denville

Colonial/Farmhouse Being Offered in Denville

by Jeffrey Halpern

The Halpern Real Estate Group is pleased to present their newest listing at 365 Franklin Road, Denville.

Sitting on nearly one of the most pristine properties in Denville, this well preserved 150+ year old, Gentleman/woman’s Colonial/Farmhouse is very special and awaiting a new owner to continue its tradition and history.

Step onto the new front “lemonade” porch through the front door and get a feeling of simpler times. Front entry foyer with stairway to second floor. The first floor boasts, S-P-A-C-I-O-U-S Living Room with fireplace, leading through French doors into the sunken family room with a second fireplace, built-ins, bar, and sliders to front yard. There is a Country Kitchen with stainless steel appliances plus an original wood stove. That is where one would have access to the full basement. Off the kitchen is a newer powder room and exterior doorway. The large Formal Dining Room could easily entertain 16-20 guests.

As you get back to the foyer, amble upstairs to the Master Bedroom with full bath and walk-in closet. This level also holds three other bedrooms and two other full baths, as well as access to an attic that can easily be finished to add even more space to this nearly 3400 sq ft home. There is work to be done however the bones and history are there, to give you the opportunity to make it your own.

The home itself sits on a beautiful and private 1.4 acres boasting a 2 car detached garage and some other structures.

Denville Township boasts a town center, Denville Train station with New York direct access. The beauty of this community includes lakes, parks and a well-respected school system.

To more information of this property offered at $500,000, please contact Jeffrey Halpern of The Halpern Real Estate Group with Howard Hanna Rand Realty, at Cell/Text: 201.317.7527 or office 973.532.5727 or Jeffrey.halpern@randrealty.com. For online details listing, please visit here.

11 Reasons Why You Home Isn’t Selling

by Jeffrey Halpern

Posted on Jun 1 2017 – 12:06pm by Housecall

Editor’s Note: This post was originally published on June 1, 2017. Housecall continues to share this piece due to ongoing requests and reader interest.

By Charles Muotoh

When you first put your house on the market, you might be hopeful for a quick sale—especially if you’ve put a lot of money into improving the house over the years and if the neighborhood is one that has historically attracted a lot of buyers. While you shouldn’t panic if the house doesn’t sell the moment you list it, you should begin to worry if the months start flying by without any real offers. If this is the case, here are 11 reasons why your house may not be selling.

You overvalued your property. If your house is overpriced, it’s simply not going to sell. Compare your property to similar properties that recently sold within your area to get a better idea of its true value. An experienced real estate agent can give you an accurate value of your home. Additionally, don’t make the mistake of tacking on the cost of any renovations you made. You can’t just assume that the cost of a renovation translates to added value.

Your listing is poor. If the listing of your home includes a poorly written description without any images, a lot of buyers are going to skip over it. Make sure you and your REALTOR® put an effort into creating a listing that attracts the attention of buyers. Make sure to add high quality photographs of both the interior and exterior of your home. Don’t forget to highlight unique features as well.

You’re always present at showings. Let your agent handle your showings. Buyers don’t want to have the seller lurking over their shoulder during showings, especially during an open house. This puts unwanted pressure on the buyer, which will make them uncomfortable and likely chase them away.

You’re too attached. If you refuse to negotiate even a penny off your price, then there’s a good chance that you’ve become too attached to your home. If a part of you doesn’t want to sell it, or you think your house is the best house in the world, odds are you’re going to have a lot of difficulties coming to an agreement with a potential buyer.

You haven’t had your home professionally cleaned. A dirty house is going to leave a bad impression on buyers. Make sure you have a professional clean your carpeting and windows before you begin showing your house.

You haven’t staged your home. If you’ve already moved out, then don’t show an empty house. This makes it difficult for buyers to imagine living in it. Stage your house with furniture and decor to give buyers a better idea of how big every room is and how it can be used. You want the buyer to feel at home when they are taking the tour.

You kept up all of your personal décor. Buyers are going to feel uncomfortable touring your house if you keep all of your family portraits up. Take down your personal décor so that buyers can have an easier time imagining themselves living there.

Your home improvements are too personalized. You might think that the comic book mural you painted for your child’s room is absolutely incredible, but that doesn’t mean potential buyers will agree. If your home improvements are too personalized, it can scare off buyers who don’t want to pay for features they don’t want.

Your home is too cluttered. Even if your home is clean, clutter can still be an issue. For example, maybe you simply have too much furniture in one of your rooms. This can make the house feel smaller than it is.

