Archive for the ‘Realtor Tips’ Category

As your saavyVernon Hills realtor, I’m always looking for a good deal. There are many deals to be found at garage sales, and the Village of Vernon Hills is taking that idea to a new level. On Saturday, September 10, the village is hosting the first Vernon Hills Community Garage Sale from 9am to 1pm at the Vernon Hills Metra Station on Route 45.

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Vernon Hills Realtor advices how to Position Your Vernon Hills Real Estate to Sell!

As the #1 Realtor  in 2010 in the Coldwell Banker Buffalo Grove office,  I know that it is important to position  my Vernon Hills real estate listings to sell.    Your Vernon Hills Real Estate has to meet two criteria in this challenging market to sell.   Your Vernon Hills home has to be the prettiest and the best priced for it to be the next parcel of real estate to sell.  Essentially, the home has to win both a beauty contest and price war.  Read the rest of this entry »

Vernon Hills il  Realtor explains that the signed Vernon Hills real estate contract is just the beginning of our real estate relationship.

One of my recent  first time Vernon Hills buyers had many questions after I found them their perfect dream home.  They inspired me to write this post to  explain the next 8 steps of what happens from the time you sign the Vernon Hills real estate contract until  you actual close.

Congratulations!   The sellers accepted your contract and I am so excited  you have finally found the perfect home.  Is my job as your Vernon Hills realtor job over? Just the opposite…     My job as your Vernon Hills Realtor has just begun.    I will be by your side during  each of the below 8 steps … until you  sign the papers at closing and you walk away with the keys.

Remember, we are a team and I  will help you make the next few months  as stress free as possible.   Below are the next 8 steps in helping your signed real estate contract actually turn into a closed transaction.

1.  First  I will make certain both your attorney and lender receive a copy of  the real estate contract. If you don’t have an attorney, I  have recommendations of attorneys that are both reasonably priced, responsive and ensure  that a successful closing will take place. I always like to be copied on all correspondence, so I am knowledgeable of the transaction every step of the way.    You can check out my website at  www.buffalogroveareahomes.com for suggestions of the best real estate attorneys.

2.  I  will advise you to schedule a home inspection next – and of course I   have recommendations for a reliable inspector who will inform you of the current condition of the home..    Again you can check out my website at www.buffalogroveareahomes.com for a recommendation of a thorough inspector.   The home inspection needs to take place within 5 business days from the date the contract is signed.  Most of the time, I recommend a radon inspection at the same time.   Depending on the size of the home the  inspection can take 2 to 4 hours.

After the inspection is completed, the inspector will provide you with a report which he or I will forward a copy to your attorney. Your attorney will review the report with you and will make recommendations as to what repairs should be requested from the seller as well as what is required under the contract. I will also discuss this with you and make my recommendations.

3. The attorney review period is typically the same 5 business days from the date the contract is signed. Your attorney will review the contract with you during this time frame and may make suggestions to modify the contract to better protect your interests.

4. You should contact an insurance company as soon as possible to arrange for your purchase of homeowner’s insurance. You have ten days under the contract to make sure you can obtain insurance at a reasonable cost. If you need flood insurance you must verify this now. Your lender will require you to pay one full year of homeowner’s insurance premiums prior to the closing, with the receipt to be brought to the closing. Have your insurance agent fax a copy of the paid receipt directly to your lender as well.

5.  Notify your present utilities (if applicable) and arrange for services at your new address approximately 2 weeks prior to the closing. This includes gas, electric, water, cable and phone.   Don’t forget to cancel or transfer deliveries, newspaper, magazines, garbage collection, etc.

6.   Prior to closing, we will conduct a final walk through  to make sure the home is in the same condition as it was when the offer was made and that all home inspection issues have been resolved. This is typically done the day before or the day of the closing. I will contact you to schedule the walk through.

7.  The closing time and date will be set by the attorneys based upon their schedules and the availability of the title company representative. As the buyer, you will need to bring your driver’s license or picture identification, as well as the paid receipt for your homeowner’s insurance. Your attorney will instruct you on how to find out the amount of money to bring to closing, where the closing will be located, and what you need to bring.

