f666%2Fcalendar-2.jpg 328w" width="328" height="201" srcset="https://sothebys-com.brightspotcdn.com/dims4/default/3211878/2147483647/strip/true/crop/600x368+0+166/resize/328x201!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F59%2Fce%2F4d951207499481724aee2591f666%2Fcalendar-2.jpg 328w" src="https://sothebys-com.brightspotcdn.com/dims4/default/3211878/2147483647/strip/true/crop/600x368+0+166/resize/328x201!/quality/90/?url=http%3A%2F%2Fsothebys-brightspot.s3.amazonaws.com%2Fdotcom%2F59%2Fce%2F4d951207499481724aee2591f666%2Fcalendar-2.jpg" />
UPCOMING AUCTION
Unwrapped: The Hidden World of Christo and Jeanne-Claude, Part II
8–18 FEBRUARY 2021 | 11:00 AM CET | PARIS
BANNER IMAGE: PHOTO BY ANDRÉ GROSSMAN © THE ESTATE OF CHRISTO V. JAVACHEFF<br />CALENDAR IMAGE: (DETAIL) SHUNK-KENDER © J. PAUL GETTY TRUST. GETTY RESEARCH INSTITUTE, LOS ANGELES (2014.R.20). GIFT OF THE ROY LICHTENSTEIN FOUNDATION IN MEMORY OF HARRY SHUNK AND JANOS KENDER.
2020-12-23T08:55:00-07:00
2020-12-23T09:38:22-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:6708
Did You Outgrow Your Home in 2020?
<img src="https://assets.site-static.com/userfiles/1514/image/20201223-KCM-Share.jpg" width="750" height="410" />
It may seem hard to imagine that the home you’re in today – whether it’s your starter home or just one you’ve fallen in love with along the way – might not be your forever home.
Many needs have changed in 2020, and it’s okay to admit if your house no longer fits your lifestyle. If you’re now working remotely, facilitating virtual school, trying to exercise at home, or simply just spending more time in your own four walls, you may be bursting at the seams in your current house.
According to the latest <a href="https://www.corelogic.com/insights/home-price-index.aspx" title="Home Price Insights" target="_blank" rel="noopener noreferrer">Home Price Insights</a> from CoreLogic, prices have appreciated 7.3% year-over-year. At the same time, the National Association of Realtors (NAR) <a href="https://www.nar.realtor/newsroom/existing-home-sales-decrease-2-5-in-november" title="reports" target="_blank" rel="noopener noreferrer">reports</a> that inventory has dropped 22% from one year ago.<a href="https://files.mykcm.com/2020/12/22131852/20201223-MEM-Eng-1.jpg" rel="noopener noreferrer" class="use_kcm_lightbox" target="_blank"><img loading="lazy" class="aligncenter wp-image-96908" src="https://files.mykcm.com/2020/12/22131852/20201223-MEM-Eng-1.jpg" alt="Did You Outgrow Your Home in 2020? | MyKCM" width="600" height="210" srcset="https://files.mykcm.com/2020/12/22131852/20201223-MEM-Eng-1.jpg 1000w, https://files.mykcm.com/2020/12/22131852/20201223-MEM-Eng-1-600x210.jpg 600w, https://files.mykcm.com/2020/12/22131852/20201223-MEM-Eng-1-768x269.jpg 768w, https://files.mykcm.com/2020/12/22131852/20201223-MEM-Eng-1-100x35.jpg 100w" sizes="(max-width: 600px) 100vw, 600px" /></a>These two statistics are directly related to one another. As inventory has decreased and demand has increased, prices have been driven up.
This is great news if you own a home and you’re thinking about selling. The <a href="https://www.mykcm.com/2020/12/17/homeowner-equity-increases-an-astonishing-1-trillion/" title="equity">equity</a> in your house has likely risen as prices have increased. Even better is the fact that there’s a large pool of <a href="https://www.mykcm.com/2020/12/15/the-holidays-arent-stopping-homebuyers-this-year/" title="buyers">buyers</a> out there searching for the American dream, and your home may be high on their wish list.
Bottom Line
If you think you’ve outgrown your current home, let’s connect to discuss local market conditions and determine if now is the best time for you to sell.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group LLC. will not be liable for any loss or damage caused by your
2020-12-23T08:13:00-07:00
2021-01-08T12:51:30-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:6633
Why It Makes Sense to Sell Your Home This Holiday Season
Why It Makes Sense to Sell Your Home This Holiday Season
<img width="750" height="410" src="https://files.mykcm.com/2020/12/03144942/20201208-KCM-Share.jpg" class="attachment-entry size-entry wp-post-image" alt="Why It Makes Sense to Sell Your House This Holiday Season | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2020/12/03144942/20201208-KCM-Share.jpg 750w, https://files.mykcm.com/2020/12/03144942/20201208-KCM-Share-600x328.jpg 600w, https://files.mykcm.com/2020/12/03144942/20201208-KCM-Share-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
If you’re one of the many homeowners thinking about taking your home off the market for the holidays, hang on. You definitely don’t want to miss the great selling opportunity you have right now. Here’s why this month is the optimal time to make sure your home is available for holiday buyers.
The latest <a href="https://www.nar.realtor/research-and-statistics/housing-statistics/existing-home-sales" title="Existing Home Sales Report" target="_blank" rel="noopener noreferrer">Existing Home Sales Report</a> from The National Association of Realtors (NAR) shows the inventory of homes for sale has dropped to an astonishing all-time low. It now sits at a 2.5-month supply at the current sales pace.
Historically, a 6-month supply is necessary for a ‘normal’ or ‘neutral’ market, in which there are enough homes available for active buyers (See graph below):<a href="https://files.simplifyingthemarket.com/2020/12/03144945/20201210-MEM-Eng-1.jpg?a=659078-6ef5856b1f356b06829478e0c799658a" target="_blank" rel="noopener noreferrer"><img class="aligncenter wp-image-96698" src="https://files.mykcm.com/2020/12/03144945/20201210-MEM-Eng-1.jpg" alt="Why It Makes Sense to Sell Your House This Holiday Season | MyKCM" width="600" height="450" /></a>When the supply of homes for sale is as low as it is today, it’s much harder for buyers to find homes to purchase. This means competition among purchasers rises and more bidding wars take place, making it essential for buyers to submit very attractive <a href="https://www.simplifyingthemarket.com/2020/11/30/5-tips-for-homebuyers-who-want-to-make-a-competitive-offer/?a=659078-6ef5856b1f356b06829478e0c799658a" title="offers" target="_blank" rel="noopener noreferrer">offers</a>.
As this happens, prices rise and sellers are in the best position to negotiate deals that meet their <a href="https://www.simplifyingthemarket.com/2020/10/14/the-1-reason-not-to-wait-to-list-your-house-for-sale/?a=659078-6ef5856b1f356b06829478e0c799658a" title="ideal terms" target="_blank" rel="noopener noreferrer">ideal terms</a>. So, if your neighbors decide to remove their listings this season, your house may quickly rise to the top of a holiday buyer’s wish list if you stay on the market.
Today, there are many buyers who are ready, willing, and able to purchase. Record-low <a href="https://www.simplifyingthemarket.com/2020/12/02/with-home-values-surging-is-it-still-affordable-to-buy-right-now/?a=659078-6ef5856b1f356b06829478e0c799658a" title="mortgage rates" target="_blank" rel="noopener noreferrer">mortgage rates</a> and a year filled with unique <a href="https://www.simplifyingthemarket.com/2020/11/16/why-working-from-home-may-spark-your-next-move/?a=659078-6ef5856b1f356b06829478e0c799658a" title="changes" target="_blank" rel="noopener noreferrer">changes</a> have prompted buyers to think differently about where they live and to take action. The supply of homes for sale is not keeping up with this high demand, making now the optimal time to sell your house.
