Real Estate Tips

We posted a blog post over 6 years ago about rental scams, and in the last few months, we've seen it happen again. We just wanted to share this again for all of you.

Here in our area, it is not uncommon to have quite a few calls over the course of the year, asking if a home we have listed online is also for rent, as potential renters have seen the home listed on Craigslist and usually at a lower price than the other available homes. We are always glad when we get these calls asking us, because often times, the home is not available for rent, and a fake rental listing has been placed on Craigslist by a scammer. Typically an email will come back to the potential tenant, and it will say something to the effect of, "Oh yes, our home is for rent. We have left the country on a trip to (insert far away place here) where we work with (insert cause type of work). We had the house on the market, but our Realtor could not sell it, so we have decided to rent it. Please take a drive by and let us know what you think." There is often more in the email, at least 4-5 paragraphs about the person who is allegedly trying to rent out the house and all about them. And the email often comes back from what appears to be a real name ie: joesmith@popularemailprovider.com. At this point, we've had many customers who do a "drive by" based on the email they got back. When they see our sign, that's when they call to ask us if the place is really for rent. We let them know it is not, find the listing online, get back the scam reply, and then we have the listing flagged on Craigslist and we write back that we are the listing agency and we know it's a scam, and have flagged the listing online. That's usually takes care of the issue for a little while. So please, do be careful when searching on Craigslist. While there are many valid properties on there for rent, some of them are not valid, so we do advise caution.

For more information on how to avoid these scams, feel free to visit: http://www.craigslist.org/about/scams for more info! And please, if you see one out there that is a property we have listed, please feel free to give us a call and let us know! Our marketing department can be reached at the Littleton office, 603-444-1294 or via email: Chrissy@BadgerPeabodySmith.com

Sometimes life sneaks up on you. You weren't expecting that fantastic job opportunity, and you certainly weren't expecting to transfer out of state. Suddenly, without warning, you find yourself in the position of having to find a home in a new place, and you haven't sold the one you're in. How do you manage that balancing act?

Our real estate agents may suggest you consider a bridge loan. But what is that, exactly? Essentially, it is a short-term loan backed by the equity in your existing home that will allow you to cover the time gap between its sale and the purchase of a new house. That may seem simple enough, but the borrower needs to understand this complex transaction with many ins and outs. 

Pros of a Bridge Loan

• You can make an offer on a property you like without waiting for your house to sell. You don't have to buy on contingency. 
• You won't incur a long-term commitment to additional debt. A bridge loan is typically for six months to a year. 
• You can get the cash quickly to help you through a sudden need to relocate. Bridge loans generally close much faster than other borrowing options. 
• You may be able to make lower payments. You may obtain an interest-only payment option or even a deferred payment plan. Of course, you will need to keep in mind that you will eventually have to pay back the entire principle, which will take a bite out of the profits from selling your existing home. 

Cons of a Bridge Loan

• Most lenders require the seller to have at least 20% equity in the home and cap the loan amount at 80% of the combined value of the two properties. Not all sellers, even those with good credit, will qualify. 
• Bridge loans charge higher interest rates because of their short-term nature. High rates mean the lender makes money on short-term loans.
• Bridge loans include closing costs and fees just like a traditional mortgage. These include origination, appraisal, escrow, and possibly more. 
• You may have trouble selling your house. Even in times of seller's markets, sales can fall through, leaving you with two mortgages and a lot of headaches. 

Other Options

• A home equity loan will still allow you to tap into the equity in your existing house without the urgency of a quick sale. You may still find yourself holding multiple mortgages, but you will have more time to pay back the loans and a lower interest rate. 
• A home equity line of credit, or HELOC, will generally mean a lower interest rate and fewer limitations on the use of the funds. You can, for example, use part of the money to make repairs necessary for the sale. You will still enjoy more time to repay the loan as you would with a home equity loan. There may be associated prepayment fees.
• You may prefer an 80-10-10 loan. You would make a 10% down payment on the new property, take out the first mortgage for 80% of the cost, then a second mortgage for the remaining 10%. When your first home sells, you can use part of the proceeds to pay off the second mortgage. 