8 .After closing if you want to paint,  remodel, or make any other updates, I can give you recommendations as to vendors who either myself, my friends or my past clients have used.

If you would like more information about the Chicago Northwest Suburbs including Libertyville, Buffalo Grove, Lincolnshire, Long Grove, Vernon Hills and Lake Zurich  please do not hesitate to call me at 847-602-5435 or email me at info@buffalogrovehomes.com.

My websites, www.movetolonggrove.com , www.buffalogroveareahomes.com, and www.vernonhills.homes-for-sale.com will  provide you all the information regardless as to whether you are a potential buyer or seller!

Eloise Bakery and Restaurant in Vernon Hills is More than Just Delicious – It’s Sinful!

Last Friday, I wanted to bring a tray of muffins to a friend’s  house to thank her for a favor.  Luckily, I was asking around for some suggestions and  another friend  suggested Eloise in Vernon Hills.  I explained that I wanted something a little more special than the usual muffin or bagel place, and my friend told me that I wouldn’t be sorry.  I had never been there before, but had passed it many times since it was located in the River Tree Shopping Mall near Office Max on the corner of Route 60 and Milwaukee.

Of course, once I got there I had to try out all of the sinfully delicious-smelling baked goods.  I was so happy I listened to my friend’s recommendation, since the muffins were so delicious they melted in my mouth.  Eloise Bakery in Vernon Hills had a big variety of muffins;  pumpkin, lemon poppy, banana, banana struesel and more.  They also have brownies, lemon bars and pumkin bars.  I haven’t tried those yet, but I guarantee I will soon!  I talked to the owner, Eloise of course, and she said that they start baking these delectable items at 4:30 in the morning.

In addition to the bakery, Eloise makes delicious soups and sandwiches   The sandwiches have unique toppings like boursin cheese and herb mayonnaise and are prepared on soft breads that are freshly made on site.

To me, Eloise is a hidden gem and I will make it a habit to frequent this restaurant more often.

Judy Greenberg’s websites www.vernonhills-homes-for-sale.com and www.buffalogroveareahomes.com provides all the information regardless as to whether you are a potential buyer or seller.  If you are a first time home buyer trying to determine how much you can afford, or an experienced buyer who is selling your home, Judy can help you with all your real estate needs .  As a seller you benefit from Judy’s savvy internet marketing skills and strong negotiating skills, and as a buyer you benefit from her passion for finding you your perfect home!

Judy can be reached at 847-602-5435 or via email at info@buffalogrovehomes.com. Judy has helped people move in and out of  the Chicago Northwest  Suburbs. including but not limited to , Long Grove, Kildeer, Buffalo Grove, Lincolnshire, Vernon Hills, and Hawthorn Woods.

Vernon Hills Realtor Shares Secrets of a Client-Focused Website with Chicago Agent Magazine.

Creating a great website that focuses on clients takes not only time and effort, but also an understanding of one’s target audience and their needs.  I have been passionate about using the Internet as a tool to help my clients for over 10 years now and recently Chicago Agent magazine presented me with an opportunity to share that passion with other Realtors.

Here are a few of the key excepts from the  article “Secrets of Online Success”:

Research, Research, Research

” ‘Research is important in creating a successful website’, says Judy Greenberg, a Realtor with Coldwell Banker Residential Brokerage. ‘I would suggest that a real estate agent first ‘Google’ a city and see which sites come up and which ones are given the highest ranking.’ she says.”

Research is key when creating a client-centered website.  I spend hours each day online analyzing my websites and the frequency of certain key words.  This help me to understand what my clients are searching for when they begin the process of purchasing a new home.  I strive to understand which information is the most requested and helpful and then provide it in a format that is quick and easy-to-use.  Schools, from preschool to high school, are stressed in my blog ( www.judygreenberg.com) as well as in my websites ( www.vernonhills-homes-for-sale.com, www.buffalogrovehomes.com and www.buffalogroveareahomes.com) since I have found that schools are the most important factor when choosing a city for families relocating with school-aged children.

