3 Tips to Attain a Higher Home Appraisal

Posted on April 2, 2015 by Melanie Kramer Realtor

Attaining a higher home appraisal is crucial when refinancing or selling your home.

Although nearby properties will affect the market value of all homes in your neighbor, there are activities you can do to help attain a higher home appraisal.

3 Ways to Increase Your Home Appraisal

Pull Together Your Information

You have about 30 minutes to make a good first impression. We suggest putting together an information packet the appraiser can take back to the office.

What should go in this packet?

Facts about your home. Include the number of bedrooms and bathroom, your street address and the year your home was built. Your appraiser has access to all this information but confirmation from you can’t hurt.
We can print out a list of recent sales in the neighborhood. We specifically look for comparable homes and comparable prices to help support the price you’re asking.
Include any inside information you may have. Maybe you know that your neighbor recently sold his home at a reduced price because he was relocating for a new job.
Create a list of any improvements you’ve made to the home. Include the date and the name and contact information of the contractors that performed the work. Include any floors, windows and major systems you’ve replaced. Have you finished the basement? Include that too.

Spiff Up Your Home

“… overgrown landscaping, soiled carpeting, marks on walls — those do affect value and are part of the property’s overall condition rating,” Dean Zibas of Zibas Appraisal in San Clemente, Calif., told the Wall Street Journal.

You don’t need to stage your home for an appraisal, but it is important to showcase a well maintained home.
Cleaning the clutter, even if it’s just putting excess items into a box and storing them until after the appraisal, will help show your home in the best light.

Make Repairs

Your home will be assigned an ” effective age” which is directly correlated to the condition of the home and any improvements made.
Appraisals tend to be done in $500 increments. A broken window could mean a $500 deduction.
A good rule of thumb is to make any improvements that would age the home in the eyes of the appraisal. There may be fairly simple improvements like replacing a window screen, or more substantial ones like a coat of paint or updating your floors.

It is true that the sale prices of comparable properties are heavily relied upon when assessing a property’s value, but appraisers do not solely depend upon them. Some intangible aspects of the data collected will help determine the closest estimate of the value of a property. And these are often the aspects of the appraisal process that you can have an influence on.

For more information about living in the Richmond Hill Georgia area please contact Melanie Kramer at 912-658-1390 or melaniekramer@kw.com.

Melanie Kramer Keller Williams Realty Coastal Area Partners
912-459-5001 Office
912-658-1390 Cell Direct

Georgia Homestead Exemption Due April 1st

Posted on March 28, 2015 by Melanie Kramer Realtor

Under Georgia law the Homestead Exemption offers a $2,000 reduction in your property’s net assessed value IF the property is your primary residence.

Homestead Exemption

If you want the homestead exemption to take effect this tax year the application must be completed by April 1st. The good news is, you only need to apply once. Once approved the exemption will stay effect year after year as long as you live in that home. Because you are limited to one homestead. If you move you will need to reapply. If you retainer ownership of the first home the exception will drop off.

If you miss the April 1st dead line this year you can always apply for next year.

Are you familiar with Stephens Day?

This a county specific law that was put in to place to protect people from being “taxed off their land”. Essentially meaning you can apply to have the value of your home locked in for tax purposes. Again this is only for primary residences and works in conjunction with the Homestead.

Chatham County HAS a Stephens Day

Effingham and Bryan Counties DO NOT have a Stephens Day provision

Reference:

McManamy Jackson Law

For more information about living in the Richmond Hill Georgia area please contact Melanie Kramer at 912-658-1390 or melaniekramer@kw.com.

Melanie Kramer Keller Williams Realty Coastal Area Partners
912-459-5001 Office
912-658-1390 Cell Direct

282 Cranston Bluff RD Richmond Hill GA 31324

Posted on March 19, 2015 by Melanie Kramer Realtor

Southern Coastal Lifestyle

JCH Coastal Lifestyle Homes offers this beautiful new plan on a 1.71 acre lot with no covenants, restrictions and no Home Owner Association fees! Boat and RV parking allowed and detached garages allowed.

Beautiful finishes and amenities with a low cost of living that makes Richmond Hill so desirable.

282 Cranston Bluff RD is located in a no flood zone and offers a private well on the property.

This is the last lot available!

