New Construction Homes For Sale Near MCAS New River!

Jacksonville, NC is growing by leaps and bounds and the southwest area near MCAS New River has a lot of great homes for sale, to include foreclosures, resales and new construction!   Amanda Parmer, Realtor® with Keller Williams Realty is available to show you around the neighborhood, or provide more information about any of the homes that are for sale!

 Tall Pines at New River is situated two minutes to Marine Corps Air Station New River and features large homesites with natural vegetation and tree lined yards.  The developers of this community intended for the homes to be situated in a 'natural looking' community, instead of the cleared out, no character, subdivision.  Home builders, 70 West and H&H Homes are building new construction homes ranging in size from 1700 heated square feet and up!  

Standard features in these new construction homes include oversized cabinetry, designer lighting and granite countertops in the kitchen.  Design plans for these homes boast current trends and are similar to what is found in luxury homes.  There are many floorplans available to choose from and home buyers have the opportunity to choose which features they would like in their home and build it from the ground up, or choose a home that has all ready been built and is move in ready!

Tall Pines at New River is a perfect starter community with a luxury feel and price and only minutes to MCAS New River!  Call Amanda 910.545.0450, for your personal tour of this beautiful community, or for more information on any of the new construction homes, resales or foreclosure homes for sale!

308 Carlisle Court FOR SALE!

This four bedroom home is conveniently located minutes away from New River MCAS!  Featuring fresh new paint and carpet, vaulted ceilings and a fireplace, this home is move in ready!  Call Amanda today to start your home search in Jacksonville, North Carolina!  910.545.0450

Large two car garage situated on a cul-de-sac lot!

Vaulted Ceilings, new paint, new carpet, ceiling fan,  and fireplace in the living room!

Complete with fenced yard, all appliances, blinds and security lighting!  This home is affordably priced at $145,000 and the seller is offering buyer's closing cost assistance!  

Call today to take a look at this home and others!

Amanda Parmer, REALTOR®

Keller Williams Realty

910.545.0450

Walkthrough- Crossing the T's and Dotting the i's!

As a homebuyer, the "walkthrough" before closing is simply the opportunity to make sure everything is in the same condition, or better, than when you signed the offer to purchase.  The purpose is to make sure all of the seller's personal property has been removed, nothing was damaged in the moving process, the seller's obligations were met (i.e. having the living room painted or the house cleaned before closing,) and most importantly, what needed to stay in the house stayed, like appliances for instance.

If any repairs were negotiated in the contract, this would be the last opportunity before the buyer accepts possession and ownership to make sure they had been completed satisfactorily.  So if you have an electrician friend, or a plumber friend, it might be a good idea to invite them!  Walkthroughs are even necessary with new homes!
Many homebuyers tend to think that since it's a new home, there can't possibly be anything wrong or malfunctioning with it.  Not the case!  Homes are built by humans, in the elements.  Many things can and sometimes do go wrong!  
North Carolina is a "caveat emptor" state.  Meaning, "buyer beware!"  Once the buyer signs for the home, they've signed for everything- including the hidden problems!  Take the opportunity to examine your home first!

Call Amanda for all your real estate needs!  910.545.0450  www.AmandaParmerSellsHomes.com

Should I Stay or Should I Go? Thinking about moving up??

Sometimes, making the decision to sell your house and buy a new home is relatively easy. Sometimes it is not.

What will you gain by moving? What will you lose?

Get out a piece of paper. Draw a line almost halfway down to the middle, then put a circle about the size of a quarter at the bottom of that line. After that, continue the line down to the bottom of the page.

On the left side you are going to write down everything you expect to gain by moving. Do the kids fight over bathroom time? Do you run out of hot water? Do you need a better backyard atmosphere for barbecues? Better schools? Better neighborhood? More rooms? More living space? Bigger garage? Better kitchen? Get your family to help.

Can you fix it by improving your present house? Do you want to?

Write four things down at the top of the right column. Current mortgage. Sale of home. Moving. New home. If you have a second mortgage or home equity line of credit on your present home, write that down, too.

Before you do anything else, you have to know what it would take to pay off your existing mortgage. This will include your balance, any pay-off fees, approximately 30 days of interest, and (heaven forbid!) any prepayment penalties.. Most people forget to include the interest.

You get this from your mortgage company’s loan service department. Often, you just have to punch buttons on your phone and they will fax it or mail it to you directly.

Write the total payoff figure on the right side of the page.

Repeat those steps for any second mortgage or home equity line.

Now you need to call your friendly neighborhood real estate agent so you can learn two things: how much your home is likely to sell for and how much you will net from the sale. Your agent cannot determine your net without knowing your mortgage payoff, which is why you got that information first. Your agent won’t make a big production out of it. You’re dong research. They understand.