Your home is in need of too many repairs. The more repairs that are needed, the less likely a buyer will want your house. Many buyers simply don’t want to deal with the cost or effort of doing repair work, even if it’s just a bunch of small repairs, such as tightening a handrail or replacing a broken tile.

You chose the wrong real estate agent. In my opinion, choosing the right real estate is simply the most important decision you make in selling your home. A good REALTOR® makes all the difference in selling your home within a reasonable time.

All these things can be fixed once you realize your mistake; however, the longer your property stays on the market, the less likely it will sell at listing price. One of the best ways to avoid making these common mistakes is by working with a professional real estate agent.

Charles Muotoh is the owner of dcrealestateguru.com, a full service real estate firm focused on leveraging digital marketing strategies to serve buyers and sellers of real estate in the Washington D.C. area.

FREE HOME SELLER SEMINAR – APRIL 3, 2019

by Jeffrey Halpern

Better Homes and Gardens Rand Realty, Northern New Jersey’s premier real estate broker, will be hosting a FREE Home Seller Seminar on Wednesday, April 3, from 6:30-8:30 at the Parsippany-Troy Hills Library located at 449 Halsey Road, Parsippany.

“There is nothing better than hearing it from the experts.” states Jeffrey Halpern, 34 year real estate professional and moderator of the seminar “The knowledge, the insights, the experience, and that fact that that is what they do for a living, is to the advantage of those who can hear them speak. They say that even if you can get one tip to help you better what you are doing is worth the time spent.”

Specific for home sellers (and buyers, too) now, or in the future, this free seminar will give sellers multiple tips, whether owner occupants, “For Sale By Owners”, those who’s listings have expired with other brokers, investors, and/or flippers, on how to sell their home. The topics include: staging/detailing; pricing; marketing for today’s buyers, negotiating, transactional management to the closing, while avoiding the pitfalls.

The speakers that have been assembled are well known in their respected fields.

Keith Rice, Licensed Home Inspector, Nuts and Bolts Home Inspection. Member of ASHI (American Society of Home Imspectors), Keith is also a Licensed Radon Measurement Technician and has been inspecting homes for several years. He will be covering what a home inspector looks for when selling a home, and how to avoid running into issues related to the same.

Matt Keane, SVP for Guaranteed Rate. Matt is continually recognized for his high level of production and exceptional customer service. In addition to being a member of the President’s Club at Guaranteed Rate for the past 5 years, Matt has been named a “Top 1% Originator in America” by Mortgage Executive Magazine for the last 6 consecutive years. He will cover what it takes to qualify a buyer.

Robert Wianecki, Esq., noted Morris County real estate attorney with offices in Boonton. Practicing law since 1994, his boutique practice takes pride in extending exceptional levels of customer service and eliminating stress from the real estate transaction while helping clients With years of real estate experience, and thousands of real estate closings to his credit. Robert will cover legal ramifications, and process, as well as avoiding legal pitfalls.

Jeffrey D. Halpern, Broker-Sales Associate of Better Homes and Gardens Rand Realty, Certified Home Stager, and 30+year veteran of residential real estate, has been assisting sellers and buyers in their real estate process. He is also a Certified Real Estate Instructor and trainer. He will moderate and cover the entire home selling process.

All those in attendance will receive a home-sellers kit, and have a chance to win one of several door prizes. Refreshments will be served as well.

The seminar is, Wednesday, April 3, 6:30pm, at Parsippany-Troy Hills Library, 449 Halsey Road, Parsippany Because of limited seating. RSVP is recommended for this informative seminar to Jeffrey.halpern@randrealty.com or by call/text to 201.317.7527. For more information please visit: www.realestateseminars101.com

The best month to sell your home is……..

by Jeffrey Halpern

I have been wracking my brain as to what to write this week in my blog and the other day, Mitch, a friend of mine, asked me which month is the best month to sell. Although he asked it with a little sarcastic grin as there really is no good or bad month to sell, it inspired me to give you the Realtor’s reasoning as to why to list “that” month of the year.

January. Many relocations happen in January as companies budgets begin January 1 and therefore they know whether they will be bringing employees in or shipping them out. Also, if your new year’s resolution includes moving on, why not in January. Just remember as opposed to the losing wait and joining a gym resolution, once your house sells you cannot go back on that resolution.

February. Because most sellers wait for the “spring market” to list their home, by listing in this month a seller gets a jump on the competition and possibly sell their home for slightly more than in the nexst few months, as Economics 101 tells us that a smaller supply increases demand. It also gives the seller a wide choice of home to purchase in March after their home sells.

March. The “spring market” is upon us. The weather is certainly better and more buyers are looking and therefore a better chance to sell your home and a bigger selection of homes the seller can choose from.

