Why is it that some homes sit on the market for a year while others sell like hot cakes?  Frustrated sellers will blame a bad market, while a good real estate professional will tell you that many times, a slow sale is often attributed to the listing price.

              If a home is overpriced, buyers will stay away.  But, if the price is competitive with similar homes in the area and “shows” better than the competition, it will have a better chance of being sold quickly.

              The secret is perfecting a technique that’s as American as apple pie: comparative shopping.

              Although comparing houses with different styles, square-footages and locations is challenging, real estate professionals still feel it’s one of the best methods to use when determining a home’s market value.

              A responsible real estate agent will effectively evaluate a home’s worth through a process known as Comparative Marketing Analysis (CMA).  Taking a look at assets, such as a swimming pool, bigger than normal living spaces, a fantastic view, adjacent city parks and other attractions, the agent will begin to compare your home with similar properties, called “comparables,” that have sold in the area within the last six months.  Typically, the agent is able to recommend a realistic price range that will ensure you top dollar and a reasonably

              However, factors such as the amount of time needed to sell your home can alter the agent’s price recommendation dramatically.

Typically, people should check with real estate offices in the community to determine the typical duration that listings are on the market.  Sales associates will explain that the marketing “norms” vary with prices and properties.  Based on this criteria, the agent feels confident that he or she will be able to sell it for a price that both you and the buyer will be happy with.  However, if you’re under time constraints because of unexpected job changes or moving agreements you’ve made on another property, this will narrow your chances of selling the home for top dollar in the market.

              Assuming you have sufficient time to market the home, here are a few small steps you and your agent can take to finding the right price for your property.

              The best comparisons can be made with similar homes that have been sold within the last 45 days as opposed to the standard six months.  Any longer and other factors, such as the economy, could cloud your view of how much your home is really worth.

              Another good benchmark is to review the selling prices of homes that have just been sold and are pending closes.  Most MLS services provide information on deals pending that most real estate agents should be able to shore with you.

              A good rule of thumb before setting a price is to make 20 comparisons of comparable properties within a one-mile radius of your house.  Once completed you can feel comfortable that the price you’ve picked is a good gauge of the home’s worth and won’t discourage qualified buyers.

            Being open and honest about what you see as the home’s greatest strengths and biggest weaknesses will also help an agent get a better feel for how to best evaluate (or assess) and market your home.  Think of your home as if you were the buyer.  If your home is listed at the right price, you’re well on your way to a speedy and fruitful sale.

One of the great challenges to selling a home can be showing all of its space, decor and natural light potential.  For example, every home has crowded closets and dead space.  Sellers should be aware that areas such as these are easy to spruce-up with a little elbow grease and old-fashioned innovation. 

Begin by evaluating your closet/storage space, determine which areas can cut-down in clutter.  Go through old clothes, shoes, etc., and get rid of anything that will not be used and in turn create more space.  Consider organizing shelves and other areas to make better use of your storage space, including your garage and basement.  Also, try to throw out or give away any old furniture that is no longer of use.  All of the discarded items can be given to Good Will, Salvation Army or even sold at a yard sale.

"Although most sellers keep their homes clean and well-decorated, it can be difficult to convince a buyer of a home's potential when clutter is noticeable.  As brokers, it's our responsibility to offer any tips that will expedite the sale and make the experience more enjoyable for the seller," Lloyd Schroeder, Century 21 Advantage.

Once you've eliminated the unwanted items and furniture, begin the 'renovation' process.  For non-storage spaces that could use a little more decor, consider adding a small bookshelf complemented with a cozy reading chair.  Always be sure you're filtering as much light into your property as possible.  Open or replace curtains.  For example, light from a window overlooking the backyard offers a room more color, a great view and the illusion of more space.

Always maximize the potential of existing decor; wash old curtains, re-stain old wood casings, anything that refreshes and emphasizes all the potential of the space and decor of the home.

Prospective buyers are often more drawn to homes with features that they don't have, those with clutter-free closets, open sunny rooms, and cozy little corners.  To ensure you've realized all of the above characteristics the last step should be to bring in a friend and observe their reaction.  Make sure it's an honest friend, who will offer suggestions as well as notice the improvements.  Seeing your own home through someone else's eyes is a great way to make a home optimally attractive and more sellable to prospective buyers.