Are you ready to shop for one of our lovely Berlin homes for sale now that you're armed with this new financing information? Contact us when you are ready to take the next step. 

Late Summer/Early Fall 2022 Real Estate Market Watch

By Andy Smith, Broker/Owner

Real estate is always a topic on the news, as there are so many questions buyers and sellers have in the marketplace. The most common question our agents are asked - "How's the Market?". It is not always a one word, simple answer to this question - there are many facets of the current real estate market. Overall though, we confidently can say, the real estate market is strong.

While many would agree we are in a hybrid form of a recession both nationally and in the global markets, the housing market remains strong as does the job market. As you are aware, interest rates have gone up, but we expect them to cap out by the end of the year at 5.5 to 6%. Home appreciation has continued to rise, although at a much more sustainable rate than we have seen over the last 2 years. We are expecting that prices in our market area will finish 2022 in the 5% to 8% appreciation range, and level out in 2023 in the 3% to 5% range. Real estate has continued to be a proven investment, in fact real estate values have risen in 3 of the last 4 recessions. The only one where values decreased was during the housing bubble of 2007-2009 when supply was much higher than demand, and debt often exceeded value, which is not the case we have now.

This time around, there is not a housing bubble on the horizon. This is due in part to the strict lending practices of the nation's lending institutions and better regulations. Those who own homes have been able to keep current with their mortgage and have gained an incredible amount of home equity as their values have risen. In fact, due to the low housing inventory on the market, the real estate market has not been saturated with homes for sale, and in terms of new building – there is simply not enough new or existing inventory to satisfy the needs of home buyers. As the generation of millennial home buyers enter the real estate market, a generation that is larger than the baby boomers, the need for housing remains strong. New Hampshire, Maine and Vermont continue to be highly desirable destinations.

For sellers, this is still an optimal time if you are considering selling your home or land. Proper pricing is important and that's where working with a proven real estate professional can help you. Our agents can help you determine a compelling price to list your property, they will help you negotiate with buyers and help you understand the possible nuances of the multiple offers you may be presented with. For this journey, our agents are prepared to help guide you into what may be unchartered territory for you. We are here to help.

For Buyers, this also is a good time. Do not put off looking thinking prices will go down, as we do not see that happening. Your choices are getting better as more and more homes are coming on the market. We can introduce great local lenders that have many financing options that can make your dream home a reality!

Please feel free to reach out to us today. Whether you are buying or selling – or both – our team of full-time agents have proven track records to assist you. We welcome the opportunity to guide you in your Journey Home.

***

About the Author:

Andy is the Broker/Owner of Badger Peabody & Smith Realty and has over 35 years experience in the Real Estate Industry. In 2004 he was designated as a Certified Commercial Investment Member (CCIM), a recognized expert in the disciplines of commercial and investment real estate. He is a founding Member of the NH Commercial Investment Board of Realtors, having served as a Board member, Treasurer, and President. In 2004 he was named the board's Realtor of the Year. Additionally, he is a Trustee for the Society for the Protection of New Hampshire Forests, a past Director of the Northern New England Real Estate Network, is a member of the Littleton Rotary Club and serves on the Board of Directors for The Guaranty Bancorp/Woodsville Guaranty Savings Bank. Andy was awarded the Littleton Area Chamber of Commerce 2007 Business Leader of the Year. In his spare time he can be found on the tennis or squash courts, skiing, or riding one of his motorcycles.

If you own a White Mountains home or a Lake Regions home, you know that winter in New Hampshire is nothing to be taken lightly. Snowfall can reach staggering heights. The cold is the kind that compels you to stay in with a book and a cup of hot tea. While it's always important to winterize your New Hampshire home, prepping for cold weather is especially critical if your property is vacant for all or part of the winter. Here are five steps to take right now.

1. Get a Home Energy Audit

Before you can winterize your New Hampshire home, you need to know where the vulnerabilities are. A home energy audit is an inspection that focuses on energy loss and efficiency in your home. Your HVAC contractor can perform a home energy audit for you. Once you get the report, you can choose to have the HVAC company take care of relevant issues, do them yourself, or a combination of both solutions. Either way, a home energy audit will give you measurable data you can use to ensure your home is maximizing energy use.