Bottom Line
Home prices are <a href="https://www.simplifyingthemarket.com/2020/10/22/home-values-projected-to-keep-rising/?a=659078-6ef5856b1f356b06829478e0c799658a" title="appreciating" target="_blank" rel="noopener noreferrer">appreciating</a> in today’s sellers’ market. Making your home available over the next few weeks will give you the most exposure to buyers who will be actively competing against each other to purchase it.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2020-12-10T15:47:00-07:00
2020-12-14T13:36:40-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:6509
How Remote Work Can Power Your Vacation Home Sale
How Remote Work Can Power Your Vacation Home Sale
<img width="750" height="410" src="https://files.mykcm.com/2020/12/03102922/20201207-KCM-Share.jpg" class="attachment-entry size-entry wp-post-image" alt="How Remote Work Can Power Your Vacation Home Sale | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2020/12/03102922/20201207-KCM-Share.jpg 750w, https://files.mykcm.com/2020/12/03102922/20201207-KCM-Share-600x328.jpg 600w, https://files.mykcm.com/2020/12/03102922/20201207-KCM-Share-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
This year, the opportunity to work remotely has increased the demand for vacation homes. Gay Cororaton, Senior Economist and Director of Housing and Commercial Research at the National Association of Realtors (NAR), <a href="https://magazine.realtor/daily-news/2020/11/09/buying-frenzy-heats-up-in-second-home-market" title="notes" target="_blank" rel="noopener noreferrer">notes</a>:
“Working from home is a positive factor in demand for vacation homes.”
Buyers are taking advantage of the fact that working from home might be someplace other than their primary residence – at the beach, in the mountains, or somewhere in between. NAR <a href="https://magazine.realtor/daily-news/2020/11/09/buying-frenzy-heats-up-in-second-home-market" title="explains" target="_blank" rel="noopener noreferrer">explains</a>:
“Sales in vacation-home counties increased 48% on average year over year in the third quarter; overall, 81% of vacation-home counties saw a year-over-year sales increase.”
Is it Time to Sell Your Vacation Home?
If you’ve been thinking about selling your vacation home, putting it on the market now while demand is high might be your best move. Here are two reasons why.
1. Vacation Homes Are Selling Quickly
These homes are not staying in the market for very long. NAR also notes:
“In September, 68% of vacation homes sold in less than a month. Historically, about 30% sell that quickly…It’s a pretty amazing uptick compared to past years.”
2. Home Prices Are Rising
With an increase in demand, prices go up. NAR continues:
“In the third quarter, prices in vacation-home counties rose by about 32% year over year. Seventy-nine percent of these counties experienced year-over-year price gains. NAR defines a vacation-home county as one in which seasonal housing accounts for at least 20% of stock.”
If your vacation home is sitting idle, maybe not attracting as many renters as you usually see, or if you simply want to sell it so you can trade up or take it off your worry list, now may be the time. Demand is high, so you’re in the ideal spot to get a stronger return on your investment today.
Bottom Line
Demand is on the rise, so let’s discuss your next steps when it comes to selling your vacation home.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2020-12-08T08:41:00-07:00
2020-12-10T15:54:00-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:6498
Your house may be high on the Buyer wish list this holiday season
Your House May Be High on the Buyer Wish List This Holiday Season
<img width="750" height="410" src="https://files.mykcm.com/2020/11/19134029/20201125-KCM-Share.jpg" class="attachment-entry size-entry wp-post-image" alt="Your House May Be High on the Buyer Wish List This Holiday Season | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2020/11/19134029/20201125-KCM-Share.jpg 750w, https://files.mykcm.com/2020/11/19134029/20201125-KCM-Share-600x328.jpg 600w, https://files.mykcm.com/2020/11/19134029/20201125-KCM-Share-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
Here are seven great reasons not to wait to sell your house this holiday season:<br />
1. Buyers are active now. Mortgage rates are historically low, providing <a href="https://www.simplifyingthemarket.com/2020/10/28/buyer-interest-is-growing-among-younger-generations/?a=659078-6ef5856b1f356b06829478e0c799658a" title="motivation" target="_blank" rel="noopener noreferrer">motivation</a> for those who are ready to get more for their money over the life of their home loan.
2. Purchasers who look for homes during the holidays are serious ones, and they’re ready to buy.
3. You can restrict the showings in your house to days and times that are most convenient for you, or even select <a href="https://www.simplifyingthemarket.com/2020/11/13/tips-to-sell-your-house-safely-right-now-infographic/?a=659078-6ef5856b1f356b06829478e0c799658a" title="virtual" target="_blank" rel="noopener noreferrer">virtual</a> options. You’ll remain in control, especially in today’s <a href="https://www.simplifyingthemarket.com/2020/10/29/three-ways-low-inventory-is-a-win-for-sellers/?a=659078-6ef5856b1f356b06829478e0c799658a" title="sellers’ market" target="_blank" rel="noopener noreferrer">sellers’ market</a>.
4. Homes decorated for the holidays appeal to many buyers.
5. Today, there’s minimal competition for you as a seller. There just aren’t enough houses on the market to satisfy buyer demand, meaning sellers are in the driver’s seat. Over the past year, inventory has declined to record lows, making it the opportune time to sell your house (See graph below):<a href="https://files.simplifyingthemarket.com/2020/11/19134031/20201125-MEM-Eng-1.jpg?a=659078-6ef5856b1f356b06829478e0c799658a" target="_blank" rel="noopener noreferrer"><img class="aligncenter wp-image-96595" src="https://files.mykcm.com/2020/11/19134031/20201125-MEM-Eng-1.jpg" alt="Your House May Be High on the Buyer Wish List This Holiday Season | MyKCM" width="600" height="450" /></a>6. The desire to own a home doesn’t stop during the holidays. Buyers who have been searching throughout the fall and have been running into more and more bidding wars are still on the lookout. Your home may be the answer.
7. This season is the <a href="https://www.simplifyingthemarket.com/2020/10/14/the-1-reason-not-to-wait-to-list-your-house-for-sale/?a=659078-6ef5856b1f356b06829478e0c799658a" title="sweet spot" target="_blank" rel="noopener noreferrer">sweet spot</a> for sellers, and the number of listings will increase after the holidays. In many parts of the country, more <a href="https://www.simplifyingthemarket.com/2020/09/23/home-builder-confidence-hits-all-time-record/?a=659078-6ef5856b1f356b06829478e0c799658a" title="new construction" target="_blank" rel="noopener noreferrer">new construction</a> will also be available for sale in 2021, which will lessen the demand for your house next year.
Bottom Line
More than ever, this may be the year it makes the most sense to list your house during the holiday season. Let’s connect today to determine if selling now is your best move.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. The Lux Dwelling Group LLC. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. The Lux Dwelling Group LLC. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2020-12-07T14:22:00-07:00
2020-12-10T15:45:09-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:6483
With Home Values Surging, Is it Still Affordable to Buy Right Now?
With Home Values Surging, Is it Still Affordable to Buy Right Now?