Be diligent in your efforts and be sure the renovations improve the aesthetic appeal of the home.  All the hard work will be worth the reward of a successful sale. 

Century 21 Real Estate Corporation is the franchisor of the world's largest residential real estate sales organization, with more than 6,300 independently owned and operated franchised broker offices in more than 25 countries and territories worldwide.  Century 21 Real Estate Corporation is a subsidiary of Cendant Corporation (NYSE: CD).

     The classic way for homeowners to increase the value of their house is by remodeling existing rooms or adding on to its current plan.

     Some choose to build recreation rooms and studies while others add new appliances, fixtures and cabinets to enliven rooms and make their home more attractive to future buyers.

     But, when should you decide to stop sinking money into a home and buy a bigger place?  And how much rehab is too much when it comes time to recovering remodeling costs through a home sale

     For instance, if you’ve just spent $1,000 remodeling your living room and didn’t expand your small bathroom, the chances of increasing the number of interested buyers are slim.

     With these concerns in mind, Century 21 sales associates offer a few tips for those struggling to add value to their home.

     First, always protect the character of your home. Nothing sticks out more than a new addition that is in a completely different architectural style.  Be consistent.  Recognize your home’s character and stay within its framework.

     The most financially rewarding areas to remodel are usually the kitchen and bath.  Newly re-done cooking spaces and cabinets can attract more buyers and may command a slightly higher price for the home than a comparable one on the market.  Simple repairs that are made to last will bring you the biggest returns upon sale.

     Enlarged bathrooms are the most popular attraction for new home buyers, according to the National Kitchen and Bath Association.  Today, the most popular additions for younger buyers are sunken whirlpool baths and showers.  But be sure to install modest, solid amenities.  It’s easy to quickly over-spend on bathroom fixtures.

     Buyers are, by convention, more interested in above-ground living space – not basements, yards and walkways.  Swimming pools can be a poor investment if installed for the sole purpose of increasing a home’s value; it’s rare that a pool’s cost will be recovered in a home sale.  It can also be a negative feature for potential buyers with very young children.

     Replacing worn carpeting, tiles and wood floors can give your home an immediate advantage over similar properties in the area.  Updating paint colors in all areas of your home can also prove beneficial.

     However, it’s recommended that you use neutral colors, such as gray, beige and off-white when adding new floor and wall coverings.  Fewer buyers will then turn away because of differing tastes.

     Stay simple with your remodeling and look at your home as though you were the buyer.  Chances are that if you find the upstairs bedroom could be brightened by a larger window, potential buyers will probably feel the same.

          Don’t go overboard.  Concentrate on improving two or three deficiencies in your home.  More than likely, the time and money you spend adding quality to your home will be rewarded with greater profit at selling time.

MOVING ON: POWERFUL TIPS FOR SELLING YOUR HOME

Maybe you're moving to a larger home to accommodate a growing family, relocating for a new career opportunity, or purchasing a townhouse for retirement.  Whatever the reason for the move, you'll need to take the necessary steps to sell your home for the best possible price, within a reasonable amount of time.  Where do you begin?

If you're like most people, you'll start by seeking assistance from a professional.  A local real estate sales associate, who knows your neighborhood, can help you determine a fair market price.  The sales associate should also recommend the extent to which you should make repairs or improvements to your house.

In order to select a real estate professional who's right for you, ask family, friends and neighbors for referrals.  Attend open houses and interview several sales associates to find out how professional or experienced they may be.  Get a written outline of how they plan to market your property and the services they will offer you.

Once you've identified a qualified professional, the rest is chemistry.  Is the sales associate someone with whom you would like to work closely?  Do you feel comfortable with the sales associate as your partner, working with you to give you advice and acting as your representative?  Does he or she practice a consultative selling approach, focusing on the long-term client relationship and on the importance of exceeding client needs and expectations or is he or she caught up in the proverbial 'hard sell?'

The brokerage firm that your agent is associated with is also important.  Research the firm's success rate and commitment to quality service.  Does it survey existing clients in order to ensure customer satisfaction?  What are the results of those surveys? How in tune are they with consumer needs?  Do they offer guidance with mortgages or any discounts for other home related or moving services?

