Here are some basics about inspections. They are done to protect the buyer by informing them about the condition of the home and to uncover any defects. A thorough inspector will also take the time to educate the buyer about the home and how to properly care for it. We highly recommend a home inspection to anyone buying a home.

Historically, inspections were meant to put heavy focus on uncovering very specific things relating to structural defects or health and safety issues. These include things like mold in an attic, radon gas, or large cracks in a basement wall. Sellers typically offered to address these items as standard protocol.  It was a more simple process in the past.

Today, buyers seem to be asking for everything under the sun, even things they were aware of when they walked through the home ( broken outlet cover, rip in screen door, etc..). Now, the inspection typically results in a second round of negotiations.

Usually, it is not what comes on the report that causes problems, but how the buyer deals with the information. Some buyers are more alarmist than others. Which brings us to our next point: emotions!

The inspection period occurs when buyers' emotions are at a heightened state.  Buyers are initially very exited about their new home. After a few days pass however, additional feelings creep in such as nervousness, anxiety, and sometimes even buyer's remorse ( did we pay too much, is this really the right house...). These are natural and every buyer feels them, some just handle the emotional aspect better than others.

Buyers can become more emotional and less rational when dealing with items that appear on an inspection report. The sellers in turn become defensive upon seeing a laundry list of petty items. It then becomes a long drawn out process, sometimes even worse than the original negotiations.

THE SOLUTION

We communicate to our buyers to offer a price based upon what they see when they walk through the home and what has been disclosed by the seller. If you are aware that there is a cracked window or a broken screen door, either address it up front or factor it into the price.  If you know the roof is 24 years old, factor a new one into the price. Don't wait until it shows up on the inspection report and then use it as a way to re-negotiate a better price. This is a little disingenuous to the negotiation process.

When it comes to addressing inspection issues, try to focus on health and safety issues or structural defects that were not previously disclosed.

Also, we believe it is best to respond to the seller as quickly as possible. Although the standard contract will typically give you a certain number of days to respond to the seller ( in Ohio it is 3 days ), waiting until the last minute and dragging the process out may do more harm than good. If you really want the sellers to do something, making them wait on pins and needles for three days is not always the best way to get their cooperation.

The inspection process has become the most important phase of the buying and selling process. What happens here will often determine whether or not a transaction  ends up closing. Remaining calm and focusing on the big picture will often get you through it. That, and of course the help of a good agent.

Driving through the picturesque Chagrin Highlands neighborhood will leave a lasting impression on you. Once you pull up to this stately colonial, you will want this to be your next home. Located on one of the finest cul-de-sac lots in town, you will be overwhelmed by the peace and serenity this home has to offer. The warmth and elegance of the interior is equally as impressive. Between the gourmet kitchen with stunning granite counters and elegant over sized dining room, you can entertain in grand fashion. The second floor bonus room offers limitless possibilities and is currently being used as an enormous play area. The walk-out lower level has a 5th bedroom, full bath, craft room, and rec room. The back yard makes a great play area yet also offers privacy. Solon was recently rated the 3rd best place to live in America and this fine home at 38735 Gaelic Glen is the best buy in town. Schedule your tour today!

The excitement builds as you drive through this premiere luxury home subdivision and arrive at one of Thornbury Estates finest homes. This picture perfect home will exceed your expectations. Impressive in every way with all the upscale amenities you deserve along with a highly functional floor plan. Tucked away from the center of the home on the first floor is a 5th bedroom with adjoining full bath perfect for an in-law suite or out of town guests. It is currently being used as a private office. The expansive finished lower level and spacious back yard are perfect play areas for both kids and adults. Thornbury's community playground and walking path top off this truly special neighborhood, a place anyone would be proud to call home. Schedule an appointment today to see your new dream home.

To begin, it starts with a burning desire to make sure we meet and exceed the expectations of our clients. Our obsession with providing excellent service is a result of us expecting it personally when we deal with others. Whether it’s a restaurant, department store, or someone doing work on our home, Amy and I have very high standards. I am personally a stickler when it comes to service and have very low tolerance when I don’t get it. So when it comes to our personal business, we make sure to treat our clients as we would want to be treated ourselves.