<img width="750" height="410" src="https://files.mykcm.com/2020/12/01110834/20201202-KCM-Share.jpg" class="attachment-entry size-entry wp-post-image" alt="With Home Values Surging, Is it Still Affordable to Buy Right Now? | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2020/12/01110834/20201202-KCM-Share.jpg 750w, https://files.mykcm.com/2020/12/01110834/20201202-KCM-Share-600x328.jpg 600w, https://files.mykcm.com/2020/12/01110834/20201202-KCM-Share-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
Housing inventory is at an all-time low. Realtor.com just <a href="https://www.realtor.com/research/weekly-housing-trends-view-data-week-nov-21-2020/" title="reported" target="_blank" rel="noopener noreferrer">reported</a> that there are 39% fewer homes for sale today than there were last year. At the same time, buyer demand remains strong. In a recent newsletter, research analyst Ivy Zelman explained:
“Although the headwind of severe supply constraints in most markets has contributed to slight moderation in seasonally-adjusted and year-over-year new pending contract growth for two consecutive months (albeit still growing strongly), the underlying strength of buyer demand, particularly for this time of year, remains apparent.”
Whenever there’s a shortage in the supply of an item that’s in high demand, the price of that item increases. That’s exactly what’s happening in the real estate market right now. As a result, home values are surging.
This is great news if you’re planning to sell your house. On the other hand, as either a first-time or repeat buyer, this may instead seem like troubling news. Purchasers, however, should realize that the price of a house is not as important as the <a href="https://www.simplifyingthemarket.com/2020/11/24/is-buying-a-home-today-a-good-financial-move/?a=659078-6ef5856b1f356b06829478e0c799658a" title="monthly cost" target="_blank" rel="noopener noreferrer">monthly cost</a>. Here’s how it breaks down.
There are several factors that influence the cost of a home. Two of the major ones are:
The price of the home
The mortgage rate at which a buyer can borrow the funds necessary to purchase the home
How do these factors impact affordability?
The National Association of Realtors (NAR) produces a <a href="https://www.nar.realtor/newsroom/pending-home-sales-dip-1-1-in-october" title="Housing Affordability Index" target="_blank" rel="noopener noreferrer">Housing Affordability Index</a> which takes these factors into account and determines an overall affordability score for housing. According to NAR, the index:
“…measures whether or not a typical family earns enough income to qualify for a mortgage loan on a typical home at the national and regional levels based on the most recent price and income data.”
Their methodology states:
“To interpret the indices, a value of 100 means that a family with the median income has exactly enough income to qualify for a mortgage on a median-priced home. An index above 100 signifies that family earning the median income has more than enough income to qualify for a mortgage loan on a median-priced home, assuming a 20 percent down payment.”
So, the higher the index, the more affordable it is to purchase a home. Here’s a graph of the index going back to 1990:<a href="https://files.simplifyingthemarket.com/2020/12/01110835/20201202-MEM-Eng-1.jpg?a=659078-6ef5856b1f356b06829478e0c799658a" target="_blank" rel="noopener noreferrer"><img class="aligncenter wp-image-96656" src="https://files.mykcm.com/2020/12/01110835/20201202-MEM-Eng-1.jpg" alt="With Home Values Surging, Is it Still Affordable to Buy Right Now? | MyKCM" width="600" height="450" /></a>The blue bar represents today’s affordability. We can see that homes are more affordable now than they were from:
1990 to 2008
2017 to 2018
Buying a home today is just a little less affordable than it was last year, but still very affordable compared to historical housing market trends.
Note: During the housing crash from 2009 to 2015, distressed properties (foreclosures and short sales) dominated the market. Those properties were sold at large discounts not seen before in the housing market.
Why are homes still affordable today?
The number one factor impacting today’s homebuying affordability is record-low mortgage rates. There’s no doubt that prices are on the rise. However, mortgage rates have fallen dramatically. Last week, Freddie Mac announced that the average interest rate for a 30-year fixed-rate mortgage was <a href="http://www.freddiemac.com/pmms/" title="2.72%" target="_blank" rel="noopener noreferrer">2.72%</a>. Last year at this time, the average rate was 3.68%.
If you’re considering purchasing your first home or moving up to the one you’ve always hoped for, it’s important to understand how affordability plays into the overall cost of your home. With that in mind, buying while mortgage rates are as low as they are now may save you quite a bit of money over the life of your home loan.
Bottom Line
At this point, home purchase affordability is still in a historically good place. However, we need to watch price increases going forward. As Mark Fleming, Chief Economist at First American, noted in a recent <a href="https://blog.firstam.com/economics/the-five-cities-where-affordability-declined-the-most" title="post" target="_blank" rel="noopener noreferrer">post</a>:
“Faster nominal house price appreciation can erode, or even eliminate, the boost in affordability from lower mortgage rates, especially if household income growth doesn’t keep up.”
2020-12-03T13:50:00-07:00
2020-12-10T15:46:17-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:6482
A new way to shop for homes in a virtual world
A New Way to Shop for Homes in a Virtual World
<img width="750" height="410" src="https://files.mykcm.com/2020/12/02172051/20201203-KCM-Share.jpg" class="attachment-entry size-entry wp-post-image" alt="A New Way to Shop for Homes in a Virtual World | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2020/12/02172051/20201203-KCM-Share.jpg 750w, https://files.mykcm.com/2020/12/02172051/20201203-KCM-Share-600x328.jpg 600w, https://files.mykcm.com/2020/12/02172051/20201203-KCM-Share-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
In a year when we’re learning to do so much remotely, homebuying is no exception. From going to work to attending school, grocery shopping, and even seeing our doctors online, digital practices have changed the way we live.
This year, rather than delaying their home purchases, buyers – alongside their trusted real estate professionals – turned to the Internet to do more than just a typical home search. In some cases, they bought homes without even stepping foot inside. Jessica Lautz, Vice President of Demographics and Behavioral Insights at the National Association of Realtors (NAR), <a href="https://finance.yahoo.com/news/people-are-actually-buying-homes-without-ever-physically-seeing-them-national-association-realtors-study-150424649.html" title="says" target="_blank" rel="noopener noreferrer">says</a>:
“People really didn’t buy houses sight-unseen, traditionally. It’s still not a huge number, but it has gone up, and we have definitely seen that trend accelerate.”
According to NAR, throughout the coronavirus pandemic, one in every 20 homebuyers purchased a house sight-unseen.
How Your Real Estate Agent Will Pave the Way
Today, real estate professionals are using digital practices to help <a href="https://www.simplifyingthemarket.com/2020/07/24/a-real-estate-pro-is-more-helpful-now-than-ever-infographic/?a=659078-6ef5856b1f356b06829478e0c799658a" title="homebuyers" target="_blank" rel="noopener noreferrer">homebuyers</a> and <a href="https://www.simplifyingthemarket.com/2020/11/09/is-it-safe-to-sell-my-house-right-now/?a=659078-6ef5856b1f356b06829478e0c799658a" title="sellers" target="_blank" rel="noopener noreferrer">sellers</a> walk through many steps in the process virtually. While following the regulations set forth by the <a href="https://www.cdc.gov/" title="CDC" target="_blank" rel="noopener noreferrer">CDC</a> and all local guidelines, this year, agents quickly empowered buyers and sellers with virtual tours, 3D floor plans, high-quality photos, videos, online open houses, and more. For those who had homebuying and selling needs in 2020, trusted advisors made it possible in many markets.