Determining your home's fair market value is one of the most important decisions you'll make during the home-selling/buying process.  Your sales associate can help you set a fair price based on local market conditions.  For instance, she or he will provide sale prices and other statistics of homes similar to yours that have recently been sold.  Prospective buyers will be comparing your home to others on the market.  Therefore, setting a comprehensive price can determine if your property will or will not sell.

For the first offer made, it's rare that the prospective buyer matches the asking price.  If the offer is reasonably close to the asking price, carefully consider the offer before you consider turning it down.  Curiously, it's the first offer that can often be the best offer.  If the first offer is unacceptable to you, it may in your best interest to have your sales associate respond with a counter offer.  Whenever considering an offer, ask yourself if you would purchase the property for the amount being offered.  Always be willing to negotiate, especially if the prospective buyer is pre-qualified for a mortgage. 

Once you decide what terms are acceptable, let your sales associate negotiate with the prospective buyer to work out the best agreement for you.  You'll need to be patient while the buyer arranges financing and as the real estate company compiles and prepares pertinent data.

Careful planning and sound advice from a real estate professional can make selling your home a very satisfying experience.  For further information, please contact, Dustin Nunn, Century 21 Advantage (605)400-3221, dustin.nunn@century21.com

          Beauty is in the eye of the beholder, particularly when it comes to buying a home.  Features that attract one home-buyer may repel another.

          However, the one feature of interest to every home-buyer is price.  Getting the most home for your money is paramount.  The real problem is figuring out whether that fixer-upper on one street is a better buy than the home in next-to-new condition two blocks away.  That’s why knowing what to look for before you buy can save you time, energy and money down the line.

          The first step is figuring out what kind of house you need.  A good buy is only a good buy if it meets your current and future living requirements.  Before shopping for a home, decide how much space you and your family require.  How many bedrooms, bathrooms?  Is a family room necessary?  Do you need a layout that will accommodate a lot of entertaining?  Do you prefer a spacious or compact work space in the kitchen?  If you have small children, can the house easily be childproofed?

          Evaluate the front and back yards.  Is there enough space to accommodate your children?  Do you want a park-like or garden setting?  Do you enjoy yard work and gardening, or do you want a low-maintenance yard?  Take into consideration the cost of extensive landscaping and upkeep.

          Next, determine how much work is required to make the house you are considering livable.  Make an honest assessment of your fix-it abilities.  How much work are you willing to do or pay someone else to do?  Do you have basic decorating, carpentry and plumbing skills?  If you plan to learn as you go, make sure you have accurately determined what you are getting into.  Ask an experienced friend, family member or your real estate agent for their opinion, and be sure to consider how much remodeling inconvenience the rest of the family can handle.

          Unless you are ready and able to tackle a major remodel, look for a house or condominium that needs only cosmetic improvements.  These include painting, wallpapering and replacing items like flooring, window treatments, bathroom and kitchen fixtures, light fixtures, cabinet and interior door hardware and appliances.  Remember that even these simple changes can be costly if you have to make many of them.

          Beware of improvements that seem easy enough at first glance buy may turn into major headaches and require a lot of money once you’ve moved in.  Remodeled kitchens and bathrooms, changes to the floor plan, room additions and redesigned landscaping are examples of seemingly minor changes that can easily eat away the money you thought you saved by selecting a so-called “bargain priced” home.  Of course, you may be perfectly willing to spend whatever money is needed to customize the house to match your tastes and needs.

Make sure major systems in the house are in good working condition.  The furnace, air-conditioning and plumbing should be up to date, since repairs can be costly.  Your agent can arrange to have a professional inspector determine whether the electrical wiring and any room additions are to code.  Local utilities often offer free or low-cost inspections to tell you if the house is energy-efficient.

          Look for a house with universally popular selling points.  If you’re impressed, the next buyer down the line is bound to be, too.  For example, a roomy, modern east-to-clean kitchen is the best selling point a home can have.  A house with only one bathroom is less desirable than a house with two or more.  Many buyers expect at least three bedrooms, with a master bedroom that offers a feeling of privacy.  Lots of storage space and closets, especially walk-in closets, will be a real selling point.  Family rooms or “great rooms” also are desirable.  On closer examination, a house that looks like a bargain may lack some of these key features.

          Don’t forget the old adage:  location, location, location.  Unless you’re looking for a fixer-upper, the house should be in a condition that is comparable to other homes in the neighborhood.  Avoid buying the biggest or fanciest home on the block.  Consider the amount of traffic or noise.  Homes located in a quiet area away from a busy street will command a higher price.  Make sure the schools in your district have a reputation for quality education and safety.  Nearby supermarkets, gas stations, restaurants and theaters also will make a location more desirable.