It goes beyond this though. We understand that everyone has a different definition of “great service”, so we make sure to ask a lot of questions in the beginning of the process. We find it critical to find out specifically what our clients want and communicate with them in a proactive manner. As far as I’m concerned, if a client has to call us on something before we call them, then we have failed, and we won’t let that happen.

We enjoy doing little things for our clients that they don’t expect and often become friends with them after closing. Although we feel like we give our clients unbelievable service, we are always looking for ways to make it even better---that’s part of the obsession. 

This is a warm and inviting bungalow that you'll love to call home! May major updates have already been done, such as the newer roof and windows. The wood cabinets look great with the included stainless steel appliances. There is a stylish full bath on the first floor and bonus half bath upstairs. This wonderful home boasts plenty of closet space including a large cedar closet. The back yard offers a little privacy within this desirable neighborhood. There is an extra parking pad in back. This fine home is located in close proximity to shopping, the highway, and Mayfield Community Playground.

The following is our 3rd annual year in review for Solon Ohio real estate. Here, we will provide a comparison between this past year and 2010 and offer commentary.

ALL HOMES

Year          # of Homes Sold        Ave. Sales Price   Sales Price/List Price

2011                      227                    $287,205                 94.24%  

2010                      202                    $292, 547                94.61%

NON BANK OWNED HOMES

Since there have been a large number of bank owned sales over the past few years, which can often skew the statistics, we have included figures below that exclude all bank owned homes.

2011                      212                    $291,708                 93.50%

2010                      192                    $293,265                 94.53%

LUXURY HOMES ( sales price over $500,000 )

2011                       29                     $626,888                94.58%

2010                       25                     $645,830                94.17%

2011 FIRST HALF VS. SECOND HALF OF THE YEAR

FIRST HALF              99                 $282,575               94.40%

SECOND HALF          113             $301,013               94.11%              

 Source: NEOHREX

COMMENTARY

While the last few years have been challenging to say the least, this past year showed us some positive signs. Below is a list of 5 important things that the above statistics tell us:

1.     More homes sold in 2011 vs. 2010

2.     Average sales price was relatively unchanged

3.     The market IMPROVED during the second half of 2011

4.     A well priced home will receive approximately 94% of asking price

5.     Affluent buyers are feeling more confident about buying a luxury home

So, what can we take away from all of this? Market stabilization has positively affected the entire local real estate market for both buyers and sellers.

BUYERS AND SELLERS BOTH FEEL BETTER

The numbers indicate more buyers and sellers coming together and overcoming the numerous challenges presented by the market.  First time buyers are feeling a little more confident as are the local move-up buyers. Those looking to sell and buy a larger home are realizing that selling their existing home is now a realistic goal and no longer have as much fear.

Sellers have come to better understand that the major correction in the local real estate market has brought prices to where they were about 10 years ago. I'm certainly not indicating that sellers are happy about this, but they now have more realistic expectations regarding price. 

There will still be challenges moving forward. The recovery is going to take a long time so expect sales and average price to remain flat until 2013.

While we do write a lot about real estate, on occasion we always like to share local hot spots with our readers.

A few nights ago we went to Solon's newest restaurant, Harvest Kitchen and Lounge, and were thoroughly impressed. While we are certainly not food critics, we have been to most of Cleveland's finest restaurants over the years and like to think we have very good taste.  We had a very positive experience at Harvest, will definitely go back,  and would highly recommend it to others.

Now, I'm not going to get into the particulars of what we all ate, but everything was fantastic. The appetizers, main course, and dessert ( the bread pudding is the greatest thing ever! ) were all top notch and made to perfection.  There was something on the menu for everyone, including the 2 vegetarians at our table.

In addition to the food, the atmosphere was great as well. Located on Bainbridge Road in the heart of Solon, it certainly seemed like the place to be by all the movers and shakers in town. There were many large parties, several couples having an intimate meal together, and others just hanging at the bar.

Overall, we are thrilled to have fine dining available here in Solon at Harvest Kitchen and Lounge and wish them great success.

Most people begin their home search on line. While this is easy and convenient, many sites on the web don't offer accurate information. So, the home you really like may not actually be available.

