All Blog Entries by Van Purser

Van Purser and his wife Jeanne are a licensed Real Estate Brokers in Georgia.  Since1984 they successfully purchased and renovated over 400 homes.  Their expertise is in representing Buyers or Sellers as an advocate; which means always ensuring their best interest.  Additionally, they represented hundreds of clients over the years as an Associate Broker with Metro Brokers, RE/Max and now with his own firm.  He and his wife, Jeanne, have been married since 1977.   Van or Jeanne can be reached at 770-623-3313, or by email vanpurser@vanpurser.com or jeanne@vanpurser.com

 

 

Found 168 blog entries published by Van Purser.

Avalon Real Estate

Avalon is an exciting community in the heart of Alpharetta filled with luxury homes, villas, and townhomes. Within a short walk is access to upscale shopping, fine dining, Avalon Hotel, Regal theaters, entertainment and events.  Concierge services are available to residents.

Welcome to the “Alpharetta Homes for Sale” section of our site.  Here you will find homes for sale in Alpharetta presorted by subdivision and price.  This will make your search for a home in Alpharetta or in Avalon Subdivision faster and easier.

The search criteria in the “Alpharetta Homes for Sale” section of our site will display all homes for sale for each presorted subdivision in Alpharetta. By clicking on the subdivision link all homes for

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When it comes to showing your home, there are things that can be done before and after the showing that will increase the attraction of prospective buyers, and provide valuable insights into what potential buyers thought of your home.

Follow the Keys To A Successful Showing and your home should sell quickly and at a higher price.

Preparation

  • A flyer box will be left in the foyer or other location such as a dining room table, where agents can pick up a flyer of your home and leave their card. 

  • Special feature cards will be placed throughout the home to assist would be buyers in noting and remembering key features of your home.  They will contain QR codes that will allow for a buyer to access your listing online with their mobile

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Automated Valuation Models (AVM’s) have become prominent on the internet over the past few years.  As an appraiser, I have been asked many times, “Why did the appraisal come in lower (or higher) than these AVM’s?”

To give an answer to this question you must consider where all this information is coming from.  For the most part, these “figures” are derived from tax records and/or Multiple Listing Services (MLS systems) and in some cases, the information used is gleaned from appraisers’ files.  When accessing these services, some AVM’s give options to help narrow down the fields utilized for the calculations.  Most AVM’s include your zip code, the number of bedrooms and the number of bathrooms you may have.  Other AVM’s (the better ones) give you more

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Many agents do not take into consideration the art and science of valuing a home.  Most agents merely punch CMA, which gives them the averages, the highs, and lows.  There are many issues that cause the home to appraise.  We will discuss some of the issues of valuing a home.

This home was listed for $350,000.  And we offered $360,000, which exceed the listing price.  And we won the offer.  My analysis resulted in the price range of $360,000 you $364,000.  The appraisal came in at $362,500.

Appreciation

We also look at appreciation.  We go back to the original date it was sold and apply the appreciation rate.  Based on the condition of the house the appreciation will vary. 

Age of the Home   

One of the rules for appraising property is

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Water related damage causes millions of dollars of damage every year.  Homeowners insurance generally covers household water damage if the damage is sudden and accidental, such as damage caused by burst piping.  But there are steps that homeowners can take to prevent problems and insurance claims.  A water damage claim can be a red flag to insurers as well as future homebuyers.  It is better to take preventive action than face the risks of increased insurance costs and reduced home marketability.  Here are some ideas for you to consider.

1. Use copper tubing or braided stainless steel over rubber for ice maker supply lines,   dishwashers, toilets and faucets.  Plastic tubing can harden over time and crack.   

2. Install braided, no burst hoses on the

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Do you know how you currently hold title to your property?  Do you own it individually or jointly with another person?  If with another person, do you hold title as “joint tenants” or as “tenants in common”?  The difference could affect what happens to your property after you die.  Therefore, it is important to know and understand how you currently hold title to your property or how you want to take the title on your next purchase for estate planning purposes.

In Georgia, when a property is owned by more than one person (husband and wife for example), the title is typically held as either “Joint Tenants with Rights of Survivorship” (Joint Tenants) or as “Tenants in Common”.   The language in the warranty deed from the prior owner to the current owners

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I recently heard a story of one tough contractor.  He was apparently working off of a ladder in the home of a client, installing some framing at or near the wall and ceiling line.  As you might expect he was using his Paslode nailer to secure a 2x10 to the wall and the homeowner walks in.  It was at this split second that the nail left the Paslode gun and prior to entering the 2x10 entered the finger of the contractor; firmly securing his finger to the 2x10 and wall.  But this was one tough guy; he turns to the homeowner and listens to them while being nailed to the wall.  Once the homeowner finished talking the contractor removed his hammer and pulled the nail from the 2x10 and from his finger, and let a scream that could be heard from miles away.  This

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FILING FOR HOMESTEAD EXEMPTION IN 2019

Homeowners may need to provide their Warranty Deed book and page, proof of residence, social security numbers, driver’s license and car tag info. In most counties, to be eligible for the current year, you must have owned and occupied the property as of January 1st.  If the property is located within city limits, the homeowner may be required to file with the city as well. 

Gwinnett County – deadline is April 1, 2019            770-822-8800 http://gwinnetttaxcommissioner.manatron.com/Tabs/Property/HomesteadExemption.aspx

Fulton County – deadline is April 1, 2019                 404-612-6440 http://www.qpublic.net/ga/fulton/basic_homestead.html

DeKalb County – deadline is April 1, 2019             

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Agent’s Fall into Two Groups

Many agents that get into the real estate business have little or no experience.  Their lack of experience will allow you to overprice a home.  I recently had a call from a friend who had a house in the Decatur area.  The home was listed for $469,000; my analysis suggested that it should be listed for $372,000.  It was listed for $100,000 over what it should have been. The process included routinely decreasing the price.

When you meet an agent that has years in the business, the agent will not allow for a home to be overpriced.  This will ensure that the agent is an advocate for you.

Overpriced Homes will Lead to Fewer Showings

When a home is listed, the buyers have options for searching for homes in

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Once a common practice at closings, buyers today rarely obtain a survey of the property they are purchasing.   Before, if a buyer needed a loan to purchase property, their lender required that a new survey is obtained in order to proceed with the closing.  However, some time ago, title insurance companies created a lenders title insurance policy that protected the lender against any claims that may result from any boundary line dispute or other matter that would be disclosed by a current survey. Since their collateral was already protected by this insurance policy, lenders no longer required buyers to obtain a survey. 

Thereafter, title insurance companies created a new owners title insurance policy that offered “some” protection to the buyer for

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