          Good community facilities also add appeal; pools, athletic fields, community centers, libraries and hospitals all add to a neighborhood’s value and desirability.  Transportation needs also should be considered.  Is local public transit available?  How long are typical commutes to places of current and potential employment?  Are there several alternate route?  How close is a major airport?  All of these can affect a home’s pricing.

          Consider the cost of living in a home.  It’s important to consider not only purchase price but the monthly cost of living in a home.  Estimate your utility and maintenance costs.  For example, will the house need to be painted on a regular basis and will you need to spend money maintaining a swimming pool?  Ask your agent about the property tax rate and whether increases are anticipated.  Will you have to pay special assessments for a homeowner’s association?  Consider the point in the life cycle of major household systems, such as the furnace, air conditioning, roof and kitchen appliances.

          You can find a bargain!  Your first step should be to seek out a knowledgeable real estate agent with experience in the market areas where you wish to purchase a home.  Your agent can help you locate those properties that truly are “bargains” and help find the home that most closely matches your desires and needs.

     To find a trained sales associate or broker, you may need to look no further than your own neighborhood or home town.  If a well-established brokerage is involved in many listings and sale, this is a god sign.  Speak with some of the agent’s past customers about the quality and integrity of service and performance.  Successful real estate agents rely heavily on customer referrals and will therefore strive to provide the very best in customer service and satisfaction.

     Set up appointments to “interview” agents and brokers much like an employer world interview a prospective employee.  Inquire about their training, marketing programs and specific service policies.  Also determine how many years of experience they have, the number of listings they have had, and the number of homes they have sold within the past few years.  More importantly, find out how well they know the area.  Ask for references, and check them out.

     Your goal is to determine just how knowledgeable the agents are.  Question them on financing, closing costs and/or local market conditions, depending on whether you’re a prospective home buyer or seller, to determine their expertise.  If they know their stuff, they should be able to answer your questions effortlessly.

     If you’re selling your home, learn what they will do if you decide to list with them.  How do they plan to market your home?  Will they provide you with a market analysis to help you determine the most effective listing price for your property?  Will they supply regular progress reports and assist with negotiations once you’ve received offers?

     If you are relocating to a different part of the country, is your agent connected with a national relocation service that will not only expose your present property to incoming transferees, but assist with your search for a new house?

     Ask for a written guarantee that everything promised will be delivered.  The CENTURY 21® organization, for example, backs its listings with the CENTURY 21 Seller Service PledgeÔ.  This 11-point written commitment covers everything from furnishing the seller with a marketing plan to monitoring pre-settlement activities throughout the closing process.  It also gives the seller the right to terminate the listing if the pledge is not fulfilled.

          A qualified real estate agent should be able to answer all your questions and provide you with qualify service that is courteous and responsible.  Finding the right person may take time and patience, buy when purchasing or selling a home, the selection of a dependable agent should be tops on your list.

            Today’s real estate consumer has a lot to consider during the sale or purchase of a home.  Be it waiting for the right buyer/seller, mortgage rates, or the moving truck, the experience can take a bit of patience on the part of the consumer.  With this in mind, it is incumbent upon real estate brokers/agents/firms to institute services that will the buying/selling process hassle-free.

            “Realizing this trend is not going away, the CENTURY 21Ò System has worked to improve the experience of buying or selling a home through the CENTURY 21 Preferred Alliance Program.  The program offers consumers and brokers access to strategic alliances with various links to home-related value added products and services.  Making the process easier and much more convenient,” said (BROKER NAME), (FIRM NAME).

            Among the products and services offered through these alliances are ADTÒ Home Security Systems, CENTURY 21 Home Protection PlansÒ and BudgetÒ Truck Rentals, just to name a few. The programs are offered at preferred pricing for all CENTURY 21 clients. Therefore, the programs involved focus heavily on the immediate, yet long-term value of the service/product for the consumer.  For example, homeowners will have their lawn equipment, home warranties, and home security systems for many years of use.  All of which come as a result of their purchase/sale through the CENTURY 21Ò System.