2. Insulate Pipes

Frozen pipes are the bane of homeowners in New Hampshire. Act now to make sure your pipes don't freeze while you're sleeping, away for the weekend or even at work. It only takes a few hours for pipes to freeze when temperatures suddenly drop. Pick up specially-designed pipe insulation foam at any hardware store. The foam—which looks like a slim pool noodle—has a slit that runs its vertical length. At home, just cut to fit and slip onto pipes. This DIY project will take you only 20 minutes to half an hour. Make sure you include those rarely-seen pipes beneath kitchen and bathroom sinks. Be certain to insulate all pipes, not just cold water pipes. If the furnace goes out, all the pipes in your home may be running cold water.

3. Turn Off Lines to Outside Spigots

Most homeowners in New Hampshire have one or more outside spigots for sprinklers, garden hoses and an outdoor shower. Whether you have a White Mountains home or a Lake Regions home, check around the perimeter of your house and locate the outside spigots. If these freeze up over winter, you could face expensive plumbing bills. Turn off the lines to the outside spigots, allow the spigots to drain thoroughly and then make sure each spigot is fully shut off.

4. Shore up the Entire Home

There are lots of small steps you need to do, too.

• Replace the batteries in your carbon monoxide and smoke detectors.
• Have the chimney swept and confirm that the flue closes tightly.
• Check the dates on your fire extinguishers and replace as needed.
• Reverse blades on ceiling fans so heat is brought downward.
• Install a programmable thermostat.
• Clear the gutters of fall debris. Blocked gutters can cause ice dams that can lead to leaky roofs.
• Have furnace inspected and replace furnace filter.
• Insulate water heater with a specially designed water heater blanket.

5. Block the Leaks

Even a brand-new White Mountains home or Lake Regions home may need to have some leaks blocked in readiness for winter. Areas to check for leaks include windows, doors, holes around pipes (especially beneath the kitchen sink), and around baseboards. Depending upon the area where you find drafts, use an assortment of insulating supplies like rubber gaskets, spray foam, door sweeps and heat shrink plastic. Your home will be safer and more enjoyable when you take the time to winterize it. If you have yet to invest in a New Hampshire home, don't wait. There's never been a better time to escape to the White Mountains or the Lakes Region of New Hampshire. Contact us today for more information about home ownership in New Hampshire.

Any season of the year is a great time to spruce up your New Hampshire Lakes Region home. When summer comes, however, the warm sunshine awakens an urge to redecorate brisker than the breeze coming off Lake Winnipesaukee. It's easy to shop local to find home furnishings for your Lakes Region home. You may need to furnish an entire house or just a room—or you may want to update lighting or refresh outdoor furniture. From Center Harbor to Wolfeboro, we did the homework and found seven home decor resources to meet your needs. If finding a Lakes Region home is the first item on your list, we invite you to contact us and browse our New Hampshire waterfront homes for sale.

American Cottage, Gilford

9 Gilford East Drive Gilford, NH When Jodi and Kevin Sleeper moved American Cottage to 9 Gilford East Drive, they transformed a former car dealership into a showroom stocked with furnishings, unique lighting, and thousands of handmade rugs. Located off Lake Shore Road in Gilford, American Cottage carries U.S.-made furniture for every room in the house in a wide range of styles from rustic to country modern. Award-winning designer Jodi Sleeper can create a custom piece built to your specifications.

Cottage Surroundings, Wolfeboro

68 Center Streeet Wolfeboro, NH Cabin and cottage style brings the outside to the indoors at Cottage Surroundings. This home decor store based in Wolfeboro sources furnishings from around the country and their own manufacturing facility. Their Lakehouse Decor collection includes lighting, pillows, and irresistible reproduction and custom signage, all of which can give your home that Lakes Region style.

Cozy Cabin Rustics, Meredith

312 Daniel Webster Highway Meredith, NH This family-owned company based in Meredith, Lincoln, and Plymouth places a dual focus on rustic and comfortable. Their collection covers bedrooms to home office to outdoor seating. Cozy Cabin Rustics also carries a full line of mattresses for homebuyers who need to furnish a new lake home.

