Home Selling Tips

SOLD – 25271 Tanoak, Lake Forest – Seller Follows Plan, Wins Big

tanoaksold

This just happened…Another of our listings went into escrow within five days of going on the market (and hours of being viewed for the first time). The property sale at 25271 Tanoak, Lake Forest is a great success story for our seller. She had been following Jenean’s work for years and knew that good communication, trusting her advice AND following it to a “T” would sell her property quickly and for the highest price possible. She knew the drill and it was as easy as 1-2-3:

1) Make her home look great for professional photos by doing some cleaning, fixes and staging.
2) Setting a fair price to make BUYERS want to come see it.
3) Setting a commission that would make buyers’ AGENTS drop everything and bring their buyers to it on DAY ONE. (No buyer’s agent wants to be cheated by being offered 1/2 of a listing agent’s discounted commission because that listing agent knew their own services weren’t worth paying full price for).

The Grand Opening Open House was on Saturday and there were almost 100 visitors to the home in 4 hours. If you do the math, that is one visitor per 2-3 minutes. The offers started coming in and they were quite varied. The difference between the high and low offers for this home was huge…$30,000.

We stopped taking offers on Monday because one of the many offers was so good that it would be nearly impossible for anyone to top it. In fact, it was so high that it couldn’t possibly appraise at that price. Jenean went line by line over the purchase agreement with the buyer’s agent and made recommendations to meet the needs of her seller and give the buyer the best chance at acceptance. At the end of the day, the buyer agreed to buy it even if it didn’t appraise at the sales price! WOW. This property fetched the top selling price in recent history for the entire community – even amongst larger properties!

By following Team-Jenean’s 1-2-3 marketing plan for sellers, similar success can be yours. Keep in mind that all 3 components make the system work. If you leave out any one step, you will be leaving money on the table: It’s your money – It’s your call! (There are other parts of this plan that make it successful, Jenean will share them when you are a client!)

As most of you know, in order to give our best efforts to our clients we only take a limited number of sellers or buyers each month. If you are thinking about moving, and getting the best price for your home is important to you, then call Jenean or David at (949) 583-1331.

Grand Opening Open House Saturday, January 31st 12-4pm Lunch at Noon – 22018 Bahamas, Mission Viejo

22018 Bahamas Front$325,000.  SELLER WILL PAY $5,000 FOR CLOSING COSTS OR FOR NEW KITCHEN CABINETS AND GRANITE OR QUARTZ COUNTER TOPS.

Very attractive 2-bedroom single-level carriage unit condo (no one above or below) on quiet street surrounded by lush tropical landscape throughout the resort-style Coral Gardens community.  This end unit home backs up to wild lands area and provides a very serene and beautiful setting. Private staircase leads from attached garage to upper living space with patio ideal for sunset entertaining. Spacious home has wide plank flooring throughout, 2-tone decorator paint, dual-pained windows, white custom shutters, vaulted ceilings, interior full-size laundry and more.  

Bahamas PoolYou will love the lifestyle that comes with this turnkey home.  Coral Gardens offers tennis courts, spas, a sparkling resort-style pool. Home is strolling distance to Lake Mission Viejo which offers sandy beaches, fishing, volley ball & basketball courts, clubhouse, picnic areas and even kayaks, peddle or party boats to rent for sunset cruises with your friends.  There are summer concerts, a Yacht Club and so much more. Minutes from shopping, fine dining and local eateries.  

This home with its model home good looks it is aggressively priced below others to sell this weekend. Come with your checkbook, and be amazed.  This is the lowest priced 1986 or newer 2-bedroom in Mission Viejo, Lake Forest, Laguna Niguel, Laguna Hills or Rancho Santa Margarita!  Seller must move right away.  Their loss is your gain!

I have not been posting for over a year as I was dealing with cancer. I am healed and my blog is now up and running again. I would love to see your smiling faces at my open house. This place would make a great investment now and later could be a first home for your grown kids. See you on Saturday. This home is not on the MLS yet, for best chance to get this home call Jenean Hill at (949)583-1331

[youtube http://youtu.be/2GUI_otVJ4E&w=520]

22252 Anthony Drive, Lake Forest: GRAND OPENING OPEN HOUSE Pizza Party May 18th, 12-5pm

Anthony Front PS reducedhttp://www.youtube.com/embed/EMTE0k6so-4

SEE ALL THE PHOTOS by clicking link above.