Here’s a graph showing some of the digital options buyers found most helpful in their searches this year, as noted by NAR in the <a href="https://www.nar.realtor/research-and-statistics/research-reports/highlights-from-the-profile-of-home-buyers-and-sellers" title="2020 Profile of Home Buyers and Sellers" target="_blank" rel="noopener noreferrer">2020 Profile of Home Buyers and Sellers</a>:<a href="https://files.simplifyingthemarket.com/2020/12/02172049/20201203-MEM-Eng-1.jpg?a=659078-6ef5856b1f356b06829478e0c799658a" target="_blank" rel="noopener noreferrer"><img class="aligncenter wp-image-96661" src="https://files.mykcm.com/2020/12/02172049/20201203-MEM-Eng-1.jpg" alt="A New Way to Shop for Homes in a Virtual World | MyKCM" width="600" height="450" /></a>The report also mentions that buyers this year generally searched for eight weeks. Throughout that search, they viewed a median of 9 homes, but not all of them were seen in-person. Yahoo Finance <a href="https://finance.yahoo.com/news/people-are-actually-buying-homes-without-ever-physically-seeing-them-national-association-realtors-study-150424649.html" title="notes" target="_blank" rel="noopener noreferrer">notes</a>:
“Buyers viewed five homes online and four homes in-person during the pandemic, compared to nine homes in-person in 2019, according to NAR. This was the first year NAR asked buyers to specify the number of homes toured virtually.”<br />
In true 2020 fashion, virtual practices helped buyers safely narrow down their top choices, so they didn’t have to unnecessarily walk into more homes than they needed to see throughout the process. Here’s the breakdown by region:<a href="https://files.simplifyingthemarket.com/2020/12/02172046/20201203-MEM-Eng-2.jpg?a=659078-6ef5856b1f356b06829478e0c799658a" target="_blank" rel="noopener noreferrer"><img class="aligncenter wp-image-96660" src="https://files.mykcm.com/2020/12/02172046/20201203-MEM-Eng-2.jpg" alt="A New Way to Shop for Homes in a Virtual World | MyKCM" width="600" height="450" /></a>At a time when health and safety are top priorities, current technology is making it possible for buyers and sellers to move their real estate plans forward at their own comfort levels, even through a worldwide pandemic. For many, this means buyers no longer have to physically tour every home they want to see, and sellers don’t need to open their doors over and over again throughout the process. Safety can come first, and trusted real estate professionals are here to help.
Bottom Line
If you’re ready to make a move, you may not have to press pause on your plans this season. Let’s connect to determine the safe and effective options to buy or sell a home in our area or wherever you’re looking to move.
2020-12-03T13:44:00-07:00
2020-12-03T13:50:34-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:6294
Three Ways Low Inventory Is a Win for Sellers
The number of houses for sale today is significantly lower than the <a href="https://www.mykcm.com/2020/10/28/buyer-interest-is-growing-among-younger-generations/" title="high buyer activity" style="font-size: 17px;">high buyer activity</a> in the current housing market. According to Lawrence Yun, Chief Economist for the National Association of Realtors (<a href="https://www.nar.realtor/newsroom/existing-home-sales-soar-9-4-to-6-5-million-in-september" title="NAR" target="_blank" rel="noopener noreferrer" style="font-size: 17px;">NAR</a>):
“There is no shortage of hopeful, potential buyers, but inventory is historically low.”
When the demand for homes is higher than what’s available for sale, it’s a great time for homeowners to sell their house. Here are three ways low inventory can help you win if you’re ready to make a move this fall.
1. Higher Prices
With so many more buyers in the market than homes available for sale, homebuyers are frequently entering into <a href="https://www.mykcm.com/2020/08/31/three-ways-to-win-in-a-bidding-war/" title="bidding wars">bidding wars</a> for the houses they want to purchase. This buyer competition drives home prices up. As a seller, this can definitely work to your advantage, potentially netting you more for your house when you close the deal.
2. Greater Return on Your Investment
Rising prices mean homes are also gaining value, which drives an increase in the equity you have in your home. In the latest <a href="https://www.corelogic.com/insights-download/homeowner-equity-report.aspx" title="Homeowner Equity Insights Report" target="_blank" rel="noopener noreferrer">Homeowner Equity Insights Report</a>, CoreLogic explains:
“In the second quarter of 2020, the average homeowner gained approximately $9,800 in equity.”
This year-over-year growth in <a href="https://www.mykcm.com/2020/10/02/rising-home-equity-can-power-your-next-move-infographic/" title="equity">equity</a> gives you the ability to put that money toward a down payment on your next home or to keep it as extra savings.
3. Better Terms
When we’re in a <a href="https://www.mykcm.com/2020/10/14/the-1-reason-not-to-wait-to-list-your-house-for-sale/" title="sellers’ market">sellers’ market</a> like we are today, you’re in the driver’s seat if you sell your house. You have the power to sell on your terms, and buyers are more likely to work with you if it means they can finally move into their dream home.
So, is low housing inventory a big deal?
Yes, especially if you want to sell your house at the perfect time. Today’s market gives sellers immense negotiating power. However, it <a href="https://www.mykcm.com/2020/10/23/selling-your-house-is-the-right-move-right-now-infographic/" title="won’t last">won’t last</a> forever, especially as more sellers return to the housing market next year. If you’re considering selling your house, the best time to do so is now.
Bottom Line
If you’re interested in taking advantage of the current sellers’ market, let’s connect today to determine your best move in our local market.
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. Keeping Current Matters, Inc. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. Keeping Current Matters, Inc. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
2020-11-18T09:52:00-07:00
2020-11-18T09:58:47-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:6198
Is it safe to sell my house right now?
Is it Safe to Sell My House Right Now?
<img width="750" height="410" src="https://files.mykcm.com/2020/11/06120122/20201109-KCM-Share.jpg" class="attachment-entry size-entry wp-post-image" alt="Is it Safe to Sell My House Right Now? | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2020/11/06120122/20201109-KCM-Share.jpg 750w, https://files.mykcm.com/2020/11/06120122/20201109-KCM-Share-600x328.jpg 600w, https://files.mykcm.com/2020/11/06120122/20201109-KCM-Share-100x55.jpg 100w" sizes="(max-width: 750px) 100vw, 750px" /><br /><br />
In today’s real estate market, the buzz is all about how it’s a great time to sell your house. Buyer <a href="https://www.simplifyingthemarket.com/2020/10/28/buyer-interest-is-growing-among-younger-generations/?a=659078-6ef5856b1f356b06829478e0c799658a" title="demand" target="_blank" rel="noopener noreferrer">demand</a> is high, and there simply aren’t enough homes available to buy to meet that growing need. This means now is the time to make a <a href="https://www.simplifyingthemarket.com/2020/10/29/three-ways-low-inventory-is-a-win-for-sellers/?a=659078-6ef5856b1f356b06829478e0c799658a" title="move" target="_blank" rel="noopener noreferrer">move</a> so you can close the deal on your ideal terms.
Even in today’s strong sellers’ market, there are homeowners who are choosing not to sell due to ongoing concerns around the health crisis, financial uncertainty, and life in general. According to Zillow, here are the top three <a href="http://zillow.mediaroom.com/2020-10-27-COVID-19-is-Driving-the-Housing-Inventory-Crisis-in-Unexpected-Ways" title="reasons" target="_blank" rel="noopener noreferrer">reasons</a> homeowners who are thinking of selling sometime in the next three years are not putting their houses on the market right now:
34% - Life is too uncertain right now
31% - Financial uncertainty
25% - COVID-19 health concerns
If you identify with any of these, you’re not alone. Whether it’s the future of your employment situation or simply being uncomfortable having guests in your home for showings, life feels a lot different than it did at this time last year. The good news is, real estate professionals have spent the majority of 2020 figuring out how to sell homes safely, and it’s paying off for those who are choosing to move this year.