Be the Expert

“Greenberg determines what information to include in her blogs by ‘staying up to date on current events in the community and understanding the topics that interest people in real estate today’, she says. It is also helpful that she lives in the area in which she works and can blog about the aspects of the community she finds most special.”

I’m so lucky that I live and work in a community that I love.  I try and make sure that all of my blog posts are interesting, relevant and tell the true story of the communities, whether it by Lincolnshire, Vernon Hills, Long Grove or Buffalo Grove.   That way, clients can get a feel for the area whether they are in Los Angeles, CA or London, England.    For example, a reader who desires to learn about the Village of Long Grove will get a flavor of the community as well as a slide show when they search for Long Grove Real Estate on the Internet.

Optimize Search Functionality

“One of the most helpful website features for consumers is a search function that allows them to search for homes in multiple ways, including by address, subdivision, neighborhood, map or schools. ‘The search button is the most important button,’ says Greenberg.  Most Realtors use a basic home-finder search, but consumers simply will move on to the next site if they don’t get enough information.”

I make certain that the ”Search Box” on each of my websites is easy-to-find and easy-to-use. My website designer, Jeff Stone at www.nextlevelsolutionsforrealestate.com was instrumental in helping me optimize the location of this box.    Not everybody has the same criteria when looking for a house so I want to make sure I include as many options as possible to help a client get “the perfect fit” when they are done with their search.

Almost everyone will begin their next home search on the Internet and I want to make sure that when a client gets to my website, they feel as if they have access to all the information needed to begin that search.   The Internet is a valuable tool to lead a client to the right real estate agent for their needs and I am available 24/7 to set up a meeting, a school tour or just to ask a question.  And when all is said and done, it’s the personal touches that I apply to my websites and to my client relationships that makes each home search a success.

To read the full artcle from Chicago Agent magazine, please visit their website at http://chicagoagentmagazine.com/secrets-of-online-success/

Judy Greenberg’s websites www.movetolonggrove.com and www.buffalogroveareahomes.com provides all the information regardless as to whether you are a potential buyer or seller.  If you are a first time home buyer trying to determine how much you can afford, or an experienced buyer who is selling your home, Judy can help you with all your real estate needs .  As a seller you benefit from Judy’s savvy internet marketing skills and strong negotiating skills, and as a buyer you benefit from her passion for finding you your perfect home!

Judy can be reached at 847-602-5435 or via email at info@buffalogrovehomes.com. Judy has helped people move in and out of  the Chicago Northwest  Suburbs. including but not limited to , Long Grove, Kildeer, Buffalo Grove, Lincolnshire, Vernon Hills, and Hawthorn Woods.

Vernon Hills Rental Insurance- Don’t Delay if You Are Renting a Home

As the number of Vernon Hills residents that rent homes is dramatically increasing,  a new survey released today by Allstate finds most Illinois renters are inadequately prepared to protect homes and belongings.  Although homeowners coverage is required as a part of most mortgages, the approximate 1.2 million Illinois residents who rent their homes face no such insurance requirement.  Without that requirement,  just over half of Illinois renters (51 percent) report they have renter’s insurance to cover their property in case of loss.   In my opinion, if a disaster strikes whether it be fire, robbery or other tragedy, you will be devasted enough and won’t want to worry about replacing your belongings. 

In addition to purchasing the renter’s insurance, I recommend to my Vernon Hills clients the following action plan to protect themselves from  any disaster:

1. Do a home inventory checklist. 
2. Take photographs or videotape your possessions to help document what you own.  A picture is not only worth a thousand words, but it can also alleviate a lot of    headaches and aggrevation.
3. Go to www.allstate.com/renters-insurance to download a home inventory checklist and for additional important information.  While I do not endorse one insurance company over the over for coverage, I do believe Allstate has a good checklist.  You can check other insurance companies for their own personal home inventory list.
4. After you complete steps 1 and 2 place these important documents  and pictures in a safe deposit box.