If you want to have up to date information on all homes for sale in Orange, we have 2 options for you:

1. Go to our Orange Home Search site and you will be able to see all current homes for sale here in Orange and the surrounding areas.

2. We can create a personal home search for you for FREE that would automatically email you homes as they come on the market. This way, you'd be the first to know about all the great new listings. All you would have to do is go to www.clevelandhomesearch.info and fill in all your information and housing parameters.

If you are serious about buying and want your finger on the pulse of the Orange housing market, this is a great way to do it.

Remember, the internet is a great place to get basic information, but nothing can replace the services of a good real estate agent. We often have information on homes that you won't find on line and know the inventory inside and out. Hiring an agent to help you with your home purchase will save you time and money.

When considering buying a home, we understand that most buyers begin their search on line. The problem here is that many sites on the web offer information that is either inaccurate or old, but we have a solution.

If you want to have up to date information on Pepper Pike homes for sale, we have 2 options for you:

1. Go to our Pepper Pike Home Search site and you will be able to see all current homes for sale here in Pepper Pike and in and surrounding areas.

2. We could create you your own personal home search, FREE of charge. All you have to do is go to www.clevelandhomesearch.info and fill in all your information. Then, you will get an email of all current listings that meet your parameters. Additionally, you will receive emails of homes as they come on the market. This option is preferred for those of you who are really serious about buying.

One important thing to keep in mind though is that we as agents often have more detailed information on homes than you will find on line as certain data is only shared among the real estate community.  Sure, you will see the basics, but a good local agent will be able to bring critical information to you that will be vital to your home search.

At the end of the day, the internet is a great place for home buyers to begin their search, but nothing will replace what a good agent can do for you.

We recently wrote a post about how a large percentage of consumers use the internet for their home search. We added that one of the problems is that many of these sites provide outdated or inaccurate information.

For this reason, we have 2 ways for you to get updated information on local Solon homes for sale.

1. We could set you up on a personal home search. This would be FREE of charge. All you have to do is go to www.clevelandhomesearch.info and fill in all your information. A search will be created and all homes for sale will be sent to you. Additionally, you will be sent new listings as they come on the market.

2. Go to our Solon Home Search site and you will be able to see all current homes for sale here in Solon and surrounding suburbs.

All listings come directly from our local MLS, offering the most up to date information available. In essence, you will have the same information available as agents do.

Keep in mind, while you can get a lot of the basics from the internet, nothing will replace what an agent can provide you. We have seen most of the homes personally and often know which sellers are highly motivated, which homes will sell quickly, and can tell you about new homes that will soon be coming on the market.

When all is said and done, the internet is a good place to start your home search, but hiring an agent once you are serious about buying will end up saving you time and money.

You see, as real estate agents, we are not allowed to be biased about certain areas. So we cannot tell you what city is best, what subdivision is best, or what street is the best. But is really doesn't matter.

You see, the question is so subjective. What is really meant by "best" anyway? If you ask 10 people who live in Solon what street is "the best", you will likely get 10 different answers. Most people are probably biased about the street they live on, so getting a good answer to this question is difficult.

BUT WE DON'T KNOW THE AREA

If you don't know anything about Solon, I totally understand you wanting to know what areas are popular. No one wants to make a mistake and end up living somewhere that won't make them happy.

So the most important thing is for you to define what you want. Do you want to live on 1 or more acres? Do you want to live near the highway or walking distance to schools? Do you want to live on a cul-de-sac? Do you want to live in the North, Central, or South part of town? How much do you want to spend?

Sometimes, defining the type of property you want will dictate which "streets" you end up looking at.

HERE'S WHERE WE CAN HELP

While we must be unbiased, we have lived here for 11 years and can certainly make your life easier.

We can tell you about certain areas of the city and the different developments. We can tell you when they were built, who the builder was, and specifics about what you will expect to find in the homes themselves.

We can tell you which streets are cul-de-sacs, if that is something you prefer. We can tell you which direction a certain street faces.  We can even send you a list of homes available so you can get feel for the homes.

We can also refer you to people who live in specific developments. While we aren't allowed to give our opinion to you, you are welcome to ask these folks anything you want.