“Today’s consumer demands that a real estate firm provide more service than just the sale and the purchase aspect of the transaction.  With that in mind, our Preferred Alliance Program has been well received and very popular as a result.  Customer satisfaction rates are soaring, post-transaction surveys have been very positive which has bolstered the overall success of the program among consumers,” said Dustin Nunn, Century 21 Advantage.

            Century 21 Real Estate Corporation (www.century21.com), based in Parsippany, New Jersey, is the franchisor of the world’s largest residential real estate organization,

providing comprehensive marketing programs, training, management, and administrative support to more than 6,300 independently owned and operated franchised broker offices in more than 25 countries and territories worldwide.

            If you are thinking about buying a second home, you are not alone.  A 1995 survey by the American Resort Development Association found that 60 percent of households surveyed feel they have a likely chance of purchasing a recreational property in the next ten years, a figure that rose 30% from the survey in 1990.  The average age for the majority of vacation home buyers ranges from 40-50 years old.  Qualifying as the baby boomer generation, this group of second home buyers consists of 80.5 million people out of the U.S. population of more than 260 million.  Demand for vacation homes is rising as a result of consumers’ increasing desire to capitalize on low interest rates, low unemployment rates and a strong real estate market offering many viable second home options.

 When purchasing a second home, many baby boomers seek properties that offer access to recreational areas as well as amenities ideal for retirement living.  Finding a fully functional dual purpose second home requires meeting a number of physical and emotional characteristics.  A trained real estate professional can help you identify your short and long term needs as well as a home that provides the qualities you require. 

            When choosing the ideal vacation/retirement community, look for services and features which reduce the stress of owning a second home.  Furthermore, finding a home with one floor living or limited stairs will be preferable as you age and as your home evolves from a recreational home to a permanent residence.  For example, free standing homes require a lot of upkeep, so properties that include gardening services or rubbish removal such as condominiums or gated communities with town houses are an option worth investigating.

            Once you and your broker have identified a second home, the following are tips to protect your second home investment:

• Develop a trustworthy contact who lives near your new home, either a neighbor or a paid caretaker, to keep an eye on the property and collect mail that accumulates.  Make sure this person has all of the necessary information to contact you. 
• To make the home appear to be fully occupied, ask your caretaker to park occasionally in your driveway.  Timers are good for keeping lights on, but their schedule should be varied regularly. 
• Set up an answering machine.  Change the message occasionally and check the messages often.
• Make sure all doors and windows are locked and secure.  Consider installing an alarm to protect your home when you are not there and to serve you when you live there in the future.  A quality security system can be purchased through a reputable company like ADT.
• Remove all keys hidden around the property.
• Enjoy the time spent in your new second home, for vacation, recreation and ultimately for fulfilling retirement living.  

            A CENTURY 21 real estate sales professional can give you additional information about identifying both an area and home ideal for your fulfilling your second home needs.  For a CENTURY 21 office near you, just call (605)400-3221.

          For many renters, the first step in buying a home is becoming educated about the process.  If you’re like many people considering a home purchase, you’ve spent nights and weekends poring over your local real estate section.  You’ve talked to friends and relatives about their experiences.  Maybe you’ve even purchased a book or tow to help you become more familiar with real estate terminology and the various types of mortgages commonly used today.

          Coming up with a down payment and finding a loan that meets your needs are the greatest hurdles faced by first-time homebuyers.  So, you may even have leafed through stacks of brochures and flyers from lenders offering down payments that are far less than the 20 percent you’d always thought you’d need to save before you could buy.  With so many excellent first-time buyer programs to choose from these days, you practically need to be an expert to sort through them all.

          That’s why if you’re a first-time homebuyer seeking a low down payment loan, you’ll save time by selecting a professional real estate agent who is experienced in working with people just like you in the area where you plan to buy.  An agent who frequently assists first-time buyers will know from experience which lenders in your area offer a low down payment program that will most closely match your needs.

          A professional real estate agent can help you determine whether you are likely to qualify for these special programs, since participation in some may be limited to buyers under a certain income level or for the purchase of homes below a certain purchase price.  Your agent also will be able to tell you whether there are other requirements you must fulfill in order to be considered.  With some programs, for example, you must attend an educational seminar before you can be considered for one of these low down payment loans.