Write down how much you will net on the right side of the page. If it isn’t a positive number, you probably shouldn’t move unless you have to. If the number is positive, continue with your research.

The next step is to call a mortgage loan officer. Not to apply for a loan (though you can get pre-qualified or pre-approved if you want), but because you need to know how much cash you need to buy a new home. You need to know the down payment, closing costs, prepaid items like homeowners insurance and property taxes, and 30 days prepaid interest (everyone forgets the interest).

Remember, you’re not shopping for a loan right now. You are deciding whether to move or not. You don’t want the “best case” deal…you want the “worst case” possibility. The most it might cost you under different down payment scenarios. You want your lender to include inspections and stuff that might not normally be in a Good Faith Estimate.

Then you need to know how much it costs to move.

If you're thinking of hiring a traditional moving company, there are moving calculators on the web that will estimate your moving expenses. There are other options, too, and you can get an estimate by making a simple phone call. Your real estate agent or loan officer will know local options and companies you can call.

Just in case you're thinking you don't know with real estate agent or loan officer to call to get this research going, look at the bottom of this page and see if (by golly!) there isn’t a phone number down there.  Or stop now, call Amanda (910.545.0450) and she will help you with the rest!

Okay, subtract the moving expenses from how much you will net from selling your home. You should still have a positive number. If so, move on to the next step.

Subtract how much the lender says it will take you to move into the new house, including down payment, closing costs, prepaid expenses, and all the other "stuff."

Hopefully, you still have a positive number. If not, don't panic. There is a lot of "fudge factor" involved here and purchases can be structured to limit the out-of-pocket cash necessary to close the deal. Or perhaps you knew you might be a little short and always intended to use savings, borrow from your 401K, or get help from family members.

Or...you might have a positive number that is fairly BIG.

If so, put that number on the left side of the page because that is "cash left over" (or it could be). It is also money that you could use to make a larger down payment or to buy new furniture or help stimulate the economy.

So the right side of the page is for calculations and reasons not to move, sort of like a right-brain vs. left-brain kind of thing. Or vice versa.

Oh. I forgot.

What about that circle you drew in the middle of the page?

(I didn’t really forget).

By the time you get through this process, you’ll know whether moving is a good idea or not. That circle is where you write your decision in big bold letters.

Call Amanda for all your real estate needs!  910.545.0450

What Really Makes A Real Estate Agent Valuable

Recently, an excited first-time homebuyer spent some time telling a real estate agent what she wanted in a home. They also discussed financing. Immediately afterwards, the agent took her new client out and showed her...

...two homes.

One was perfect.

Instead of making an offer right away, the buyer went home and called her friend. The friend had a real estate license. The buyer and her second agent presented an offer on the home, leaving the first agent totally in the dark.

After all, the first agent hadn't worked "too hard."

Which made me think about what really makes a real estate agent valuable, among other things.

Knowledge of inventory was near the top of the list.

It sounds boring and unexciting. Bookish, even.

You see, the reason the first agent knew which houses to show her potential client was because she had previewed those properties. That's one of those things agents do that you don't know about. They go out on their own, by themselves or with other agents, and look at property after property after property. They know what models are located where, how long they've been on the market, which ones have listing agents that are easy to work with, and more. They know all kinds of things that you don't know they know.

Not only that, the agent had been previewing properties for what "seems like forever" - so she immediately knew which houses to show the soon-to-be-excited buyer. She had been to those homes and/or model matches for those homes - for quite some time.

She knew her inventory.

The friend did not know the inventory. Otherwise, the buyer would have gone to her friend first, right?

It's like wandering around the aisles of a drug store not knowing which over-the-counter cough syrup is best for your particular ailment. Who would you rather ask? The clerk at the register or the pharmacist?

Either way, you're walking out of the store with a cardboard box filled with thick sloshy liquid.

So what you're really hiring in an agent is knowledge - and not just knowledge of inventory. Knowledge of lots of things that you don't even know you don't know. They make it seem easy, but that's because they want it to seem easy. If agents told you how hard it was, you would be even more nervous about shelling out hundreds of thousands of dollars.

After all, it is only the most expensive purchase you've ever made in your life.

But it's only a house, right?

And everyone knows that a Schedule 1 item on a termite report must be repaired prior to closing, which Schedule II items do not. And all those other little details.

By the way, the first agent and the listing agent talked to one another because she expected to present an offer shortly. No details, of course - just the name of her client and to expect the offer.