April. The “spring market” is in full bloom and buyers are buying and sellers are selling. Usually this month has the most activity.

May. If all holds true, the April showers brought May flowers and the home is full of color. The weather is perfect and buyers are motivated because they want to be in during the summer.

June. High school and college graduations and parents now contemplating their move to a smaller residence and buyers want to buy before summer vacations begin and to close before the upcoming school year based on an average 60-day contract to close timeline.
July. Home sellers have sold their homes during the spring market and now are desperate to buy a home. Also the school year is even closer and you certainly want the kids to be in their classrooms on time.

August. If a home is not sold, they will be re-positioning their prices to be put in line with what buyers are willing to pay and buyers, using an astute Realtor, recognize it and jump on it. And being in contract, most school systems will allow a student begin their school year in their new location.

September. The weather is still nice and buyers have the chance to really explore homes without dragging their kids to look with them. More than likely, the local buyers (ones that already live in area) will be staying around. And it also gives the empty nesters the ability to buy without worrying about schools.

October. Buyers who want to get in before the winter always look and buy at this time. With the leaves changing their colors, the beauty of fall gives the buyer a whole different perspective on the look of the home.

November & December. I combine these two months for they include the same reasons. Although less in numbers, buyers looking in these two months are the most motivated. They need to buy or they would not bother looking during the holidays and they want to be in by the beginning of the next year. It is also the time when the house looks its best between the holiday decorations of the home, the neighborhood and the community.

So the question I answered for Mitch was not as elaborate as above, but much simpler. The best month to list a home for sale is when the seller lists their home for sale – upon need or desire. There are buyers all year round. The secret to selling any home is marketing, merchandising and pricing, to a market that is ready, willing and able to buy at that time. And interviewing and choosing a Realtor who can best assist you in achieving your goals just makes it that much easier.

What’s your home worth? Get you FREE jeffstimate here.

BONA FIDE BEAUTY in Mountain Lakes

by Jeffrey Halpern

OPEN HOUSE, Sunday (6/25) 1-4

Sitting on beautifully professionally landscaped grounds, a gorgeous six (6) bedroom, three and one half (3.5) bath, Hapgood Colonial abounds in prestigious Mountain Lakes.

As you drive up the circular driveway you will be enamored by the style of this circa 1912 residence with its inviting and wide entry concrete stairway as it leads up to the large open/covered porch with plaque of its builder/architectural authenticity.

As you enter the front doorway you will be awed by home’s extensive use of crafted woodwork and inlaid hardwood flooring artistically designed through the welcoming Foyer, spacious Living Room and Formal Dining Room. Within the living room you will find the front side of the double-sided fireplace as its focal point with doors on each side that allows access into the bright and airy 29’ Family Room that also completes the second side of the aforementioned fireplace and a French door out to the front porch. On this same level entertain dinner guests in the dining room. The large eat-in-kitchen includes granite countertop and stainless-steel appliances with access to the powder room off the doorway to the backyard with extensive basement.

From either the kitchen or the foyer (two separate stairways), travel up to the second level and come upon the Master Bedroom en suite with full master bath. Added to this level are three other bedrooms and another full bath.

The home continues up another flight of stairs to the third floor, with an additional two large bedrooms, large closet, full bath and storage room. The home is heated by gas and includes two zoned central air conditioning throughout.

A walk to bucolic Mountain Lake, this bedroom community offers activities to its residents throughout the year and is situated between equidistant between the beautiful communities and downtowns of Denville and Boonton, both harboring train stations that have NYC and Hoboken direct routes. Mountain Lakes is known for its highly rated school systems.

Offered at $850,000, the seller will assist the buyer by paying closing costs (up to $20,000). Stop by this Sunday from 1-4 at 255 Morris Avenue, Mountain Lakes and take a look at this beauty

For more information please contact Jeffrey Halpern, Broker Associate, by call/text at 201.317.7527 or http://www.jeffrey.halpern@randrealty.com or Better Homes and Gardens Rand Realty at 973.427.9337. What’s your home worth? Get a FREE jeffstimate NOW!

LET’S GET READY TO RUMBLE!

by Jeffrey Halpern

In the past several months I have been involved with several bidding wars on homes, representing both buyers or the seller. Most of the are in the price range of $250-400,000. Is it a good sign – yes? Is it the sign of the times – maybe (at least for the immediate future).

The good news to report is that many (not all) sellers are pricing their homes to sell (or under-pricing their homes to produce bidding wars) and all the owner-occupant buyers on the fence are coming off the fence, as well as investors and flippers. The competition is fierce. They see value in the right priced home as well as finally taking advantage a favorable interest rates, fence-sitters become fence (and house) buyers, whereas, the investors are paying cash. Conversely, inventory is low, driving prices up a tick and multiple offers on the little inventory there is, ticking them even higher.