Real estate agents are doing two things very well to make selling your house possible:
1. Agents Are Implementing Technology in the Process
While abiding by state and local regulations as a top priority, real estate agents are making sales happen safely and effectively by leveraging key pieces of technology. Agents know exactly what today’s buyers and sellers need and how to put the necessary digital steps in place. For example, agents have capitalized on the technology buyers find <a href="https://www.simplifyingthemarket.com/2020/04/17/how-technology-is-helping-buyers-navigate-the-home-search-process-infographic/?a=659078-6ef5856b1f356b06829478e0c799658a" title="most helpful" target="_blank" rel="noopener noreferrer">most helpful</a> when deciding on a new home:
Virtual tours
Accurate and detailed listing information
Detailed neighborhood information
High-quality listing photos
Agent-led video chats
They’re listening to their audience and leveraging the tools that help buyers get an initial look at a home without having to step inside. This helps reduce the number of people entering your home, so only those who are very seriously interested need to take the next step: in-person showings.
2. Agents Are Facilitating Safe and Effective In-Person Showings
After leveraging technology, if you have serious buyers who still want to see your house in person, agents are following the guidelines set by the National Association of Realtors (NAR) and utilizing <a href="https://www.nar.realtor/coronavirus-a-guide-for-realtors" title="safe" target="_blank" rel="noopener noreferrer">safe</a> ways to proceed. Here are a few of them, understanding again that the agent’s top priority is always to follow­ state and local restrictions first:
Limiting in-person activity
R­­­equiring guests to wash their hands or use an alcohol-based sanitizer
Removing shoes or covering them with booties
Following <a href="https://www.cdc.gov/coronavirus/2019-ncov/prevent-getting-sick/prevention.html?CDC_AA_refVal=https%3A%2F%2Fwww.cdc.gov%2Fcoronavirus%2F2019-ncov%2Fprepare%2Fprevention.html" title="CDC" target="_blank" rel="noopener noreferrer">CDC</a> guidance on social distancing and wearing face coverings
Getting comfortable with your agent – a true trusted advisor – taking these steps under the modern-era safety standards might be your best plan. This is especially important if you’re in a position where you need to sell your house sooner rather than later.
As Jeff Tucker, Senior Economist for Zillow <a href="http://zillow.mediaroom.com/2020-10-27-COVID-19-is-Driving-the-Housing-Inventory-Crisis-in-Unexpected-Ways" title="notes" target="_blank" rel="noopener noreferrer">notes</a>:
“Homeowners who feel life is uncertain right now may think they can still get a strong price if they delay selling until they have more clarity. The catch is that waiting to sell may raise the cost of a trade-up. This fall's record low mortgage rates, which make a trade-up more affordable on a monthly basis, are not guaranteed to last.”
Bottom Line
In this new era in our lives, things are shifting quickly, and virtual strategies for sellers may be your ideal option. Opening your doors up to new approaches could be game-changing when it comes to selling your house while the market is leaning in your favor. Let’s connect so you have a trusted real estate professional to help you safely and effectively navigate all that’s new when it comes to making your next move. Post a comment below.
2020-11-09T12:32:00-07:00
2020-11-09T12:41:25-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:6196
10 Virtual And IRL things to do this weekend in DC Nov 6, 2020
<img src="https://assets.site-static.com/userfiles/1514/image/Wine_Tasting.jpg" width="1024" height="683" />
Take part in a virtual wine tasting on Sunday.
<a href="https://unsplash.com/photos/aK6WGqxyHFw" target="_blank">Hermes Rivera / Unsplash</a>
INSIDE OUT: Meet local artist Nara Park, who uses faux building museums to create art installations. Looking at her sculptures, one might think they’re made of marble. But actually, they’re created from plastic packaging, wallpaper, or other disposable materials. On Friday, she joins the Hirshhorn Museum’s assistant curator Betsy Johnson to talk about her recent experiments using 3D scanning. Learn about the meaning of her work while in <a href="https://hirshhorn.si.edu/event/at-home-friday-art-break-artist-talk-with-nara-park/" target="_blank">conversation with Johnson</a> over Zoom. (12 p.m., FREE)
TAKE A SIP: Take a sip of <a href="https://nmwa.org/whats-on/calendar/the-tea-heidi-martin/" target="_blank">The Tea</a>, a conversation series hosted by the National Museum of Women in the Arts. This week, local jazz singer Heidi Martin is performing original works. Martin has written, directed, and produced music programs for local school districts and was a contributing composer on a PBS documentary. After performing, she’ll join the conversation to talk about her process over, yes, a cup of tea. (12 p.m., FREE)
DON’T PANIC: Close your eyes at <a href="https://www.eventbrite.com/e/bullpen-concert-series-part-three-tickets-126097971427" target="_blank">The Bullpen</a> on Friday night and you might be able to imagine that you’re back at a live concert. The outdoor venue near Nationals Park is streaming a 2011 Widespread Panic concert at Red Rocks on the big screen for your viewing pleasure. A ticket guarantees a physically-distant table and unlimited beer buckets. Food will be available for purchase. (The Bullpen, 6 p.m., $45)
<img src="https://assets.site-static.com/userfiles/1514/image/books.jpg" width="1429" height="952" />
Peruse an outdoor used book sale on Saturday.<a href="https://unsplash.com/photos/OQSCtabGkSY" target="_blank">Jessica Ruscello / Unsplash</a>
SATURDAY, NOVEMBER 7
PERUSE THE PAGES: Donation-based used bookstore <a href="https://www.facebook.com/events/1701321686701346/?acontext=%7B%22source%22%3A2%2C%22source_dashboard_filter%22%3A%22discovery%22%2C%22action_history%22%3A%22%5b%7B%5C%22surface%5C%22%3A%5C%22discover_filter_list%5C%22%2C%5C%22mechanism%5C%22%3A%5C%22surface%5C%22%2C%5C%22extra_data%5C%22%3A%7B%5C%22dashboard_filter%5C%22%3A%5C%22discovery%5C%22%7D%7D%5d%22%2C%22has_source%22%3Atrue%7D" target="_blank">Carpe Librum is at Canal Park</a> on Saturday offering discounted books, vinyl records, CDs, and DVDs. Everything on sale is under $6. The bookstore (which is normally based in Dupont Circle) is offering something for everyone, from children’s books to brand-new bestsellers to vintage hardbacks. Credit card or e-pay methods only. Masks are required. (Canal Park DC, 10 a.m – 5 p.m., prices vary)
JURASSIC PARK: Walk among the dinosaurs with <a href="https://www.jurassicquest.com/events/drive-thru-wdc" target="_blank">Jurassic Quest </a>at RFK Stadium this weekend. This interactive exhibit will allow you to drive among realistic animatronic dinosaurs from the Cretaceous, Jurassic and Triassic Periods. Each dino is life-size, so you can compare just how big (or small!) the dinosaurs really were. The entire event is experienced from inside your car to maximize safety. (RFK Stadium, 11 a.m. – 7 p.m., $49 per vehicle)
IT’S STILL FALL: The weather may be getting even chillier, but it’s still fall. <a href="https://www.eventbrite.com/e/fall-fest-at-wunder-garten-tickets-127761515131" target="_blank">Wunder Garten</a> is celebrating the crisp season by launching their fall fest this weekend in its expansive outdoor space. There are warm drinks to sip on, as well as pop-up outposts from D.C. restaurants, including Timber Pizza and Toki Underground. There will also be a number of relaxing, physically distant activities, including a painting class and a blanket knitting workshop. The festival runs through the end of the month. (Wunder Garten, 3 p.m. – midnight, FREE entry, prices vary)