Whether you are an executive of Motorola, HSBC, Allstate, CDW or any other company located in the Vernon Hills area, contact me and I will find you the perfect rental opportunity.   Currently, I have a penthouse rental available iat 425 Benjamin in Vernon Hills.  It is completely furnished with stunning furniture.  Call me or email me if you would like to see this gorgeous spacious condo.

Judy Greenberg’s website, vernonhills-homes-for-sale.com, provides all the information regardless as to whether you are a potential buyer, lessee, seller, or lessor.   

Judy can be reached at 847-602-5435 or via email at info@buffalogrovehomes.com. Judy has helped people move in and out of  the Chicago Northwest  Suburbs including but not limited to , Long Grove, Kildeer, Buffalo Grove, Lincolnshire, Vernon Hills, and Hawthorn Woods.

A Final Walk Through Protects You and Your Future Property

Congratulations.  You found the house, placed it under contract, survived the inspection and are now ready to close on your Vernon Hills dream home.  What could possibly go wrong now?  Well, as the saying goes, you never know.  You need to protect yourself and your future Vernon Hills home  before money changes hands and the best way to accomplish this if for you and your real estate agent to plan a final walk through.  I believe in the “Three W’s” when it comes to the final wall through: Why, When and What.

Why should I schedule a final walk through of my future property?  

A final walk through is very important to all buyers because it’s your last chance to inspect the property before closing.  Even if my buyers don’t have the time to perform it themselves my job as their agent is to perform it on their behalf.   If your sellers have not lived up to the terms of the contract,  you will want to know about it in advance of the closing so remedies (both monetary and otherwise) can be agreed upon before money changes hands. Usually during the initial inspection, I advise my clients to take pictures so there is no misunderstanding as to what the house looked like when seen last. 

When should the walk through take place?

As your agent, I always try to arrange for the final walk through the day or two before the real estate closing.   Additionally, if possible, I do another walk through the day of the closing. 

If you are buying a Vernon Hills  house that is owned by a relocation company, it is required that you schedule a final walk through at least three business days before closing. Typically stated in the relocation company’s addendum, this provision allows the relocation company ample time to work out any issues that might. If something is wrong and you request a credit, many parties have to agree before they will proceed to close.   If you are required to do a walkthrough that far in advance, we will do another walk through right before the closing.

What should I look for during the final walk through?

It is important to check out the condition of the house right before the closing.   We want to make sure that the sellers have completely moved out and that the house is in “broom clean” condition.  In some contracts, I have noted that instead of broom clean the home needs to be professionally cleaned. 

Additionally, we will be checking to make sure that any appliances, light fixtures, built ins, blinds, etc. that are supposed to stay with the house (per the written contract) are still in the house and work properly.  I flush all the toilets and run the water in all the faucets. It is important to check that the pipes are not leaking.  It’s also important to look to see if there was any accidental damage done to the house when the sellers moved out, like a  a scratched hardwood floor or broken storm window.

If the water or the electricity have been turned off and you can’t check the appliances – this needs to be addressed.  During my last closing, the seller turned off the gas too early.  The gas company had to be contacted to turn the gas back on in order for the buyer to test the oven and fireplace.

What should I bring to the final walk through?

During the final walk through, please bring all your paperwork with you.  This should include your sales contract, any addendum(s) to the sales contract and inspection records.  If any requested repair work was done to the home due to the inspection period, this is the time we check to see if it was actually done.  It’s better to raise any objections during the walk through than wait until the closing. If any items are missing or anything has been left behind that should not have been, I would rather address them right after the final walk through.  At the closing, the seller’s attorney should have any necessary receipts and warranties for repair work done, to give to your attorney. 

When all is said and done, you are just steps away from moving into your dream house.  The final walk through with me as your agent will calm any fears that you may have about the condition of the house and address any last-minute concerns you may have. As a local Vernon Hills real estate agent, I will work with you every step of the way from the initial contract to the final walk through to make sure that everything is as perfect as possible for your long-awaited homecoming.