The buyer did present an offer, but with the wrong agent. This took the listing agent by surprise. Like many industries, real estate agents have a code of ethics they are supposed to obey. At the same time, agents don't always know what their clients are up to. Anyway, imagine how negotiations went, if they went anywhere at all. Plus, there were other problems that will be saved for another article.

Which isn't really the point. The point was that you hire an agent because of training, knowledge, experience, problem-solving ability, connections, their ability to communicate...and lots of other neat stuff.

The moral I promised?

You don't know what you don't know.

Which is why you hire people that will cover the blanks you know about, as well as the ones you don't. That is where you find the true value of a real estate agent.

Call Amanda for all your real estate needs!  910.545.0450  www.AmandaParmerSellsHomes.com

Using a VA Loan?

The majority of people buying a home in Jacksonville, North Carolina utilize their VA loan entitlement.  Why wouldn't you?  It's 100% financing, with little to no closing costs in this housing market.  It's a perfect opportunity to invest in your financial future!
But there are some things you might not know!

~You can use your VA loan more than once!  Many military members intend to use their VA loan for their "forever home".  But it's actually designed for first-time homebuyers!  Even if you use your VA loan on one home, you are still entitled to use it again and again and again!  And, you can use it more than once at a time!  Military members move around!  That's the lifestyle.  But just because you have a home in California that you bought with a VA loan, doesn't mean that you can't simultaneously have a home in Jacksonville, NC with a VA loan!
~You only need 90 days of active duty service during wartime to qualify to use your VA loan!  And, you don't need perfect credit (although it doesn't hurt!!)
~The VA isn't lending you the money- they're only backing it up for you, kind of like insurance.  So you can still shop different lenders for the best interest rate!
~They are for primary residences only.  However, military members move around- a lot!  So after a reasonable amount of time, it can be used for a rental home if necessary.

For more information on how to utilize your VA entitlement to buy a home, give me a call!  I can recommend lenders in the area who are familiar with VA loans and who have worked with my military clients in the past!  

HELP! I'm upside down in my mortgage!

The truth is, many people are right now!  For most of us who bought homes in Jacksonville, North Carolina between 2000-2008, we saw mortgage interest rates in the neighborhood of 6%, 7%, and even 8%!  With interest rates starting out that high, it's hard to pay down on the principle amount of the loan within the first few years of paying it back.  Lump that in with sheisty lending practice and the worst economic recession this country has seen in almost 50 years, of course many of us would be upside down in our mortgages.

Fortunately the real estate market in Jacksonville, North Carolina has mainly been fueled and fed by the military community and VA backed loans.  Which means, for the most part, we've remained stable.  Statistically speaking, in a good real estate market, you will find 3%-9% of the market will be foreclosure homes for sale.  As of today, the market in Onslow County, North Carolina is 6.7% foreclosures.  
With that said, there is an increase of short sales in the market place as well.  Short sales, by definition, are homes that are being sold for less than what the seller owes on it, because the sale price of the home will not cover the liens or the cost of selling.  Not everyone qualifies for a short sale, and it is ultimately up to the lender to decide if it's in their best interest to accept it.  Short sale is a better option than foreclosure, because it doesn't stay on your credit report as delinquency, foreclosure, or bankruptcy.  Instead, it's reported as "paid in full or less than agreed."   And with concentrated effort on credit repair afterward, a short seller can be back in good standing within two years.  Another benefit of short selling is that personnel with security clearances won't suffer with a short sale on their credit report, as opposed to a foreclosure, which would disqualify that person from a security clearance.
Short Sales definitely have a benefit to both sellers and buyers, and there is a time consuming and an intense paperwork route that has to be navigated.  For more information, contact a REALTOR® who specializes in Short Sales and Foreclosures.

Amanda Parmer has devoted extra time pursuing education to better navigate the ever-changing world of short sales and foreclosures and has earned the SFR and CDPE (Short Sales and Foreclosures Resource and Certified Distressed Property Expert) designations to better serve clients, offer sellers a better alternative to foreclosure, and help educate the general public about our housing market.  

Why Use a Buyer's Agent to Buy A Home?

You think you can do it yourself!

The way technology has grown over the years, you would think there are no limitations to what you can find online. This is somewhat true, however,  you can’t always believe what you find online. There are countless real estate websites like Trulia.com, Realtor.com, Zillow.com, YahooHomes.com, AmandaParmerSellsHomes.com, and the list goes on and on!  When it comes to searching for Jacksonville NC homes, any agent can help you, however, a Buyer’s Agent will help you find the right home at the best possible price.

Why Use a Buyer's Agent?

Why? When you are a client of a Buyer’s Agent, you will notice the difference from just being a customer. The key concept that sets one apart from the other is the client relationship that a signed Buyers’ Agency agreement provides.  As a client, we are required to place your needs and goals first and that is why we are here for you, to help you. Allow us to alleviate the stress you may be feeling and help walk you through the transition to homeownership. You can rest assured that your best interest  will come first and that you and your family will have a great adventure along the way.