<img src="https://assets.site-static.com/userfiles/1514/image/Blog_Photos/national-building-museum-1600x915.jpg" width="1600" height="915" />
Inside view of the National Building Museum.<a href="https://www.flickr.com/photos/tabor-roeder/5548687378/" target="_blank">Phil Roeder / Flickr</a>
SUNDAY, NOVEMBER 8
A LITTLE BIRDIE TOLD ME: Join an Arlington naturalist to learn <a href="https://parks.arlingtonva.us/events/birding-in-the-field-for-beginners/" target="_blank">how to identify birds</a> by their sight or sound. This child-appropriate session will teach families all about observing birds in their natural habitat and how to use the app <a href="https://ebird.org/home" target="_blank"> eBird.</a> Adults are required to accompany children. (Long Brand Nature Center at Glencarlyn Park, 9 a.m., FREE)
PUPUSA KIT: Celebrate El Tamarindo’s 5th annual <a href="https://eltamarindodc.com/menus/" target="_blank">National Pupusa Day</a> the right way: By getting a pupusa kit! The kit can be picked up straight from the restaurant and features everything needed to make delicious pupusas, from ingredients to a fun tutorial video. Follow along with the restaurant on social media all day for updates and ways to participate in the event. (All day, $35.99 per kit)
GREAT HALL RETURN: For the first time since <a href="https://dcist.com/story/19/10/07/the-national-building-museum-is-closing-for-three-months-this-winter/">closing more than a year ago</a>, the <a href="https://www.eventbrite.com/e/yoga-at-the-national-building-museum-tickets-123999536953" target="_blank">National Building Museum</a> is reopening its Great Hall for a yoga class. The class is limited to 30 people inside the massive hall where an instructor will lead people of all levels through an hour-long flow. While masks are required when entering and moving around the space, they will not be required during the class. Bring your own mat. (The National Building Museum, 10 a.m., $25)
GRAPE INTENTIONS: A book with news you can use: The New Sotheby’s Wine Encyclopedia is now updated with the latest trends in the world of wine. On Sunday, grab a hardcover copy of the book and settle in for a virtual wine tasting led by Brett H. Philpott-Freeman of <a href="https://grapeintentions.com/" target="_blank">Grape Intentions</a>. This <a href="https://www.eventbrite.com/e/pp-live-the-changing-world-of-wine-a-tasting-with-grape-intentions-tickets-123215574099" target="_blank">virtual wine tasting</a> includes the book, the class, a tasting box with one bottle each of Champagne Laurent-Perrier NV, Marco Felluga Pinot Grigio, and Elk Cove Pinot Noir, and wine tasting notes. (3 p.m., $172-$243)
2020-11-06T11:06:00-07:00
2020-11-06T11:17:44-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:5776
10 Virtual And IRL Things To Do In D.C. This Weekend October 2-4
<a href="https://dcist.com/story/20/10/01/dc-weekend-events-guide-october-1-oktoberfest-bambathon-national-taco-day/"></a>
Celebrate fall with pumpkin picking and painting this weekend. Gabby Orcutt
<a href="https://dcist.com/story/20/10/01/dc-weekend-events-guide-october-1-oktoberfest-bambathon-national-taco-day/"></a>10 Virtual And IRL Things To Do In D.C. This Weekend
FRIDAY, OCT. 2
HERE’S THE TEA: Join the National Museum of Women in the Arts for their new digital series <a href="https://nmwa.org/whats-on/calendar/the-tea-tashera/" target="_blank">The Tea</a>, where women artists perform live and then engage in a discussion about their art over a cup of tea. This week, local singer and songwriter Tashera will be performing. Tashera was born and raised in Baltimore City, which inspired her pursuit of music. She is currently working on the release of her first EP after releasing two singles in 2018 and 2019. (12 p.m., FREE)
ANGEL OR DEMON: Are humans naturally good or bad? Why do you behave like you do? Join Rui Diogo, a local professor with both Howard University and George Washington University, who will be diving into this complicated question in an online discussion. This is the latest in <a href="https://www.crowdcast.io/e/humannature/register" target="_blank">Profs & Pints Online</a>, which is sure to give you something to think about. (7 p.m., $12)
FARM PARTY: Things may be rough, but you can still enjoy fall this year. Bring the whole family to Reston Farm Garden Market for its annual fall fest. This year will include an inflatable corn maze, bouncy slides, farm animals, balloon artists, and more. The market will also be open for snacks. Coronavirus safety measures will be in place. (Reston Farm Garden Market, opens 9 a.m., $5-$20)
<img src="https://assets.site-static.com/userfiles/1514/image/Beer.jpg" width="1600" height="1067" />
Participate in a stein holding contest at The Wharf this weekend.<a href="https://unsplash.com/photos/rMO-JWxFJbI" target="_blank">Engin Ekyurt / Unsplash</a>
SATURDAY, OCT. 3
OKTOBERFEST AT THE WHARF: Head to The Wharf for its one-day <a href="http://wharfdc.com/upcoming-events/2020-10-03-a-day-of-oktoberfest-at-the-wharf/" target="_blank">Oktoberfest celebration</a>. This day of German-inspired food, drinks, and specials will include 13 eateries at The Wharf which will be offering different deals. There will be a stein hoisting contest, and a costume contest for your dachshund. If you can’t be there in person, there will also be an online costume contest. (The Wharf, 2 p.m., prices vary)
CINEMATERY: Enjoy dinner and a movie … in the Congressional Cemetery. This <a href="https://congressionalcemetery.org/event/cinematery-west-side-story/" target="_blank">movie night</a> is limited to 100 people who will be spread out across the cemetery and your ticket comes with a meal from Taco One food truck, with options like tacos, taco bowls, and chips and dip. This movie series is in conjunction with the Folger Shakespeare Library which means all movies will be modern reimaginings of Shakespeare plays. This week will be 2001’s <a href="https://www.youtube.com/watch?v=Bz1NIOjkJi0" target="_blank">O</a>, starring Julia Stiles, Mekhi Phifer, and Josh Hartnett. (Congressional Cemetery, 7:30 p.m., $35)
PUMPKIN PAINTING: Grab the kids and paint some pumpkins at <a href="https://www.facebook.com/events/2767649023491102/?acontext=%7B%22source%22%3A5%2C%22action_history%22%3A[%7B%22surface%22%3A%22page%22%2C%22mechanism%22%3A%22main_list%22%2C%22extra_data%22%3A%22%5C%22[]%5C%22%22%7D]%2C%22has_source%22%3Atrue%7D" target="_blank">Hops N Shine</a>. This socially distant pumpkin painting is the perfect way to let loose and decorate your home. You’ll get to reserve your own table, which can seat up to 6 people, and will come with two pumpkins and all the painting supplies you need. (Hops N Shine, 1 p.m., $20)
PLANT TIME: Join volunteers in protecting our local flora and fauna. This Saturday, head to <a href="https://environment.arlingtonva.us/events/rip-haley-park-invasive-plant-removal-2-2020-10-03/" target="_blank">Haley Park</a> in Arlington to find out how invasive plant species harm our local parks. Bring your garden gloves and tools and get ready to get your hands dirty, removing invasive plant species in the park. This is appropriate for ages 9 and up. (Haley Park at 2400 S. Meade St, Arlington., 9 a.m., FREE)