When all is said and done, we can provide valuable assistance in finding the street that's best for you. And that will end up being the best street in Solon.

That's why we recommend that our clients allow us to create a personal home search for them. We will take your specific parameters and have updated information sent to you through our MLS ( Multiple Listing Service ),  the most current database available.

You will be sent an email of homes as they either come on the market, or have a status chance, like a price reduction. 

Here is what your personal home search will look like:

It is simple to view photos here and easy to navigate. You can even categorize the homes as your "favorites", or "rejects". It is also a good way to communicate with us as we can see which homes you like. It even allows us to post comments about the homes to each other.

So if you are looking to buy a home and want the most accurate information around, give us a call and we'll set you up on your own search.

For those of you who are looking for a quick answer to this question, I'm afraid it's not quite so simple.

The real answer is "we won't know unless we try", but is is much more complicated than that.

In general, homes in the Cleveland area will sell for between 92-95% of their final list price. But this is just an average and every situation is unique and depends on several variables, the most important being seller motivation.

I realize that buyers would love to know how much a seller will take for their home up front, but it just doesn't work that way. If it did, there would be no negotiations, and what fun would that be?

The bottom line is that until a seller is staring at a written offer, even they don't know what they'll take. Sure, they usually have an idea, but they rarely ever really know until they get an offer and start to crunch their numbers.

While we don't have a specific answer to the original question posed in this post, we do have some helpful tips in general:

LEARN THE MARKET  - Once you see a lot of homes, you will be able to learn more about value and the nicest home in the price point will stand out.

DON'T HESITATE - If a specific home stands out to you as being heads and shoulders nicer than the rest, other buyers will likely feel the same way. Don't lose out on a great home.

GO AHEAD AND WRITE AN OFFER - Some sellers know their home is overpriced but just don't want to lower it. They may be open and expecting to negotiate, so don't let a price keep you from trying to buy a home that you really love.

STATISTICS ARE ONLY A GUIDE - Sure, market statistics are important to help you figure out how much to offer on a home but don't be afraid to trust your gut instinct as well.

When all is said and done, learning the market is important and having a knowledgeable agent to guide you through the process is critical to your home buying success.

Photos will make a huge impression. If you visit various websites to look at homes, you will notice that some agents use better quality pictures than others so to advertise their listings. One of the things that always surprises me is when someone uses poor quality pictures, especially on a high-end home. Here is an example of what I'm talking about:

These two homes are listed for almost the exact same price, but one obviously looks better than the other. The first photo will attract many more buyers, create more showings, and give the home a better chance of selling.

If you were a buyer, which home would you rather see?

PERCEPTION IS REALITY

Whether it's fair or not, your home will be judged based on the photos on line. We all know that a first impression is critical, and if a prospective buyer doesn't like the way a home looks when looking on the Internet, they won't want to see it in person.

What's surprising is how poorly some homes are portrayed on line. I'm convinced that most sellers don't bother to look to see how their home is being marketed. Perhaps many assume their agent is experienced and knows what they are doing. Others may not understand the importance of having high quality pictures.

OUR ADVICE TO SELLERS

If you are thinking of selling your home, check out the agent's work on line before you hire them.   Also, don't be afraid to ask them who will be taking the pictures. If they personally take them, what kind of equipment will they use? How will these compare to those taken by a professional photographer?

While it is said that pictures are worth a thousand words, using professional quality pictures to sell a home will lead to the one word a seller wants to hear: SOLD!

There are so many ways for families to enjoy the comfortable temperatures and beautiful foliage that accompany fall in Greater Cleveland.  Here are a few of our favorites:

1.  Apple Picking:  Enjoy the bounty of local orchards and pick your own apples.  Two great choices – Eddy’s   and Patterson Fruit Farm  both in Chesterland, Ohio  .  Also, a great outing is Patterson’s annual Family Fun Fest which runs for about a month and is perfect for young children.

2.  Lake Farm Park - Tons of fall fun in this Metro Park farm that is open to the public.  Most popular are the Halloween Hayrides – be sure to take the very young crowd to the earlier rides and save the later evening rides for the 5 and up crowd.  A word to the wise, tickets sell out so pre-book!