Features at 282 Cranston Bluff RD Richmond Hill GA 31324

Price: $369,900 **NEW PRICE**
5 Bedrooms
2 full, 1 partial Bathrooms
Dishwasher
Garbage Disposal
Microwave
Attic
Parking Spaces: 2
Floors: Carpet, Hardwood, Tile – Ceramic
New Construction
Exterior: Brick, Vinyl Siding
Roof: Asphalt
Heating Fuel: electric
Lot Size: 1.67 acres
Built in 2014
3,000 sqft
Patio
Garden
Sprinkler System

For more information about this property and other homes for sale in Richmond Hill Georgia please contact Melanie Kramer at 912-658-1390 or melaniekramer@kw.com.

Melanie Kramer Keller Williams Realty Coastal Area Partners
912-459-5001 Office
912-658-1390 Cell Direct

Richmond Hill Georgia HOA Websites

Posted on March 12, 2015 by Melanie Kramer Realtor

Here you’ll find a comprehensive list of Richmond Hill Georgia HOA websites. Please click here for a downloadable copy.

The Bluffs, Richmond Hill, GA – http://www.the-bluffs.com/

Buckhead Richmond Hill, GA – http://www.buckheadhoa.com/

North Buckhead, Richmond Hill, GA – http://www.buckheadnorthhoa.com/

Buckhead South & Tranquilla Hall HOA Richmond Hill, GA – http://buckheadsouth.com/

Strathy Hall, Richmond Hill, GA – http://www.strathyhallhoa.org/

Brigham Lakes, Richmond Hill, GA – http://brighamlakes.com/index2.html

Waterford Landing – http://home.comcast.net/~waterfordhoa/site/

Mainstreet, Richmond Hill, GA – http://www.mainstreet-hoa.com/mainstreet-hoa/page.html

White Oak – https://www.facebook.com/WhiteOakVillageResidents

Live Oak, Richmond Hill, GA – http://myliveoakplantation.com

Richmond Place, Richmond Hill, GA – http://nickbraver.com/richmondplacehoa/

Demeries Lake

Sanctuary

Oxford – http://www.oxfordhomeowners.com/

Oak Pointe – http://oakpointe.us/

The Cove

Waterways – http://www.southeastdiscovery.com/community/waterways-township.php

Marsh Harbour

Heron Point – http://912law.com/heronpoint.html

Tivoli Marsh – http://tivoli-marsh.com/

Dunham Marsh – http://www.dunhammarsh.com/

Palm Bay

Sayles Landing

The Ford Plantation – http://www.fordplantation.com/

Richmond Hill Plantation – http://www.richmondhillplantationhoa.com/index.html

For more information about homes for sale in Richmond Hill Georgia please contact Melanie Kramer at 912-658-1390 or melaniekramer@kw.com. Melanie Kramer Keller Williams Realty Coastal Area Partners 912-459-5001 Office 912-658-1390 Cell Direct

377 Starr Creek RD Richmond Hill, GA 31324

Posted on March 10, 2015 by Melanie Kramer Realtor

Low Country Living

Looking for peace and privacy in the Low Country?

377 Starr Creek Rd is a two home estate on 4 historic acres with over 27 live oak trees.

The 2500 sqft was renovated in 1987 and shows like new. In 2012 a 800 square foot cottage built on the property and is perfect for a mother in law suite.

There are plenty of parking spots for vacationing friends and a 12×24 pool to ensure you enjoy a little down time too.

Additional Features at 377 Starr Creek RD Richmond Hill, GA 31324

Attic
Ceiling Fan
Double Pane/Storm Windows
Flooring: Carpet, Hardwood, Tile
Garden
Hot Tub/Spa
Mother-in-Law
Parking: 5 spaces
Patio
Pool
Porch
Wired

For more information about this property listing, please contact Melanie Kramer at 912-658-1390 or melaniekramer@kw.com.

Melanie Kramer
Keller Williams Realty Coastal Area Partners
912-459-5001 Office
912-658-1390 Cell Direct

406 Savannah RD Richmond Hill, GA 31324

Posted on March 9, 2015 by Melanie Kramer Realtor

Low Country Living

New construction featuring raised slab, architectural shingles and an irrigation system.