Exquisitely-upgraded Sun & Sail Club, Parkwood Estates 4-bed, 3-bath, 3-car garage, 600 SF bonus room culdesac home shows like a model!   Huge upper master with 2-person Jazuzzi tub & travertine 4’x6’ double shower AND Downstairs Master/in-law ‘wing’ with travertine fireplace, ¾ bath & multi-purpose craft/ food storage/exercise/sewing room.  Upgrades include travertine flooring, patterned Berber carpeting, raised-panel doors, recessed lighting, 2” white slat blinds, & cat-5 outlets. Spacious kitchen/great room has walk-in pantry, expansive center island with double O.G. Granite counter tops & pull-out trash bins/recycle center, pull-out drawers, double deep & wide sink with ‘touch 20’ pull-out faucet & stainless steel appliances including Bosch dishwasher & G.E. Monogram 5-burner induction cook top.  All bedrooms have walk-in closets. Baths have granite counters, new cabinets, tubs, toilets & mirrors.

Brighter Sun  Sail from jacuzzi to fountain and Sailboat reducedYour family will love what nature offers you surrounding this cul-de-sac home.   Grassy front, side & back yard with patio, landscaped slope & mini orchard! Short stroll to woodsy walking trails or the fabulous Sun & Sail Club & it’s lovely lake, 4 pools, spa, saunas, tennis, volleyball, state of the art fitness center, youth center, snack bar, lounge,  & more.  You can even launch your own kayak for a sunset cruise. 

The home will be priced in the $750,000-775,000 range. Call me at 949-583-1331 ASAP if you have been waiting for this lifestyle to become a reality.

Anthony Living room PS reduced

NOT selling more Homes, BUT Selling Homes for MORE! 

This business model has made my sellers successful for over a dozen years.  While other agents may be listing 4 homes a month, I generally accept one listing and spend 4 times as long preparing and marketing it to sell for MORE… and to sell faster!  That is why you don’t see my open house signs around town week after week.  Highly marketing one seller’s home at a time with hands-on service…

…Come see the difference it makes.

Anthony grass and slope after

Anthony living room close up toward window after Anthony kitchen toward sink after

34152 Selva Road #176, Dana Point, CA 92629

Selma ocean view outside pool areaBeach House Paradise – Exquisitely-upgraded 2-bedroom, 2-bath Dual Master suites “Beach House Paradise” in the pristine Niguel Beach Terrace community –  across the street from the Ocean/Strand Beach.  The seller spared no expense in remodeling this home to show like a model home!  Upgrades include Travertine flooring, patterned Berber carpeting, brown/gold Lapidus granite double O.G. kitchen counter tops, custom wood cabinets & stainless steel Jenn-air appliances.  Baths have custom cabinets, onyx counters, whirlpool tubs w/ ¾” glass enclosures & oil rubbed bronze fixtures. Both masters open to their own slate-tiled patio w/ sparkling fountains & beautiful flowers.  The kitchen & living room also have patio access creating an ideal environment for entertaining.  This lower-level, end-unit is in the top/back of the community right off the manicured beach access walkway & has Hawaii-like front yard views of a beautiful, lush greenbelt w/ tropical plantings.  This is THE moSelva view from front door IIst private, serene & beautiful setting in the community.  HOA has clubhouse, beautiful pool area w/ sparkling spa & ocean views. Dues cover hot & cold water & trash. Low taxes. No mello roos. This is the home and lifestyle you’ve been longing for and Orange County Beach Resort Living at its Best!  Will be priced from $525,000+

The Grand Opening Open House is scheduled for Saturday, April 27th from 12-5pm.  Come for lunch at noon and bring your check book as it will sell this day.   Better yet, drive by this unit NOW, walk around the lush grounds, check out the serenity and the garden view from the front porch and phone me to get your loan approval ready.  This will give you the best chance of winning the keys to this amazing home.