3. Derthicks Corn Maze  – We just discovered this two years ago and it is now a must on our Fall activity list.  Each year the folks at Derthicks (located in Mantua and convenient to both Cleveland and Akron) create a HUGE picture maze in the corn.  You get a sheet and have to find your way to several checkpoints.  There are some other activities for the kids as well as food and drinks for sale.

4. Hiram House Pumpkin Festival   This year is the 40^th year celebration.  It is being held on Sunday, October 9^th from 10am-5pm.  Here you’ll find music, games, crafts, animals, and so much more on this spectacular camp located in Chagrin Falls.  Hiram House is a non-profit camp that exists to enrich the lives of children.  This fall fest funds the camp programming and is one of the best fall events in the area. Park at Orange Schools and you will be shuttled to Hiram House.

5. Boo At The Zoo - For 8 special nights toward the end of October, the Cleveland Zoo opens up for some very special Halloween fun. There's a train ride, haunted ( green ) house, hay maze, animal show, magic show and so much more. We suggest you get tickets in advance because they can sell out. Both children and adults are encouraged to wear a costume ( not scary though as young children will be there ) and every child in attendance gets a special treat bag.

There are so many more festivals and activities to do while enjoying the crisp fall air.  We invite you to comment and share some of your family favorites!

Whenever we first meet with a buyer, we always ask them detailed questions about what they are looking for in a home. Included in our list of questions is "what 3-5 things must your next home have?" We then go on to formulate a list of "must haves" and "wants" in an effort to find them the right match.

In our experience, however, at least 50% of buyers end up buying something that did not fit their original parameters. Although buyers may say they absolutely positively must have something, they will often fall in love with a home that may not have everything they initially said they wanted.

Here are some examples of what some of our buyers initially said they wanted, and what they ended up buying:

WANTED                                              BOUGHT

4 BR home                                           3BR home, with an additional office/den

3 car garage                                        perfect home, but had a 2 car garage

older home with charm                        new construction

home on 1 acre                                    townhouse

home in city X                                      home in city Y

brick colonial                                        vinyl sided ranch

Think about this another way. If you are married or have a significant other, is your spouse exactly like you had imagined he or she would be? In our case, my wife wanted tall, dark, and handsome, and got me instead. In fact, she was hesitant to even go on a date with me when we first met because she didn't think I was "her type."  By keeping an open mind, Amy found the man of her dreams ( me ) and 15 years later, we've never been happier.

So, although you may think you know exactly what you want, we suggest you keep an open mind to some suggestions from us on homes that you may not have originally considered.

In the end, you may be surprised at what you end up buying.

We can tell you with confidence that pricing your home aggressively to sell at the beginning of the listing period will give you a better chance to sell, and for a better price.

Take a look at the chart below: 

As you can see, sellers get the most activity on their home during the first 30 days that it is on the market. The reason for this is that the buyers in the marketplace have already defined specifically what they want in a home and have seen everything in their price range prior to your home coming on the market. Once your home comes onto the market, the buyers who are serious will want to see it right away, hoping that their search is over and that your home will be "the one."

The buyers that look at your home during the first 30 days are typically the best because they are ready to buy now. In fact, many times these buyers are so eager to move forward with their home purchase, that they are looking for reasons to buy. If your home is the nicest one they have seen in that price range, it will stand out and a buying decision will often be made. If not, the buyers will move on.  A skilled Realtor should know the competition and will coach you on pricing accordingly.

Sellers who try to "test" the market, or price their homes higher than they should based on "what they need to get out of it" end up losing out on a golden opportunity to sell to these serious buyers. In addition, during a depreciating market when a home is constantly losing value, the longer a home takes to sell, the less money a seller will get for it.

If you really want to sell your home and move forward with your goals, pay attention to the chart and take advantage of the period of time in which you will get the greatest number of showings on your home. As the old saying goes, "strike while the iron is hot".