Green Mountain Furniture, Ossipee

1050 Route 16 Ossipee, NH The Kendall family opened Green Mountain Furniture in 1975 in an 800-square foot space. Today the company sells New England-style furniture from a 60,000-square foot showroom and warehouse. They can help you furnish every room of your home and also carry a wide variety of mattresses.

Harris Family Furniture, Plymouth and Laconia

460 Union Avenue Laconia, NH 485 Tenney Mountain Highway Plymouth, NH In business since 1965, this family-owned furniture company has a total of four locations: Plymouth, Laconia, Chichester, and North Conway. Delivery is offered free of charge to New Hampshire customers. With a full line of traditional furniture styles, you can furnish an entire home, including beds, mattresses, home office, and outdoors.

Home Comfort, Center Harbor

38 Plymouth Street Route 25B Senters Market Center Harbor, NH Home Comfort offers furniture and decor as well as a team of interior designers who can help you choose window treatments and flooring, consult on kitchen design, and select furnishings and lighting. Owners Ann Elliott and Luke Dupuis started the business in 1996, bringing a background in project management and interior design to whole-house renovations or room-by-room transformations.

Ippolito's Furniture

193 Daniel Webster Highway Meredith, NH With free delivery with any $500 purchase, furniture for indoors and out, and full line of mattresses, Ippolito's offers a range of styles form classic to contemporary. Ninety percent of the furniture they sell is U.S.-made with the remaining 10 percent coming from Canada and Norway. First opened in Meredith in 1977 with 8,000-square feet of furniture, today Ippolito's showrooms cover 60,000 square feet.

Many homebuyers think that there are just three steps to buying a home. Look at houses, find a house you like, and buy it! While the process boils down to those essential outcomes, buying a home involves quite a few more steps. The transaction can be overwhelming and complex, but if you have an advance understanding of what's involved, buying a home can be less stressful. The very first and best step you can take? Educating yourself on the homebuying process. The next best step? Working with a Peabody & Smith REALTOR® who can assist you step by step throughout the process is important as well.

1. Line Up Financing

Once you've made a decision to buy a home, first and foremost you need to address your financial situation. Make an appointment with a lender. They can help determine how much of a loan you can afford, what types of loans you may qualify for, and can get you a pre-approval to get you started on your search for a home. Getting pre-approved for a mortgage allows you to set a budget and zero in on only those homes that you can afford to purchase.

2. Determine What You Need and Want in a Home

Now that you know how much home you can afford, you should sit down and identify your actual needs in a home. If you are purchasing with a spouse or partner each of you should separately sit down and make a list of all "must haves." Compare your lists, discuss the differences, and come up with a joint list that you can both live with.

3. Research Communities

If you are moving to a different area, it will be important to research the communities in the area that you are moving to. If you have children, you may want to contact the schools and find out about the programs that they offer. Find out which communities fit your wants and needs and make sure to visit them. We have some resources that will help you research communities. New Hampshire Communities Our community profiles include a brief overview of home types and community amenities. You can see a map with active listings, too. Plus there's a link to see all home for sale in that community. It's a one-stop shopping hub. 

4. Target Your Property Type

You will also want to be sure you know what property types you are interested in. Property listings derived from the MLS, or multiple listing services, are generally categorized into the following types:

• Single-family
• Condo
• Townhouse
• Multi-family

The property-type decision may be comparatively easy to make. But there are many subtypes after that, especially in central New Hampshire. Do you want to buy a lakefront home? A home near a lake? A home in the White Mountains? Knowing what you want locationally can help speed the search process. New Hampshire Waterfront Homes for Sale We developed this feature especially for homebuyers interested in lake properties. You can browse by lake location. This is one of our favorite buyer tools—it can save you some serious time if you're looking for homes in the New Hampshire Lakes Region.

5. Do Some Market Research

As a buyer, you'll compete with other buyers in the market. Doing a bit of market research will help you negotiate the best price on the home that you find to purchase. Your REALTOR® is the most valuable source of help for this step. It works like this:

• Look at properties that fit the description of the property you have identified as what you are looking for.
• Identify those that have sold, those that have expired, and those that are actively on the market.
• This data will tell you what other buyers have been willing to pay for similar homes (the solds), what prices other buyers have rejected (the expired), and what is currently available on the market. This is an important step in understanding and being able to negotiate a price on the home that you find to purchase.