The above post  Vernon Hills Realtor, Judy Greenberg discusses the Importance of a Final Wal through was written by Judy Greenberg and Tara Arnolnd of the Judy Greenberg Group at Coldwell Banker.

If you would like more information about the Chicago Northwest Suburbs,including Libertyville, Buffalo Grove, Lincolnshire, Long Grove, Vernon Hills, and Lake Zurich  please do not hesitate to call me at 847-602-5435 or email me atinfo@buffalogrovehomes.com

My websites, www.movetolonggrove.com , www.buffalogroveareahomes.com,and www.vernonhills.homes-for-sale.com

will provide you all the information regardless as to whether you are a potential buyer or seller!

Vernon Hills Renters-  Don’t be a victim of your lessor’s potential foreclosure.

In order to protect my Vernon Hills client if he/ she is the the lessee, and prevent them from being thrown out on the streets, or from being a victim of foreclosure, I need to cover all bases when finding   the perfect rental opportunity for my client.   

Just this past week, I have received 2 calls from two different Vernon Hills lessees where one family was told that they needed to vacate their Vernon Hills home immediately and the other couple was told that they needed to move out of their Vernon Hills home within the next few weeks.

Imagine a family dinner and the sheriff knocks on the door informing that you have to move out suddenly since the lessor failed to pay the mortgage.  Yes, the Vernon Hills renters paid the rent on a timely basis, but the Vernon Hills lessors failed to pay their mortgage and taxes.

Since I represent many Vernon Hills clients, both lessees and lessors, my job as a Vernon Hills Realtor is to represent and protect my clients.  If I represent the lessors, I do a background check on the lessees, and if I represent the lessees, I need to do a background check on the lessor.  

  These are additional questions I research before placing my clients in the perfect Vernon Hills rental.

1. How long has the Vernon Hills home been vacant?

If the house has been vacant for more than a few months, it is very possible that the landlord could be distressed and must get your first/last month rent and security deposit to catch up on the mortgage that may be past due. This is the first sign that there might be a problem.  

2. Are the Vernon Hills real estate taxes current on the property?

Not only does properties get foreclosed on because of non payment for the mortgage , non payment of property taxes can also cause a property to be foreclosed on. You can also check the Lake County tax records if you feel awkward asking this question.

3. Lastly,  pull the credit of the Vernon Hills lessor.- Don’t get me wrong, the first time I was asked to pull credit of one of my lessors, I was taken aback and appalled that they were asking for my client’s credit.  My client was allowing these people to rent from them! However, after I have heard the problems lesses go through, I  now perfectly understand and can sympathize.  People want and need  to protect their families from having to be a victim of foreclosure,  Its a mess, the legal fees, double moving costs and lastly,  its not fun to have to move out suddenly when the sheriff comes knocking on your door.  Make sure you use the services of a Vernon Hills Realtor to protect your interests

If you would like more information about the Chicago Northwest Suburbs,including Buffalo Grove, Lincolnshire, Long Grove, Vernon Hills, and Lake Zurich  please do not hesitate to call me at 847-602-5435 or email me at info@buffalogrovehomes.com

My websites, www.movetolonggrove.com , www.buffalogroveareahomes.com, and www.vernonhills.homes-for-sale.com

 will provide you all the information regardless as to whether you are a potential buyer, seller, lessor and lessee!

Full-time Vernon Hills Realtor^® shares key strategies on how to sell your home quickly for top dollar.

If you are planning to sell your Vernon Hills home in the next  4 years or even if you are not planning to sell your home ( a job transfer may pop up unexpectantly), I would advise you to take pictures of your home in all seasons. Spring has sprung in Vernon Hills and the flowers are in bloom.  If you blink and you don’t start smelling the roses or enjoying  the beauty of the tulips, you will miss one of the most gorgeous seasons we have in the Chicago Northwest Suburbs.    Use your digital camera and start clicking away.  Can you guess that tulips are my favorite flower!

