WHICH OF THESE IMPORTANT QUESTIONS DO YOU NEED ANSWERED?
SELLERS: Just what is your Home worth now for general interest, tax or other investment use? (Market Values have been fluctuating. Most value ranges are rising but a few others remain stable, a very few have declined. But where?)
Selling your house - but you're not sure just how much you can list it for, to get a fair price, quickly? (It could mean wasted months of listing, if too high, or thousands of dollars wasted, if listed too low.)
MORTGAGE ASSISTED BUYERS: Be sure your lender chooses a LOCAL Appraiser that knows your prospective home area, neighborhood, and City - This is a Very Unique Resort Cities Valley - all 10 cities, and will not be understood by out of the area Appraisers. Appraisers ethically should be well versed in the Area Values, Specifics to special neighborhoods, and Property Types.
NEW NEW & CONFIDENTIAL: CASH BUYERS: Hey - IN THIS MARKET, CASH BUYERS, Beware - Don't buy without first making the agreement CONTINGENT on an Appraisal and Home Inspection. Be sure three ways: That you are paying a fair Current Market Price for the residence. Or you are getting a bargain and the price asked is lower than Current Market. BUT - IF THE CURRENT MARKET VALUE IS LOWER THAN THE PRICE YOU ARE ABOUT TO PAY - AHA! YOU MAY NOW RENEGOTIATE DOWN TO THE CURRENT MARKET VALUE, if you made the Sales Agreement, CONTINGENT on getting an Appraisal. . Same, with the Absolutely NEEDED - Home Inspection. Even for new or newer Construction, and especially if an older residence has undergone major renovations and claimed upgrades. Don't buy THEN find building, health or safety issues that might cost you a lot to repair or change, or poor quality but claimed Upgrades - fail and you have floods or power-downs or worse. .
ESTATE NEEDS: . Your family needs to know the value of a family residence for Estate and Tax purposes as of the date of death (DOD) recently, or several years ago? (For Tax, Probate or Family disbursement). APPRAISALS FOR MOST ANY SPECIFIC DOD DATE.
NEW NEW: PARTNERSHIP DISSOLUTION/ OR DIVORCE and PARTNERSHIP PLANNING. (For division of residential real property - See below for details on the newer "NEUTRAL APPRAISAL" to assist both parties with one report.
THE RECOMMENDED CERTIFIED RESIDENTIAL APPRAISER
FOR THE 10 DESERT RESORT CITIES IN THE COACHELLA VALLEY
And California Real Estate Broker
AR 015646 Exp 03/14/2019
Consultant Broker 00918572 Exp 06/12/2019
Phone or Text: (760) 774-4636
Meantime: what's New and In The News?
NEW ! NEW ! NEW ! NEW ! NEW !
Hot News - Updates Into the first half of 2018
The High Season is again on in the Coachella Valley and the ten desert resort cities, and all the gated clubs and famous neighborhoods! Inventories of available properties for sale have grown, and the values have stabilized, and are showing, in most value ranges and neighborhoods, an increase of 5-6% or more in Annual Market Value changes, except in the highest value ranges where values have risen in some developments and neighborhoods, and declined very slightly in others, mostly from "Overly high, over market listings" of the properties instead of listing them, close to their Current Market Values. Be wary of advertised On Line Property Valuations sites. Few Auto Valuation sites can offer accuracy and none can claim "Appraised Values", just guestimates, from whatever data they can find, on line, right or wrong, about the properties. . Fewer homes were listed and sold in this past 12 months, but increased activity is noted as we go into the 2017-2018 Season, Inventories of available properties for sale, should rise a little in the first quarter of 2018, the most active months of the high season for the desert resort cities. The Stock Market has shown positive rises in the past year reaching several record levels, but it is unknown what will happen to our real estate market if the interest rates continue to slowly rise - after the early expected run on refinancing and purchasing, some expect the Real Estate Market to slow. This would hurt property values and the inventory would rise. My personal opinion is values will continue to rise slowly, here in the Coachella Valley for most residential property types and value ranges, into the middle of this current season. It was noted, sales were active, through the past, hotter than typical summer months, with a notable rise in buyers of "Fixer" or "dated" properties, to remodel, upgrade and resell to those buyers, wishing "move-in" updated homes, or for long and now short term (STR) rentals. The Cities Of Palm Springs and Palm Desert, are cracking down on STRs, to stop commercial rentals of Single Family Residences (SFRs) in R-1 zoned neighborhoods. STRs have become a point of heavy argument within the a number of Cities. Too many STRs in a HOA development would also make it much harder to get financing, with many major lenders. Many HOA Developments are enacting stricter rules for STR rentals, or are banning the activities outright.