This R J Reynolds Construction showcases quality throughout with added touches to make life in the Coastal Empire that much sweeter. Enjoy an outdoor living area, complete with an outdoor fireplace and a view of live oak in the back yard!

Hardwood flooring and great interior finishes, such as a laundry chute and cubbies in the mudroom

Additional Features at 406 Savannah Rd Richmond Hill, GA 31324

Bedrooms: 5
Bathrooms: 4
Built 2015
Total Sq. Feet: 3200
Dishwasher
Microwave
Refrigerator
Cooktop – Separate
High Ceilings
Laundry Chute
Gated Community
Hardwood Floors
Ceramic Tile

For more information about this property listing, please contact Melanie Kramer at 912-658-1390 or melaniekramer@kw.com.

Melanie Kramer
Keller Williams Realty Coastal Area Partners
912-459-5001 Office
912-658-1390 Cell Direct

How to Make an Offer for a Home

Posted on March 5, 2015 by Melanie Kramer Realtor

When you find the home you want to buy the next step is to make an offer. A successful offer will have a few key components.

Know Your Price

Knowing your market will help you make an offer the other party will want to sign. As a real estate agent I help pull together information about the trends and statistical data of the neighborhood. I’m always happy to offer advice on an offer price. It is important to remember that the more competition there is for the home, the higher the offer should be – sometimes exceeding the asking price.

When we present the listing agent with a written offer and the seller accepts it becomes a legal contract. As this time you should be prepared to pay an earnest money deposit. This is to guarantee that your intention is to purchase the property. Securing a pre-approval for the financing before making the offer increases the chances of it being accepted.

Negotiating Terms

After we present your offer to the listing agent, it will either be accepted, rejected, or the Seller may submit a counter-offer to you through me as your agent. This is when we will negotiate the terms of the contract, if the contract is not accepted as we presented.

The step-by-step contract procedure for most single-family home purchases is standard. The purchase agreement used is a standard purchase and sale agreement contract approved by your local real estate board.

The purchase agreement or contract constitutes your offer to buy, and once accepted by the Seller, again, it becomes a valid, legal contract. For this reason, it is important to understand what is written on the contract offer.

Inspections

Once you have an accepted offer its time to have the property inspected. You’ll probably need a number of inspections.

Termites
Property Lines
Appraisals
Title Reviews
Structural

The Structural inspection is extremely important. It usually takes a few hours. This is a great opportunity to examine the property and learn about possible repairs that may be required in the next few years.

Please call or email me today for more information or questions about buying a home.

Melanie Kramer
Keller Williams Realty Coastal Area Partners
912-459-5001 Office
912-658-1390 Cell Direct

St Patrick’s Day in Savannah Georgia

Posted on February 26, 2015 by Melanie Kramer Realtor

It’s hard to miss St Patrick’s Day in Savannah. Even school is out that day!

Of course St. Patrick’s Day celebrations tend to extend the full month of March in Savannah. From turning the fountains green to celebrations on River Street to family fun afternoons, March is a wonderful time to visit Savannah. Did I mention the azaleas are in full bloom and color is everywhere. If you’re done with winter white, now is the time to see the Hostess City in all it’s glory.

St Patrick’s Day Parade

The Parade is held on St. Patrick’s Day, March 17th (rain or shine) and will start at 10:15 and run til about 2:30.

2015 marks our 191th year of celebrating Irish culture.

The parade starts on Abercorn Street near Forsyth Park and heading toward the River turns right on Broughton Street, Left on East Broad Street, Left on Bay Street and then left to run back up Bull Street. This map may help orient you to the route.

The parade features local businesses, the Clydesdale Express and many military, and public service bands, and Veterans so be sure to bring your red lipstick.

Many roads will be closed leading up to the parade. Plan accordingly. Most of the parking garages offer parking from $5 – $20 a car, but those fill up quickly. Often you’ll be parking a few (to many) blocks away. Think comfortable shoes.

Bleachers are available along Bay Street, by the Colonial Cemetery and by the Cathedral of St. John the Baptist. $25 per seat ($30 the day of the parade).