Let’s say you want to put your Vernon Hills real estate on the market in early March, one of the times most people ultimately first think about selling their home.  Imagine what the photos of your home would look like at that time of year.  If you live in Vernon Hills, your pictures would either include dirty snow or ugly barren trees (not a pretty site and one that does not make a good first impression).

In my opinion, it’s the photos — and good photos — that gets a potential Vernon Hills buyer in your home.  Remember, you only get one chance to make a first impression!   A good picture is worth a 1000 words, a bad picture on the other hand  may result in the consumer skipping over your home in their internet search and you not selling your home.

According the National Association of Realtors, nearly 80% of homebuyers start their home search on the Internet.   Start Clicking Away….

Tax Credits For Vernon Hills Buyers

As a Vernon Hills real estate agent, many of my current clients are planning to take advantage of the $8000 first time home buyer tax and others are planning to claim the $6500 repeat buyer credit. Buyers are coming out of the woodwork and Vernon Hills homes priced less than $300,000 are moving quickly.

If you are moving to the Vernon Hills area, or selling your Vernon Hills home, I feel that if you don’t begin your search looking for a home or putting your home on the market, you will miss the opportunity for you or your potential buyer to take advantage of these credits!

The Worker, Homeownership, and Business Assistance Act of 2009 has recently extended the tax credit of up to $8,000 for qualified first-time home buyers purchasing a principal residence.

The bill also authorized a tax credit of up to $6,500 for qualified repeat home buyers. The home you purchase needs to be under contract by April 30th, 2010.

There are so many questions you as a potential buyer may have, and I have provided links below that I feel explain this new tax law the best! I used to be a tax accountant, and I know how complicated the rules can be for even the most seasoned professionals. If you have any additional questions, please do not hesitate to call me. If I can’t answer , I know some of the best tax accountants in the Vernon Hills area.

For more information about the first time home buyer’s credit, this is the best information I have read thus far!

Tax Credits at a Glance

Questions and Answers about the First Time Home Buyer’s Credit

Questions and Answers about the Credit for Repeat Buyers

How to claim your credit is very important…The IRS had published the following guidelines

2009 Tax Return

Because of the documentation requirements for claiming the credit, taxpayers who claim the credit on their 2009 tax return must file a paper — not electronic — return and attach Form 5405, First-Time Homebuyer Credit and Repayment of the Credit (see the instructions for help with the form), and a properly executed copy of a settlement statement used to complete the purchase.

• Purchasers of conventional homes should include a copy of Form HUD-1, Settlement Statement, or other settlement statement, showing all parties’ names, property address, sales price and date of purchase.
• Purchasers of mobile homes who are unable to get a settlement statement should include a copy of the executed retail sales contract showing all parties’ names, property address, purchase price and date of purchase.
• Purchasers of newly constructed homes where a settlement statement is not available should include a copy of the certificate of occupancy showing the owner’s name, property address and date of the certificate.

Note Regarding Signatures: While the Form 5405 instructions indicate that a properly executed settlement statement should show the signatures of all parties, the IRS recognizes that the elements of the settlement document, often a Form HUD-1, may vary from jurisdiction to jurisdiction and may not reflect the signatures of the buyer and seller. The settlement statement that must be attached to the return is considered to be properly executed if it is complete and valid according to local law. In locations where signatures are not required the IRS encourages the buyer to sign the settlement statement prior to attaching it to the tax return even in cases where the settlement form does not include a signature line.

Long-Time Residents: The November 2009 legislation extends the credit to long-time residents of the same main home if they purchase a new main home. To qualify, eligible taxpayers must show that they lived in their old homes for a five-consecutive-year period during the eight-year period ending on the purchase date of the new home. For long-time residents claiming the credit, the IRS recommends attaching, in addition to the documents described above, any of the following documentation of the five-consecutive-year period:

• Form 1098, Mortgage Interest Statement, or substitute mortgage interest statements,
• Property tax records or
• Homeowner’s insurance records