It is still an ideal time to buy, says also the Broker in me. Values rose very slowly in the past 12 months, as expected, but not anywhere at the rapid growth of the inflated years 2004 through early 2007. But, Current Investors still know - They are still buying up the dated units and residences, sprucing them up with reasonable updates, upgrades and remodeling - and reselling at (and this is the key word) with "reasonable profits", selling them faster than the slightly dated units and residences are being sold, to new home owners looking for bargains and wishing to remodel to their own tastes. Most of the fix and sell investors have realized there is no longer an inflationary market push, and are NOT trying to soak the second buyers in a market that recently experienced such a sharp downturn 2007 through well into 2012....... BUT - BIG HINT TO CASH BUYERS! It is always good to be sure, as a buyer, to obtain an appraisal BEFORE YOU CLOSE A CASH SALE, so you do not over pay against the property's Current Market Values. MAKE YOUR OFFER CONTINGENT ON AN APPRAISAL. YOU WON'T BE SORRY. A CONFIDENTIAL Appraisal is prepared for the Buyer, and if it comes in at or close to the contract price, you may be confident. If it comes in higher than the contract price, you may be pleased to possibly buy with a little equity already. BUT if it comes in notably lower than the contract price, you may use the appraisal to open renegotiation on the purchase price, IF YOU WROTE IN THE AGREEMENT - PRICE CONTINGENT ON AN APPRAISAL. Allow at least 17 days for the Contingency, and order the Appraisal within 24 hours of the Agreement execution.
Home Sales remain quite active in most value ranges, in Palm Springs and Palm Desert, and still slower but good sales, in the cities of Rancho Mirage, Indian Wells, plus, La Quinta and Indio and Cathedral City are not far behind in sales numbers, As I earlier stated, the investors know. They are buying what are still considered bargains, as far as home prices are concerned. Flips are common again, but there seems to be a conservative bent to that, with less but "key important upgrading" of properties purchased as "fixers" for resale, and the profits are smaller, thus, sales more reasonable in the Local Housing Market! If it is a remodeled, updated Sale, Buyer beware - Get a good Home Inspector (I have one in my recommended section) and emphasis on the electrical and plumbing (water AND Sewer lines. Many of the Mid Century Modern and Ranch Gems, had iron based piping that are near end of life. Also be sure of not having too high water pressure. But your Home Inspector will tell you, all that. Interest rates, as expected, hover a little higher but still in a very good range for purchasing, based on the sales history of the past 30 years in the Valley. Some developments that have other problems with an over abundance of properties for sale, often brought on by other factors such as overly high HOA fees and extra fees, or, added Leasehold Estate fees.
The time is right, The value increases, in some instances, have reached the then current market value levels, of early 2006, so those who bought then, in the inflationary period, and didn't over inflate their properties with multiple refinancing take-outs, and want to move on, should be at or close to break even or showing a minor profit in a sale. Gone are the multiple short sales and repossessions and REO (Bank) sales. Many will soon, or may already be seeing, a rise in equity again. The worst hit were the owners who refinanced for money out, as those values inflated through 2004 to 2007, then literally, crashed. . In some areas including parts of Palm Springs and Palm Desert, values have increased some 5 to 6% in the past 12 months. There are some with a sharp rise in values as sales remain active despite low inventories. As the season progresses, more sellers will see the time is right, if they really want to sell, and the inventories will increase notably. But this will keep the Market steady and healthy.
30 years Appraising, 27+ years LOCAL to all of our Valley, and at your service!!
THAT MEANS: YOUR RECOMMENDED LOCAL Certified Residential Appraiser and Broker/Realtor Consultant for Palm Springs, Rancho Mirage, Palm Desert, Indian Wells, La Quinta, Cathedral City, Indio, Coachella, Thermal, Desert Hot Springs, Bermuda Dunes and unincorporated Riverside County communities.