`It’s important that your agent become familiar with your current financial situation.  Before you meet with your agent to discuss your financial situation and housing needs, you’ll want to collect some basic information to make the process easier.  Be prepared to show recent paycheck stubs or pay vouchers to certify sources of income; a complete list of current credit card, auto and other consumer credit payments you make each month; and recent bank and savings statements.  These documents will help you and your agent determine how much home you can afford.  It’s also important that you disclose any prior credit problems or late payments.  Your agent may be able to suggest ways to remedy any negative remarks on your credit report that could disqualify you from a low down payment loan program.

          In addition, because most lenders w2ill require that you have several months of house payments in the bank as a reserve, your agent may be able to suggest ways you can increase your savings in the weeks and months leading up to your home purchase.  Don’t forget that some programs allow you to apply a cash gift from a family member to cover the required down payment and losing costs.

          Your agent also may know a motivated seller who would be happy to assist you in accomplishing your home purchase by caring a second mortgage.  A second mortgage is helpful because it reduces the amount of the first mortgage you need to obtain.  In some cases, a second monthly payment and generally is required to protect the lender when a down payment is less than the standard 20 percent of the loan amount.  Even if your seller isn’t willing to take a second mortgage to complete the sale, he or she may be willing to pay your closing costs, which will reduce the amount of cash you need to have on hand up-front.

          With interest rates edging up, innovative mortgage financing programs that require a low down payment are even more important than ever to first-time buyers.  A professional real estate agent can help you sift through the countless programs that are available and help find the one that’s mortgage can eliminate the need for private mortgage insurance, which is added to your right for you.  To locate a CENTIURY 21 agent near you, call 1-800-4-HOUSES. Or for assistance in or near Sioux Falls call (605)400-3221

     In many parts of the country, selling a home during the winter months can be a challenge.  Dreary, cold weather and the end-of-the-year holidays can keep buyers away and heighten fears of your home staying on the market longer than expected.

     However, there are a few things you can do to enhance “curb appeal.”  And when that happens, buyers will take notice.

     For example, if your home has been on the market for more than six months, its probably time to change the sales approach.  There are several factors that could be reviewed with your real estate agent to determine improvements that can be made.  Ask for a reassessment of the sales price; it may be too high for the current market.  Also, ask the agent for a new or updated marketing plan and ask for a specific explanation of each activity.  Marketing your home goes beyond a few ads in the newspaper and a listing on the Multiple Listing Service (MLS); a good agent will do more to get your home sold.

     If your current agent doesn’t respond to your satisfaction, you should contact the real estate broker (the owner of the office) and ask for a different sales agent – or, if you’re no longer under any contractual obligation to the firm, it might be time to change real estate offices entirely.

     When setting the asking price through a comparative marketing analysis, compare similar homes sold in the winter months.  Many owners set their asking price too high because of comparisons with sales prices during peak seasons.  Always try to compare like properties sold at the same time of year.

     Once you’ve settled on an asking price, its time to spruce up the interior and exterior of your home.  Many real estate agents recommend opening as many curtains as possible to add light and color to rooms.  Also, it’s suggested that you keep spring and summer pictures of your home out on tables and in clear view.  Photos of your front yard flowers or the backyard shade tree in full summer bloom can help swing many buyers in favor of a purchase.

     Staying on top of winter maintenance and chores is another sure-fire way of adding value to your home.  A neatly shoveled driveway and cleared walkway can add a nice touch.  Make sure the furnace is in good working condition and that the room temperature is kept at a comfortable level.  Also, check to see that the basement if dry and sealed from any drafts.

     Take yourself on a tour of your home.  Start in the basement and work you way through the house.  More than likely you’ll see many previously undiscovered cluttered spaces and needed repairs that can turn off potential buyers.

          Don’t overload your home with holiday decorations, either.  The buyer should have a chance to see you home in its everyday condition.

In order to find a real estate broker or agent who meets your needs and makes your buying or selling experience a positive one, Century 21 Real Estate Corporation recommends you:

1.      DO NOT  blindly walk into or call a neighborhood firm and ask for an agent at random.

 2.      Ask friends and family for recommendations.

 3.      Interview several real estate agents:

-          Find out their history with the brokerage, their experience and background.

-          Gauge their knowledge of your favorite towns.

-          Ask for a list of previous clients and their phone numbers.

 4.      Pay attention to whether a potential agent is listening closely to what you say.

-          Is he or she asking follow-up questions which prompt further explanation and help him or her understand exactly your needs and wants?