Getting back to bidding wars, both sellers and buyers need to know what to do if you as a seller is lucky enough to have your house as the subject and the buyer is unlucky enough to be involved in trying to attain the home.

Seller. Without a doubt it is exciting to have your home as the subject of a bidding war. It is obvious that your home was fully marketed to enough of its target market through various Multiple Listing Sites (more than one), a slew of web sites, blogging, social and business networking, mailers, newspapers, etc., as well as pricing either at market value or just below it (yes, just below as it brings about many bids and sell for what market value is).

Because a seller has the upper hand in a bidding war, the seller can control the outcome of the final price and conditions. Seller should beware of the highest bidder. The highest bidder is not always the best of the bids and a seller must use their head and not their pocket to decide which offer to accept.

Multiple offers can come in at anytime during the selling process and actually by law, can be presented to a seller up to the moment they close with a buyer. However, in most cases, multiple bids come in when a property is first listed. When they do occur, the seller with their Realtor (and hopefully one who has had experience with them), should review each offer carefully. Do not get caught up in the hoopla as it is a business decision you must make to take the right offer.

Specifically speaking, with your Realtor, review the conditions of the contract: price; mortgage amount vs. all cash; down payment; closing date; items included in the sale; home inspection time limit; and additional contractual conditions, which may include a house to sell contingency, or the like.

From there go back to the bidders with a counter-offer, or ask them to enhance their offer. Try to avoid asking them to come to their highest and best as in my experience, there really is no such thing. It is better just to come back with a counter. If the offers are at full price, revert back to enhancement or you can actually, come back with a price that is higher than the asking price (just be wary of what it is as it may just turn all your bidders away).

The respondents will either not budge from their price, come up to a price, or just walk away to avoid the hoopla. Some may ask for the other offering prices, and although the Realtor Code of Ethics (if you are using a Realtor), with written approval by the seller, requires that the existence of other offers are present be disclosed, it does not require that the other offering prices are. As a moral and ethical standpoint, I believe that the prices be kept quiet. At that point the counter-offers are presented to the seller.

Once that has been done, revisit the contracts for a second time. If they are close, take the second highest offer – not the highest. In many cases, when the highest bidder wins they will either back out because they believe they may have paid too much, what is known as buyer’s remorse, or they will do what they can to make up the difference of what they wanted to pay, through the home inspection issues. And then there is the issue of the home appraising for that highest price (of which we are finding to be a stopping point for a good number transactions today).

Whereas, by choosing the second highest, the buyer is more apt to stay with the purchase and not ask as much after the home inspection. Giving the seller more control on the buyers requests. It must also be noted to the buyer that they already had an equity increase in the home they went into contract before they even close, as someone was willing to pay more, resulting in a higher value than their purchase price. Plus, the appraisal process becomes more affable.

When the seller has made their choice, I advise that they keep the other offers as back-ups just in case the negotiations fall through.

Buyers. The buyer is most stressed, especially if this is “The House”. Some buyers have to buy 3-4 homes before they actually get a home However, it is a lot simpler. Make your initial offer, look at the seller’s counter-offer, and come back to them with yours. Then do not let the hype take over and make your final price one that is not over your head. be sure to get the assistance of a Realtor who will give you comparables of like homes in the area and in many instances, keeping you grounded. This will give you the information for an intelligent decision. You can ask your Realtor for assistance of a purchase price but keep it in a range instead of a definitive price. (Remember, although they know the market, they are not buying the home, therefore, the value is in the buyers head more than the Realtor).

I suggest you add a letter of praise to the sellers and desire to purchase their home, to be included with your offer. There have been some buyers that have used video to let the seller know they love the home. The video may hurt more than help as the seller may not like what they see in the video. (It sounds wrong but people still do discriminate) If you win the bid, good for you. If you do not, leave your offer as a back-up and keep looking. It may have not been meant for you anyway or the other offer may fall through and therefore, you still have a chance.

Overall, multiple bidding can be stressful for both sides and getting the assistance from a Realtor will keep your emotions in check while giving you a representative that will work hard for you and your real estate goals

Colonial/Farmhouse Being Offered in Denville

11 Reasons Why You Home Isn’t Selling

FREE HOME SELLER SEMINAR – APRIL 3, 2019

The best month to sell your home is……..

BONA FIDE BEAUTY in Mountain Lakes

LET’S GET READY TO RUMBLE!

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