Interested to see homes we've recently sold? You can see them on our Just Sold page. 

6. Start Looking at Homes

Now you are ready to start looking. Starting your search online will help you to identify properties that may fit your criteria and eliminate those that don't.

7. Schedule Home Viewings

Once you have picked out a list of properties that you think are appropriate, it's time to make appointments to see them. Your REALTOR® will make the appointments for you and show you all listings no matter who the listing agency may be.

8. Evaluate Each Property

After each showing, you should take the time to evaluate the property that you have just viewed. When you are in the process of looking, especially if you have scheduled several showings on the same day, one home can blend into the next. Be sure to take the time after looking to make notes. Write down the positives and the negatives. Bring your smartphone and take pictures so the property is clear in your mind. Once you start looking at properties you may need to reevaluate your wants and needs.

9. Decide Which Home Best Meets Your Needs

The next step is potentially the hardest one of all—DECIDE which home meets your needs.

10. Make an Offer

Next, your REALTOR® will help you to write up an offer and negotiate the price with the seller. Be prepared for the possibility of a counter offer, or counter offers.

11. Conduct Inspections

Once you and the seller have agreed on price and terms of the sale, you will need to conduct your home inspections.

12. Follow Up on Inspections

Your inspections may be satisfactory or they may reveal a defect or defects that you had not anticipated. Should something unexpected arise from the inspection, you may then need to negotiate with the seller on the repairs of those conditions. Just a word of caution, not all sellers are prepared or are willing to pay for repairs.

13. Review and Follow Contingencies

You must make sure that all contingencies, or stipulations, of your contract have been met. There are some very strict deadlines on a Purchase and Sale Contract. Make sure that you follow those dates. Once all contingencies have been met, it is time to arrange for the move.

14. Close on the Property

The final act is to close the deal and move in!

Don't Miss These Key Steps

The biggest mistake homebuyers make is skipping Steps 1 through 5. Knowing how much you can afford and having a good idea of what you are looking for will help eliminate wasted time looking at homes that you cannot afford. If you are looking in an unrealistic price range, the houses you actually can afford may then seem completely inadequate after looking at the higher priced homes, and you may feel let down and frustrated. Set your expectations realistically by doing your homework ahead of time! Buying a home, especially your first home should be a fun and rewarding experience! Be prepared and enjoy! Image By: ccPixs.com

What is current use? This is one of the questions that we get almost daily. So have you ever wondered what current use is? I have a link here to the state's "A Laypersons Guide to Current Use." The very basic answer is this: It's a break on your taxes for open land that is not being used. Essentially, there is a tax lien on the property when the owners have not developed the land for use. Once the land is taken out of current use tax status there is a 10% one-time fee, of the "full and true value." Let's start with the why it was created. In the late 60s, the legislature was looking at ways to ensure that the beauty of our wonderful state was preserved and not over developed. One of the issues that faced some landowners were the taxes. And being able to afford the taxes so they did not need to break up the land to pay for taxes or reduce the tax burden. The law, RSA 70-A was passed on July 1, 1973 to help preserve our forests and farmland. RSA-70-A Current Use Application With about 60% of our state's privately-held land in current use, that comes out to be around 3 million acres of land in the Current Use status.

Current Use FAQ

Can I post my land if I have it in Current Use?

Yes, you can. Very little actually is posted. You will not receive as large a discount if it is not kept open for use without fee for fishing, hunting, snowshoeing, skiing, and nature observation. You will want to talk to your town office about a recreational use discount.

What if I want to build something on the land that is in current use?

If you decide that you do want to use the land there is a one-time 10% penalty of the "full and true value." And that is determined by the town the land is a part of.

Can we use the land once it is in current use?

Yes. You can hike, hunt, fish, explore, and enjoy the land.

How many acres are required to qualify for current use?

Typically, it's 10 acres of land that is not being used. So nothing can be built on the land. To include your driveway and septic to your home. In some instances smaller parcels could take advantage of current use. Typically that would be land that is wetlands or agriculture land.