Our famous squares turn into a bit of a carnival / tail gate environment. Some family’s have put up tents on the same spot for decades, so it can be difficult for first timers to score a spot in a square. I recommend bringing a portable chair and scouting out a space. Note: don’t plan to get around this by camping out in the squares. No one is permitted to set up until 6am.

Remember you can carry open alcohol within the historic district – last year those participating needed to purchase a $5 wrist band within the festival area. No word on that this year. You will need to bring plastic cups or containers as glass is not permitted on the streets.

Please pick your designated driver now – taxi’s can be difficult to track down toward the end of the parade.

To stay up to date on the parade like their Facebook page or Twitter feed. You’ll find lots of great information about the route, parking and updates on who is participating.

Erin Go Bragh!

Melanie Kramer
Keller Williams Realty Coastal Area Partners
912-459-5001 Office
912-658-1390 Cell Direct

Richmond Hill Georgia Neighborhoods and Communities

Posted on February 19, 2015 by Melanie Kramer Realtor

Richmond Hill, Bryan County, Georgia sits a few minutes south west of Savannah on the Ogeechee River. Home to many communities and neighborhoods, Richmond Hill offers a large variety and style of homes and lifestyle.

Richmond Hill Georgia Neighborhoods

The Bluffs Bordered by the Tivoli River, this coastal gated community boasts a pool with pool house, tennis court, basketball court, a playground, and extensive paved walking tails that will take by multiple scenic lagoons.
Buckhead Richmond Hill, GA The Buckhead Community lies between the Ogeechee and Tivoli Rivers and is within minutes of downtown Richmond Hill.
North Buckhead, Richmond Hill, GA Peaceful, family-oriented community close to Fort Stewart with a variety of affordable homes and exceptional recreation facilities.
Buckhead South & Tranquilla Hall HOA Richmond Hill, GA This covenant protected community also provides a wide variety of great amenities such as: swimming pool, community room, basketball courts, baseball/athletic fields, playground areas, and tennis courts.
Strathy Hall, Richmond Hill, GA Built on the land of the Strathy Hall Plantation, many of the oaks throughout the beautifully landscaped neighborhood were planted during the War Between the States. Some of the homes have deep-water access and some have wonderful views of the waterways and marshes. The neighborhood also includes a community pool and clubhouse.
Brigham Lakes, Richmond Hill, GA Beautiful, covenant protected subdivision located just outside the city limits of Richmond Hill, Georgia. The community features fishing lagoons, old style streetlights with sidewalks perfect for a stroll around the neighborhood. Other amenities include a pool, pavilion with bathhouse, children’s playground, soccer field and a gazebo for social events.
Waterford Landing Family friendly subdivision on the Jerico river with town-homes, cottages and single family
Mainstreet, Richmond Hill, GA Family friendly, covenant protected community.
White Oak A peaceful community complete with the sounds of relaxing fountains. A neighborhood perfect for strolls and front porch chats.
Live Oak, Richmond Hill, GA Covenant protected, unique community of town homes and single family homes. Amenities include a pool, clubhouse, playground, basket ball court as well as common areas.
Richmond Place, Richmond Hill, GA A wonderful community for military families due to its proximity to Fort Stewart and Hunter Army Airfield. An active community and special events calendar including holiday parades and pot luck dinners.
Demeries Lake Lake living with proximity to Kilkenny Marina, large lots and connecting man made lagoons for canoeing, kayaking and fishing. Some homes have small, private docks.
Sanctuary is a quaint 32 lot subdivision with a community pool, playground, gazebos and picnic areas. All homes are on half acre lots, raised slab foundations, have architectural shingles and are full brick or stucco. No vinyl homes are built in the sanctuary. HOA dues are minimal and privacy is great. The neighborhood is buffered on one side by a State of Georgia Wildlife Management Area and is wooded.
Oxford Small, well planned community close to shopping and recreation. The neighborhood has a single entrance and offers larger than average lots with mature trees, and excellent drainage.
Oak Pointe Quiet country community with mature trees and large lots.
The Cove is an established water based community that offers both homes on the deepwater Ogeechee River and also lagoon views. The community has a tidal creek boat ramp and lagoons stocked with huge bass for fishing as well as a nature walking trail. The tidal creek boat ramp accesses the Ogeechee River.
Waterways Streets are lined with Live Oaks with views of the Ogeechee River and Red Bird Creek. The community offers recreation and open spaces as well as miles of nature and biking trails.
Marsh Harbour Marsh living with deep water access. A quiet country community offering a neighborhood pool.
Heron Point is also a beautiful water community with both deepwater homes, marsh views and interior lots. They offer a basketball court, playground and picnic area as very minimal HOA fees.
Tivoli Marsh An established and well maintained subdivision. This quiet community offers beautiful and scenic views of marsh lands.
Dunham Marsh A resort style community close to shopping and the new Bryan County recreational complex. Amenities include a clubhouse, saltwater pool with beach enter, and fitness center. Over 30% of the neighborhood has been preserved as community parks and open spaces.
Palm Bay is a small tranquil, gated community with homes on marsh and lagoon lots. If privacy is your goal, check out Palm Bay.
Sayles Landing is next door to Palm Bay community and offers both interior, marsh and deepwater homes. Light covenants mean you can park a boat on site or RV, camper or work truck.
The Ford Plantation A premier golf club offering a variety of first-class amenities including an equestrian center, fishing, a deep water marina, fitness facilities and programs, a spa, dining and social activities. This is a premier community with private club dues and a one time buy in.
Richmond Hill Plantation Golf community living, the Sterling Links gold club is part of this beautiful neighborhood that also offers a relaxing community pool.