Progressive Reserve Auction (Not a live auction) SUBMIT OFFERS NOW! Auction date is deadline for bids which are reviewed daily. An offer may be accepted at anytime. List Price is the Suggested Starting Bid. This is not your typical Pepper Pike home. Large room sizes and a versatile floor plan make this a perfect home for that very particular buyer. One of the highlights is a main level in-law suite that contains its own kitchen, bedroom, full bath and additional sitting room or office with a separate entrance. (Also a great space for a home based business). The master bedroom has a loft that could be used as an office or workout area. With an open great room, family room, and library, this home has a ton of space. Immaculate and well-maintained, it is situated on a picturesque wooded lot on a private dead end street. Orange School District! Great Location! Discover the possibilities of this very special home.

 THESE WILL COST YOU NOTHING, BUT WILL SELL YOUR HOME QUICKER AND FOR MORE MONEY!

Your home is like a product on a shelf in a store.  Buyers will compare all the products that meet their criteria in the same price range and pick the nicest one.  As real estate agents who also specialize in home staging, it is our job to  make sure that our clients' homes are not only priced right, but show the best.  This can often be done with a very small budget. 

Here are five of the many Staging tips in our arsenal that increase the value of your home by making it show better. Best of all, they won't cost you any money!

1.  CLEAN, CLEAN, CLEAN!  Inside and out - and don't forget the windows.  Bathrooms should shine!  It's hard for a buyer to imagine themselves using a bathroom with someone else's grime in there. 

2. Clear off refrigerator.  So simple, but it makes a big difference.  In general, your "stuff" distracts buyers from the house itself and makes rooms feel cluttered.

3.  Clean and organize closets - Overstuffed and messy closets make buyers think there isn't enough closet space.  Pack away out of season clothes and they will be ready to go when you move. 

4.  Remove scatter rugs and bath mats for showings.  They only make rooms look smaller by visually breaking up the space.  Remember, more perceived space = more money! 

5.  Have a showings plan.  It is difficult to keep a home "show ready" at all times.  Create a plan to get the home ready to show in 10 minutes.  Example -  For the bathroom, buy 2 baskets- one for the shower and one for the countertop products you use regularly.  When you have a showing, just pop the baskets under the sink or in a linen closet for a quick and easy clean-up!

If you are looking to sell your home, we offer full staging services at no additional cost to our clients. 

The following is a list of life expectancies of certain home components. Keep in mind that these figures are merely averages.

LIFE EXPECTANCY IN YEARS OF HOME COMPONENTS

Appliances -  Gas Range - 15 years

                    Dryers / Refrigerators 13                                                     

                    Dishwashers and Microwaves - 9

                    Compactors - 6

Countertops  -    Natural Stone - lifetime

                         Cultured Marble - 20

Decks -              15-20 , depending on climate

Doors -              Exterior fiberglass, steel and wood - will last as long as house stands

                          Vinyl doors - 20 years

                          Screen Doors - 40

                          French Doors - 30-50

Faucets and Fixtures -   Kitchen sinks - 50 years

                                    Faucets - 15

                                    Shower Doors - 20

                                    Showerheads/toilets - lifetime

Flooring -       Wood, marble, slate and granite - 100

                       Vinyl Flooring -50                         

                       Linoleum - 25

                       Carpet - 8-10

Garage Doors -             10-15 years

Home Technology -       Security Systems- 5-10 years

                                    Heat and Smoke detectors- 5-10 years

Heating, Venting, and AC- HVAC Systems- 15-20 years

                                       Tankless water heaters - 20

                                       Electric or gas water heaters - 10

Roofing  -                      Slate, Copper and clay/concrete - 50 years

                                      Asphalt-shingle - 20 years                     

                                      Fiber-cement shingles- 25 years

                                      Wood shakes- 30 years

Siding and Accessories-     Brick, wood, stone, and fiber cement- last as long as the home

                                        Exterior Wood shutters - 20 years

                                        Copper Gutters- 50

                                        Aluminum Gutters- 20

                                        Copper downspouts- 100

                                        Aluminum downspouts- 30

Windows-                         Aluminum - 15-20 years

                                        Wooden- up to 30 years 

Source= Study by National Association of Home Builders. Life expectancies listed above are general guidelines only. They should not be interpreted as a representation, warranty or guarantee regarding the life expectancy or performance of any individual product or product line.