Why do I stress Local? In my opinion, you may not get an accurate appraisal if the appraiser has to drive 60-100, 200, 400 or more miles from his or her own local area to try to find your home and hope to find nearby comparable properties. I met one recently, appraising a neighbor, and he came from Santa Barbara. Said he used the fee to see what Palm Springs was like - but he then wondered why we had so many "Old" houses here? He was referring to the now famous Mid 20th Century Moderns and Ranches. Enough said. The appraised Value was "way Off"! Will the out of area Appraiser know your type or style of property NO. Will he/she know the reasons your neighborhood is unique in your city? NO. Will you get an accurate current market or retrospective value? VERY Probably NOT. It is not just: find a few recent sales and kind of "match" the Subject property to them. The Desert Resorts are notably unique, each, certainly, with their own architecturally notable properties and neighborhoods. Palm Springs and other cities have very unique and famous architectural properties that in themselves are design GEMS and command the values, IF kept within their design elements and upgraded to today's finest qualities and needs.
ANOTHER GREAT NEWER SERVICE AVAILABLE TO YOU, NOW!!!
I am also now offering Neutral Appraisal Services, through your attorney or other legal representative or accountant, or direct with agreeing parties.
Example: A divorce situation or break up of an ownership partnership, or the consideration of a future partnership, where property value is needed. Too often each party to such a transaction brings in their own Appraiser - strangely there may be a disparity of quite a few thousand dollars in each appraisal. This is right away, in my opinion, unethical and unfair to both parties.
I offer an accurate, single, Neutral Appraisal, offering my very best efforts to determine the most accurate property value that both parties or all parties may rely on. At no time should a property valuation be other than the honest, then current Market Value - unaffected by individual parties wants and dislikes during a dispute or partnership property transaction. Call for more details or have your regal representative call or email me. Ask me about this and the Confidentiality requirements I pose to assure Neutrality.
Barry Noble (760) 774-4636 BarryNobleValue@gmail.com
Special Service: To: Sellers and Seller's Agents and Owners:
If you need to know the accurate Gross Living Area (GLA) square footage and the County Records don't show any additions that are there or the MLS listing says "Buyer to Verify": Get it right before you buy or sell: Ask me, just to tape measure and sketch the floor plan for you and KNOW WHAT SIZE A PROPERTY YOU ARE SELLING....OR BUYING !. My fees for this special extra service, without an appraisal, range from typically $175 regular, smaller residences and condos, to $350+ for larger custom, single or two level homes, depending on the size and intricacy of the floor plan. Call about Estate sized properties or multiple structures. (Guest units etc.). Believe me, A lot of people get very upset when they think they bought a larger home than they later found they bought. Sometimes lawsuits evolve. Size does matter, when it comes to your home. Claims have ensued from major square footage mistakes. It shouldn't be mis-calculated or mis-represented. Many homes are notably inaccurately represented by incorrect square footage Gross Living Area in the County Records, and thus in the MLS. Far more than you might imagine. As a Broker too, dare I say, how professional is an agent who doesn't know what the square footage really is, for the property he or she is supposed to be totally representing, for the Seller, for a sale. What else does the agent not know? I say this with respect, as also a Broker, who never sold a residence without first measuring the Gross Living Area, (GLA) myself.
Your Recommended Certified Residential Appraiser,
(760) 774-4636 (phone or text)
Again - where?
Palm Springs, Palm Desert, Indian Wells, Rancho Mirage,
La Quinta, Cathedral City, Indio, Coachella, Desert Hot Springs
and unincorporated areas of the Coachella Valley
All Residential properties from small condos to
large, custom, architecturally significant Estate
homes, or 2-4 units, in ALL the unique neighborhoods of
the desert resort cities of Southern California
CALL BARRY NOBLE
in Palm Springs CA
(760) 774-4636 (Phone or Text)
Note: ** This Appraiser/Broker is not a lawyer or accountant and any legal/accounting questions should be referred to your own legal or accounting counsel.
HERE TO HELP YOU BarryNobleValue@gmail.com
(760) 774-4636 (Phone or Text)
Barry Noble Copyright 207-2018, All Rights Reserve
May I thank You For Visiting My website. I look forward to be of service to your Appraisal needs.
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