 5.      Give a potential agent the opportunity to educate you.

-          A good agent should walk a customer through the buying or selling process before ever showing properties or discussing a specific transaction.

 6.      Have a good idea of what you expect from an agent and communicate those expectations.

-          How often do you want to hear from your agent?

-          Do you want to hold meetings at your house rather than the real estate office?

 7.      Weigh the benefits of working with an experienced agent versus a novice.

-          An experienced agent may have more insight, but a new agent may have innovative ideas or more energy and time.

 8.      Find an agent who complements your personality.

-          If you like to start your day at 7:00 a.m., don't choose an agent who arrives to the office at 10:00 a.m.

-          If your preferred method of communication is e-mail, don't choose an agent whose most advanced technology is a fax machine.

 9.      Evaluate the agent's firm and/or office.

-          Look for a real estate organization whose agents can empower you with real estate expertise and resources and provide first-rate customer service.

10.  Look for an agent who will be your partner.

           -          Find someone you trust, who will give you the facts, help you make intelligent, well-informed decisions and work with you throughout the entire process.

To find a CENTURY 21â agent near you, call (605)400-3221.

          What home improvements really pay off when the time comes to sell your house?

         That’s an important question for any homeowner contemplating moving or remodeling.  And the only possible answer is a somewhat complicated one.

          That answer starts with the fact that really major improvements room additions, total replacements of kitchens and baths, etc., -- rarely pay off fully in the near term.  It ends with the fact that small and relatively inexpensive changes can pay off in a big way in making your home attractive to buyers if your decision is to move now.

It’s a simple fact, consistently confirmed across America over a very long period of time, that even the most appropriate major improvements are unlikely to return their full cost if a house is sold within two or three years.

Does that mean that major home improvements are always a bad idea?  Absolutely not.  It does mean, though, that if your present house falls seriously short of meeting your family’s needs you need to think twice and think carefully before deciding to undertake a major renovation.   Viewed strictly in investment terms, major improvements rarely make as much sense as selling your present home and buying one that’s carefully selected to provide you with what you want.

          Even if you have a special and strong attachment to the house you’re in and feel certain that you could be happy in it for a long time if only it had more bedrooms and baths, for example, there are a few basic rules that you ought to keep in mind.

Probably the most basic rule of all, in this regard, is the one that says you should never unless you absolutely don’t care at all about eventual resale value improve a house to the point where its desired sales price would be more than 20 percent higher than the most expensive of the other houses in the immediate neighborhood.

          Try to raise the value of your house too high, that is, and surrounding properties will pull it down.

          Here are some other rules worth remembering:

          Never rearrange the interior of your house in a way that reduces the total number of bedrooms to less than three.

          Never add a third bathroom to a two-bath house unless you don’t care about ever recouping your investment.

          Swimming pools rarely return what you spend to install them.  Ditto for sun rooms and finished basements.

          If you decide to do what’s usually the smart thing and move rather than improve, it’s often the smaller, relatively inexpensive improvements that turn out to be most worth doing.

            The cost of replacing a discolored toilet bow, making sure all the windows work or getting rid of dead trees and shrubs in trivial compared with adding a bathroom, but such things can have a big and very positive impact on prospective buyers.  A good broker can help you decide which expenditures make sense and which don’t, and can save you a lot of money in the process.

  Your boss has just given you the career opportunity of a lifetime, but the job is in another state.

         Soon you discover that moving your family to another city may be one of life’s hardest tasks.  The thought of leaving behind old friends and schools for a strange town can be frightening.  The biggest challenge of all, however, it to preserve the equity in your housing investment so you will be able to purchase a similar home in the new location.

          Not to worry.  Even in these uncertain times homeowners can sell at very satisfactory prices in a reasonable period of time.  The secret?  Pay attention to details, utilize marketing savvy and price the home to sell quickly.

          The following tips can help you get that “sold” sign up fast.

          SELECT A SAVVY REAL ESTATE AGENTone with a successful track record in your neighborhood, backed by resources that extend into outside housing markets.  Make sure the agent prepares an effective listing of your property on that outlines all the features that make your home unique.  Also, it’s smart to prepare a separate fact sheet that can be distributed freely to all interested buyers.  In soft time, offering the agent a bonus if the house sells within 60 days can