<img src="https://assets.site-static.com/userfiles/1514/image/Tacos.jpg" width="1600" height="1067" />
Grab a taco for a good cause at Taco Bamba.<a href="https://unsplash.com/photos/wIqpmuOloVA" target="_blank">Xavier Crook / Unsplash</a>
SUNDAY, OCT. 4
ORDER IN: Stay safe and enjoy good food all weekend with Ballston’s <a href="https://urldefense.proofpoint.com/v2/url?u=https-3A__www.ballstonva.org_sip-2Dsavor_&d=DwMFaQ&c=U0G0XJAMhEk_X0GAGzCL7Q&r=5lxE2DOdGVriEYc5SQ690g&m=_FZqmLh19QAg1IBFjV3nrJyoq_HFqU418ye_uZrikT8&s=vLS8KMSmFv10HK34zCj-8Lvew-PXyMoy-4x0GTiLcqg&e=" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">Sip & Savor Restaurant Week</a>, which will take place all weekend. More than 15 different eateries will be participating with specials, exclusive menus, and deals. There will be options for take-out, delivery, and safe dine-in. (Ballston, all day, prices vary)
FALL FEST: Get in the fall mood with some safe, socially distant fun at <a href="https://millerfarmsclinton.ticketspice.com/miller-farms-fall-family-fun" target="_blank">Miller Farms</a>. Every Friday, Saturday, and Sunday in October you can grab a ticket for hayrides, corn mazes, pumpkin picking, and more. There will also be a farm market with donuts, apple cider, and pie. Masks are required. (Miller Farms, Clinton, Maryland., opens 10 a.m., $12)
TACO-A-THON: It’s National Taco Day on Sunday, so celebrate it the right way. <a href="https://www.tacobamba.com/" target="_blank">Taco Bamba</a> is holding its annual BAMBATHON, where all five Taco Bamba locations will duke it out to see who can sell the most tacos. The locations that sell 1,000 tacos will donate $1,000 to World Central Kitchen. You can even track each location’s developments on <a href="http://instagram.com/tacobamba" target="_blank">Instagram</a>. (Various locations, all day, $3.50 per taco)
Source: dcist.com
2020-10-02T14:08:00-07:00
2020-10-02T14:20:14-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:5774
Rising home equity can power your next move
<article id="post-96012" class="post-96012 post type-post status-publish format-standard has-post-thumbnail hentry category-down-payments category-buyers category-sellers category-housing-market-updates category-infographics category-move-up-buyers-buyers">
Rising Home Equity Can Power Your Next Move
<img width="1046" height="2104" src="https://files.mykcm.com/2020/10/01135342/20201002-MEM-1046x2104.jpg" class="attachment-entry size-entry wp-post-image" alt="Rising Home Equity Can Power Your Next Move [INFOGRAPHIC] | MyKCM" loading="lazy" srcset="https://files.mykcm.com/2020/10/01135342/20201002-MEM-1046x2104.jpg 1046w, https://files.mykcm.com/2020/10/01135342/20201002-MEM-298x600.jpg 298w, https://files.mykcm.com/2020/10/01135342/20201002-MEM-509x1024.jpg 509w, https://files.mykcm.com/2020/10/01135342/20201002-MEM-768x1545.jpg 768w, https://files.mykcm.com/2020/10/01135342/20201002-MEM-764x1536.jpg 764w, https://files.mykcm.com/2020/10/01135342/20201002-MEM-1018x2048.jpg 1018w, https://files.mykcm.com/2020/10/01135342/20201002-MEM-100x201.jpg 100w, https://files.mykcm.com/2020/10/01135342/20201002-MEM.jpg 1080w" sizes="(max-width: 1046px) 100vw, 1046px" />
Some Highlights
According to CoreLogic, homeowners across the country are gaining significant <a href="https://www.corelogic.com/insights-download/homeowner-equity-report.aspx" title="equity" target="_blank" rel="noopener noreferrer">equity</a>.
Over the past year, the average homeowner gained <a href="https://www.mykcm.com/2020/09/24/home-equity-gives-sellers-options-in-todays-market/" title="$9,800">$9,800</a> in equity, growing their overall net worth.
If you’re ready to sell your house and begin looking for your dream home, let’s connect to plan how your equity can make that possible.
</article>
Click Below:<br />
<a href="https://www.mykcm.com/2020/10/01/buyers-are-finding-more-space-in-the-luxury-home-market/" rel="prev" title="« Buyers Are Finding More Space in the Luxury Home Market" target="_blank"> Buyers Are Finding More Space in the Luxury Home Market</a>
<br />
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. Keeping Current Matters, Inc. and The Lux Dwelling LLC do not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. Keeping Current Matters, Inc. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
We believe every family should feel confident when buying and selling a home.
2020-10-02T09:23:00-07:00
2020-10-02T14:05:59-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:5662
Are you thinking about selling your home
2020-09-13T19:17:00-07:00
2020-09-13T19:50:39-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:5586
10 Virtual and IRL Things To Do This Weekend In D.C.
<img src="https://assets.site-static.com/userfiles/1514/image/Pizza.jpg" width="1500" height="1002" />
Grab a pizza and beer combo courtesy of Atlas Brew Works and Andy’s Pizza on Friday.
<a href="https://unsplash.com/photos/x00CzBt4Dfk" target="_blank">Aurelien Lamasson / Unsplash</a>
FRIDAY, AUGUST 28
PROTEST ART: Start off your weekend by heading down to the <a href="https://www.nbm.org/national-building-museum-to-install-protest-inspired-murals-that-matter-exhibition-on-west-lawn/" target="_blank">National Building Museum</a> which is opening a <a href="https://dcist.com/story/20/08/21/national-building-museum-exhibit-dc-protest-art-march-on-washington/">new outdoor exhibit</a> on Friday. This exhibit will feature a series of murals with D.C. street art created during racial justice protests held earlier this summer. At the same time, six artists will be creating murals to commemorate the leaders of the 1968 March on Washington, including the late Rep. John Lewis. On Friday and Saturday, there will be moments of reflection, family-friendly art activities, and the artists will be on hand to discuss their art. If you’re looking for information about demonstrations and marches this weekend, <a href="https://dcist.com/story/20/08/25/march-on-washington-rnc-dc-protests-events-guide/">we’ve got you covered</a>. (National Building Museum, 9 a.m., FREE)
THE END OF THE WORLD: Join <a href="https://www.politics-prose.com/event/book/pp-live-mark-oconnell-notes-apocalypse-personal-journey-to-end-of-world-and-back-in" target="_blank">Politics & Prose</a> which is hosting an online conversation with author Mark O’Connell on his novel Notes From An Apocalypse. This dramatic telling about his travels around the world to survival bunkers, Chernobyl, and even New Zealand, each visit having to do with the end of the world. He’ll be in conversation with author Jenny Offill. (5 p.m., donations suggested)
WHAT A PAIR: The teams of <a href="https://www.atlasbrewworks.com/" target="_blank">Atlas Brew Works</a> and Andy’s Pizza are teaming up for a virtual dinner night on Friday. Choose from two $45 meal options, which includes an appetizer, a pizza, and a mixed six-pack of three different beer pairings. The duo will be hosting the first in a series of Friday night beer pairings hosted by Atlas Brew Works and each dinner pairing will be followed by a virtual Zoom beer discussion with the brewery. (6 p.m., $45)
GHOST HUNT: Is the <a href="https://www.eventbrite.com/e/a-virtual-paranormal-investigation-of-the-old-jail-tickets-114804880488?aff=efbeventtix&fbclid=IwAR2Za7S4p7iwpMyrsRcpWozVaSCnomVq7FdJW9NiASqS-Nh_dTo9dT1hHOw" target="_blank">Fauquier History Museum</a> at the Old Jail haunted? Find out live over Zoom on Friday night as Culpeper Paranormal investigates the Old Jail for any paranormal activities. As the museum is being investigated, a museum employee will tell real stories of spooky encounters at the museum. Since this is a virtual event, the ghost hunters will be able to enter rooms never seen by the public before. Tune in to be spooked. (7 p.m., $12)