Buyer's Agent can show ANY home

When using a Buyer’s Agent, you can rest assure that they will be 100% loyal to you and will look out for your best interest as you start your Jacksonville NC home search. Did you know that Buyers Agent can show you any home regardless of which sign is out in front of a house, they are not pushing one of their listings, new homes in their subdivision, or the home with the largest commission. Real Estate is our career and we are experts in helping their buyers find the home that fits their criteria in the location you want, and at a price that fits their budget.

Using a Buyer’s Agent is FREE!

Just consider that as their client , you will receive the highest level of service and this service will cost you nothing. We do not charge you a fee, our services are paid thru the listing agreement that a seller has with the listing real estate firm.

What is the difference between client and customer?

                Now, you may ask what is the difference between being a customer and a client? The main difference is that clients are entitled to a superior level of service than a customer, you may ask in what way? As a client, everything you share with a Buyer’s Agent is keep confidential – your plans, your motivation, your finances, etc. – all the information that a Seller’s Agent would use against you to get the best price for his client – the Seller. That is why a buyer talking to an agent, whose name is on the sign in the front yard is at a disadvantage from the start – the Seller’s Agent is gathering information while talking to you about his Client’s house. Yes, the Seller’s Agent wants to sell the house, but his loyalty is to his client , the Seller, not you, the customer. Make sure you are represented by a Buyer’s Agent, who has had plenty of experience in the market.

Still think you can do it on your own

                It’s perfectly true that you can buy a home without a REALTOR®.  But why would you want to?  Utilize a real estate professional to represent your interests in the transaction.  Especially when you don’t have to pay for their service!  When you go to the grocery store and can’t find the cucumbers, you’re going to ask the grocer where they are in the store.  Usually they’ll not only show you where, but help you choose the best ones.  The same is true for Buyer’s Agents!  Not only can we show you homes, but help you make the best decision/investment to suit your specific needs.

Working with a Buyer's Agent as a Team

Teamwork is the key to success. Keeping your Buyers Agent updated on any change in needs, what your likes and dislikes, all come into play when working as a team to find your home. Fluid communication will help your Buyer’s Agent find you the best home, for the best price in the shortest amount of time.  Call today to talk about your real estate needs!

Amanda Parmer has dedicated extra time and effort in pursuing the National Association of Realtors® designation of Accredited Buyers Representative to better serve her buyer clients.  She’s ready to get to work and help you with all of your real estate needs and she’s never too busy for any of your referrals!

Is This Worth My Money?

So, how do you know that what you are offering is even based on a realistic amount? This a very good question and one that every buyer should be asking.   While there is NOTHING or NO ONE that can guarantee that today’s good value will be worth any thing tomorrow, you need to get the best deal you can today based on today’s market conditions.

Here is where to begin…

•   Search for comparable properties (similar sq ft, beds, baths, garage, age) that have sold in the community of the subject property within the last 90 days.  If there are not at least 3, stretch the search to 180 days.

•   Your competent buyer's agent should also give you a comparable market analysis report which should be very similar to your findings, as well as the current deed on the property, plat map, septic permit (if applicable) and tax record.

THE DO NOT’s…

•   DO NOT- base the value on the tax record or a "zillow estimate".  Both are un-reliable sources in a fluctuating market.  Nor do these two tools take into account upgrades, changes in the home or neighborhood or rental properties.

•   DO NOT- base your offer price on what the seller owes or what you think they owe.  However, your buyer's agent should be able to give you an "guestimate" on about how much they owe to help with your negotiations.

•   #1 DO NOT- work with the listing agent or builders agent as they work FOR THE SELLER.  It's in your best interest to choose someone who has your best interests at heart and can completely negotiate on your behalf.  The seller typically pays the buyer's agent's commission, so you're getting the benefit of working with a professional, for free!

A necessary tool in the homebuyer's toolbox is the appraisal.  The lender is going to require an appraisal and it can be completed during the due diligence period and the buyer should be more than willing to pay for it.  The appraiser will determine the value for which the bank will finance, and if the seller refuses to re-negotiate, so that the selling price at least matches the appraisal value, the buyer has the opportunity to back out of the contract, free and clear.

At the end of the day, a home is only worth what a buyer is willing to pay for it.  But, until the last “i” is dotted, purchase with intelligence.  When everyone is well informed and realistic, you will have a smooth transaction with no surprises!

Whether you're curious about buying or selling your home, I would love to help!  I'm never too busy for any of your referrals!