I would love to show you around our Richmond Hill Georgia neighborhoods and communities. Call or email me today to start the search for your perfect home in the Coastal Empire!

Melanie Kramer
Keller Williams Realty Coastal Area Partners
912-459-5001 Office
912-658-1390 Cell Direct

The Benefits of Committing to Your Real Estate Agent

Posted on February 5, 2015 by Melanie Kramer Realtor

Loyalty and commitment are the foundations of trust. You reap many benefits by committing to your real estate agent.

We build relationships with both local and out of state buyers and pride ourselves on being committed to find you the perfect home. We work with buyers in a buyer agency relationship.

What does this mean for you?

You will sign a Buyer Broker Agreement. This means we are working for you, our client, in your best interest. Otherwise, you are a customer. It all comes down to whether you want someone looking out for you. Our goal is to represent you in your real estate transaction and provide quality client service.

In Return We Ask You:

To communicate honestly and responsibly.
To willingly provide pertinent information as needed.
To promptly inform me of important changes of any time including timing, requirements, or other critical information that will affect your service commitment.
To request that you pre-qualify for a home mortgage loan if you are financing any portion of your real estate investment. (Local MLX co-oping agreements require that you be pre-qualified prior to showing you real estate properties for sale. Their sellers are being asked to make their home presentable, leave their home while we show it, etc. and I am to pre-qualify you before taking you to their homes.)
To submit a loan application and call lender – required information within the time frames of the contract when financing.
To enter into contracts in good faith and make every effort to adhere to all negotiated contingencies.
To inform all other real estate agents and For Sale By Owners that you are represented by Melanie Kramer of Keller Williams Realty.
Sign a Buyers Brokerage loyalty Agreement.

House hunting can be all consuming. You may come across a home during your daily commute or find yourself at an open house on a beautiful Sunday afternoon. Please let them know that you are represented by an agent at open houses and sales offices.

Here are a few Do’s and Do Not’s to help you when you’re out and about.

Sale by Owner / Listings

DO Write down as much information as possible, pick up the hand out or save the ad.
DO Call us with the information. We can pull additional information and details for you.
DON’T Call the home owners agent or owner directly. And please do not approach the owner if you drive by.

Open or New Houses

DO Immediately share with the showing agent that you are represented by us.
DO Present my business card or my name to the agent or owner. If they require you to be accompanied by your agent, call me as soon as possible.
DON’T Disclose any information about your needs, motivation, likes or dislikes. Sharing this information could weaken your negotiating strength.
DON’T Enter the sales office without registering me as your agent representative. Call me as soon as possible to let me know what sales office you have visited.

Call or email me today to start the search for your perfect home in the Coastal Empire!

Melanie Kramer
Keller Williams Realty Coastal Area Partners
912-459-5001 Office
912-658-1390 Cell Direct