Support independent bookstores with a virtual book crawl.<a href="https://unsplash.com/photos/OQSCtabGkSY" target="_blank">Jessica Ruscello / Unsplash</a>
SWEET SONGS: <a href="https://www.eventbrite.com/e/sounds-of-hope-harmony-sweet-songs-of-sorrow-joy-tickets-116882527787" target="_blank">Classical Movements</a>, which has been putting on a series of intimate garden concerts, is teaming up with the Coalition for African Americans in the Performing Arts for a special concert in conjunction of the anniversary weekend of the March on Washington. This concert will include selections of music performed at the March, as well as arias from classic operas and works that reflect the legacy of Black American music. Grab a ticket to get a seat in the garden. (711 Princess Street, Alexandria, Va., 7 p.m., $45)
BOOK CRAWL: Independent Bookstore Day is on Saturday and local independent booksellers are going virtual. Participants are asked to purchase books from independent sellers and share their book buys on social media using #DMVBookstoreDay to be entered into raffles. There will also be behind-the-scenes peeks into stores, bookseller book picks, and more. A list of independent sellers is available <a href="https://dmvbookstoreday.com/?fbclid=IwAR3OhZkDHoVZkRmAVYP6qTudR4bMMCSGsYkLNxrVz-8PZ9taRTIUM-QOymE" target="_blank">online</a>. (All day, prices vary)
AXE IT: Let out all of your anger at 2020 with Denizen’s Brewing Co. in Silver Spring. Along with Odyssey Mobile Adventure, the brewery is bringing back<a href="https://www.facebook.com/events/304679114073411/?acontext=%7B%22source%22%3A5%2C%22action_history%22%3A%5b%7B%22surface%22%3A%22page%22%2C%22mechanism%22%3A%22main_list%22%2C%22extra_data%22%3A%22%5C%22%5b%5d%5C%22%22%7D%5d%2C%22has_source%22%3Atrue%7D" target="_blank"> axe throwing</a> on Saturday. For $10, you can throw 10 times. Social distancing and sanitation policies will be in place. (Denizen’s Brewing Co. in Silver Spring, 7 p.m., $10)
SATURDAY, AUGUST 29
<img src="https://assets.site-static.com/userfiles/1514/image/books.jpg" width="1429" height="952" />
Support independent bookstores with a virtual book crawl.<a href="https://unsplash.com/photos/OQSCtabGkSY" target="_blank">Jessica Ruscello / Unsplash</a>
SWEET SONGS: <a href="https://www.eventbrite.com/e/sounds-of-hope-harmony-sweet-songs-of-sorrow-joy-tickets-116882527787" target="_blank">Classical Movements</a>, which has been putting on a series of intimate garden concerts, is teaming up with the Coalition for African Americans in the Performing Arts for a special concert in conjunction of the anniversary weekend of the March on Washington. This concert will include selections of music performed at the March, as well as arias from classic operas and works that reflect the legacy of Black American music. Grab a ticket to get a seat in the garden. (711 Princess Street, Alexandria, Va., 7 p.m., $45)
BOOK CRAWL: Independent Bookstore Day is on Saturday and local independent booksellers are going virtual. Participants are asked to purchase books from independent sellers and share their book buys on social media using #DMVBookstoreDay to be entered into raffles. There will also be behind-the-scenes peeks into stores, bookseller book picks, and more. A list of independent sellers is available <a href="https://dmvbookstoreday.com/?fbclid=IwAR3OhZkDHoVZkRmAVYP6qTudR4bMMCSGsYkLNxrVz-8PZ9taRTIUM-QOymE" target="_blank">online</a>. (All day, prices vary)
AXE IT: Let out all of your anger at 2020 with Denizen’s Brewing Co. in Silver Spring. Along with Odyssey Mobile Adventure, the brewery is bringing back<a href="https://www.facebook.com/events/304679114073411/?acontext=%7B%22source%22%3A5%2C%22action_history%22%3A%5b%7B%22surface%22%3A%22page%22%2C%22mechanism%22%3A%22main_list%22%2C%22extra_data%22%3A%22%5C%22%5b%5d%5C%22%22%7D%5d%2C%22has_source%22%3Atrue%7D" target="_blank"> axe throwing</a> on Saturday. For $10, you can throw 10 times. Social distancing and sanitation policies will be in place. (Denizen’s Brewing Co. in Silver Spring, 7 p.m., $10)
SUNDAY, AUGUST 30
<img src="https://assets.site-static.com/userfiles/1514/image/sunflowers.jpg" width="1429" height="952" />
Get your final glimpse of the Clarksville Sunflower Festival on Sunday,<a href="https://unsplash.com/photos/5US9_Gep0qY" target="_blank">Bonnie Kittle / Unsplash</a>
HAVE A PICNIC IN THE PARK: Don’t spend your socially-distant outdoor time hungry. Montgomery County parks has launched a new picnic in the park program. Nine parks are participating in the program and have designated picnic circles that are physically distanced from others. Parkgoers can order food from local restaurants directly to the park. Grab a blanket and head <a href="https://www.montgomeryparks.org/pop-up/picnic-in-the-parks/" target="_blank">online</a> to see participating parks. (All day, prices vary)
SUNFLOWER FIELDS FOREVER: Sunday is your final chance to visit the <a href="https://maryslandfarm.ticketspice.com/clarksville-sunflower-festival" target="_blank">Clarksville Sunflower Festival</a>. Stroll through the blooming, golden fields of sunflowers, pick your favorites, and take photos. Contrary to other weekends, there will be no food trucks, music, or vendors, but don’t let that deter you. There are plenty of tickets throughout the day to choose from. (4979 Sheppard Lane, Ellicott City, Md., 9 a.m., $12)
DRIVE-THRU FAIR: The <a href="https://howardcountyfairmd.com/calendar1/2020/8/28/fair-food-drive-thru" target="_blank">Howard County Fair</a> isn’t happening in its entirety this year thanks to the pandemic, but that doesn’t mean you have to miss out on the delicious fair food. Drive through the fairgrounds on Sunday to grab funnel cakes, fried Oreos, boardwalk fries, corn dogs, and more. (2210 Fairgrounds Road, West Friendship, Md., 4 p.m., prices vary)
2020-08-29T05:23:00-07:00
2020-08-29T08:02:14-07:00
The Lux Dwelling
tag:theluxdwelling.com,2012-09-20:5161
Virtual Open House Tour | 605 7th St SW DC
Welcome to this elegant brick 4-level Town Home near Capitol Hill, part of Capitol Square at the Waterfront community, built by EYA in 2000, where windows have been replaced making this a quiet oasis. The entry level has bedroom/den/office with en suite bath.
On the second level with hardwood floors throughout, the sunlit living room with high ceilings and a fireplace opens to the dining room and delightful renovated chef's kitchen beyond. Complete with an island with breakfast bar, room for a table, and ample storage, the kitchen opens to a private deck, making indoor/outdoor entertaining a breeze.
On the third level a spacious master bedroom with hardwood floors, vaulted ceiling, walk-in closet and en suite bathroom, and as a bonus on this floor a washer/dryer. You also have a third spacious bedroom with walk in closet and hallway bathroom.
The top level has a grand family room/bedroom with vaulted ceiling and the fourth en suite bathroom.<br />An attached garage with two-car parking completes this outstanding offering. Located in walking distance to the Wharf's fine dining restaurants and shops, L’Enfant Plaza, Navy Yard, and Fort McNair, giving it a great walking score. Going to Old Town? Just catch the water taxi.
Enjoy the 3D Virtual Walkthtough here:
2020-06-07T04:52:00-07:00
2020-06-14T16:04:04-07:00
The Lux Dwelling