What if I want to build on the land or use it for something other than farming or recreation?

Once work begins for future building, that is when the property that is being developed will be taken out of its current use status and the one-time tax fee will be assessed by the town and due.

What if the land is separate tax parcels?

As long as they are contiguous. It does not matter if they are in different towns, counties or even if there is a road going through.

And how besides the obvious financial benefit does this benefit the owners?

One of the requests that we get from people looking to relocate in this area is "I want it to abut the National Forest." Ultimately they are looking to have land that isn't getting developed as their neighbors. So having those 27,000 landowners with collectively 3 million acres preserved, this helps property values as well. Not to mention that we are keeping and preserving natural habitat for our game and non-game animals. Ultimately, there is a lot to the law itself. And you should consultant an attorney if you should have any questions.

For those who want a specific home, whether it's an incredible view of Mount Washington, a private cabin tucked away in the woods, or a great one-level home, building lets you have exactly what you want. Follow the lead of many of our buyers and take the alternative route of buying land and building your new home or vacation getaway cabin. Land parcels for sale in the White Mountain towns of Bethlehem, Carroll, Franconia, Littleton, Sugar Hill and Whitefield (all short driving distances from Bretton Woods  and Cannon Mountain currently total about 150 properties, ranging in price from $15,000 for just over 2 acres in Bethlehem to $350,000 for lots at Bretton Woods. And more than half of the listings are on for less than $80,000. Here's a sampling of some of the properties currently available:

305 Jefferson Road in Whitefield, MLS #4633178

Jefferson Road, Whitefield, MLS #4675368

Lot #11, Woodcrest Lane, MLS #4662515

This is a great opportunity to build on affordable acreage close to skiing at Bretton Woods and Cannon Mountain, incredible hiking in Franconia and Crawford Notch state parks and a myriad of other outdoor recreational activities just minutes away. To learn more, give us a call at 603-444-1294 or send us an email at carolk@peabodysmith.com! We are happy to help!

What does it really mean when the buyer asks a seller to pay closing costs? Let's say that the buyer is putting in an offer on a $200,000 home and they are going to make a full-price offer and ask for the seller to contribute to the closing costs. A few things to consider is what is allowed with the loan product. Each loan is a bit different in what they allow. And this should be confirmed prior to submitting the offer with the loan officer. But remember, that making a "full-price offer" and asking for closing cost is not a full-price offer. The reason for that is this—because the buyer is asking the seller to take a reduction in price so the buyer can finance their closing costs. This ends up meaning the seller really isn't paying the closing cost in the end. The buyer is paying their own closing costs by financing them. The highest allowed "seller contribution" I am aware of is 6%. Here's how the math would break down on this "full-price offer." Buyer offers the seller: $200,000 with a 6% contribution from the seller for closing costs. $200,000 x 6% = $12,000 $200,000 - $12,000 = $188,000 The buyer may be making a "full-price offer" at $200,000 but by asking the seller to take $12,000 less than what they are offering the home at. This ends up computing to an offer of $188,000. For some buyers, they may really need to finance the closing costs, and this option allows them to do this, while also allowing the seller to obtain their goal of selling their property. For buyers though, it's important to remember there are things that can and cannot be included in closing costs. And how that is worded in the Offer/Purchase & Sales agreement will make a difference, in addition to what the loan product will allow. There are many great ways to help buyers and sellers negotiate and work out these details—and it helps to have an agent work through this with both parties. I am ready, willing and able to help you navigate these questions and negotiations. Any of our full-time Peabody & Smith Realty agents are ready to help. Feel free to give us a call or email us at info@peabodysmith.com to learn more.

Wintry weather may still linger in New Hampshire, but the calendar says that spring—and the spring real estate season—is fast approaching. We've pulled together some exclusive Peabody & Smith resources especially for homebuyers and sellers in the White Mountains and Lakes Region. In Northern and Central New Hampshire, we specialize in helping you sell your home, purchase a new one, or find that special vacation home. Whether it's a waterfront home on Squam Lake or a ski home at Bretton Woods, we are ready to help you.

Peabody & Smith Homebuying Resources

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Find your perfect lake home in Northern and Central New Hampshire from our hundreds of real estate listings.

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