Selva Living Room proSelva Master 2 bath proSelva Master 2 pro

With very few homes for sale, the market is EXTREMELY challenging

Everybody is frustrated.  Buyers write offer after offer after multiple instances where they did not have the “winning bid.”  Many wonder if they will ever be able to secure a home.  Frustrating. REALTORS® representing buyers have to work ten times harder than a normal, balanced market, showing every home that appears on the market, analyzing the data and writing offers that are one of 20 submitted.  Frustrating. REALTORS representing sel- lers have to keep their clients from getting too far ahead of themselves and grossly overpricing their homes.  Frustrating.

What is going on?  Quite simply demand, the number of homes placed into escrow in the past month, is about equal to the number of homes on the market. The chart below illustrates the issue.  When supply, the housing inventory, is much larger than demand, it takes a lot longer to sell a home.  As they get further apart, it becomes much easier to purchase.  Take a look back in mid-2007 when there were close to 18,000 homes on the market with demand at about 1,200 homes.  Buyers had their choice of homes and it there was no competition.  Last year at this time, the active inventory sat at 7,597 homes and demand was at 3,569.  The lines were much closer, but the difference was still 4,028 homes.  Today, the active listing inventory sits at 3,272 homes and demand is at 2,887, that is a difference of only 385 homes. The last time this occurred in Orange County dates back to 2005.

Demand is much less today than back in 2005 when there were 4,549 pending sales in a month.  But, back then there were 5,146 homes on the market, a lot more than today.  Since demand is based upon the number of recent escrows, it is currently heavily muted because there are simply not enough homes that have entered the fray.  If there was a surge in the inventory tomorrow, there would be a surge in demand as well. There are throngs of buyers waiting in the wings for a fresh supply of homes.

This market will remain extremely frustrating until the supply of homes increases.  It appears as if that is not going to happen soon and the tight inventory will remain a major issue in 2013 and a stumbling block for many buyers to successfully purchase.  The tight inventory will also encourage homeowners to place their homes on the market and aggressively pursue the market by pricing their homes well above the last comparable pending or closed sale.  Unfortunately, many will drastically overprice their homes and they will sit on the market and procure no offers.  Buyers are willing to pay more for a home, but are not willing to absurdly overpay. 

Pricing a home is a delicate balancing act that requires a homeowner to carefully analyze the local market and the rate of appreciation.  Remember, homes may increase in value by as much as 10% in a year, but not in a month.  Carefully selecting a REALTOR® is a must.  Finding one that knows the local data and market dynamics is essential to success.  Hiring somebody solely based upon a projected sales price is foolish.  Instead, look for somebody that understands the market the best and has a strong command of the data.

Active Inventory:  The inventory remained the same.

The inventory started the year at the lowest level since tracking the active listing inventory back in 2004.  Since then the inventory has only added an additional 111 homes.  In the past two weeks it actually dropped by 4 homes and now sits at 3,272 homes.  The inventory sits at an unprecedented anemic level.  For proper perspective, just ask any buyer who has seen the few available homes and written several offers to no avail.  They will tell you how they are watching the market like a hawk, ready to pounce on the next home that hits the market that closely matches their parameters.  The only problem, when there are this few homes, too many other buyers are doing the same thing. 
So far this year, there have been 17% fewer homes placed on the market compared to last year, which represents 918 homes.  The buyer masses waiting in the wings would appreciate an additional 900-plus homes on the market.  The anemic levels are here to stay for the foreseeable future.  Last year at this time there were 7,597 homes on the market, 4,325 more than today.

Demand:  Demand continued to rise.

In the past two weeks, despite very few homes entering the market, demand increased by 11%, or 291 pending sales, and now totals 2,887.  It has grown by 33% in the past month, or 715 pending sales.  Compared to last year at this time, there are 682 fewer pending sales today.  In 2012, the market was sizzling forward at a breathtaking speed, fueled by a much larger inventory.  Today’s demand is strongly dependent on the inventory.  As soon as the inventory increases, demand will increase.  Until then, you can expect continued, subdued, muted demand.

The Distressed Market: The distressed inventory dropped by 11 homes, a 3% drop.

The distressed inventory continues to drop, shedding an additional 11 homes, which amazingly represents 3% of all foreclosures and shorts sales on the market.  There are 339 distressed homes within the active listing inventory, just 10% of the total active listing inventory.  There have not been this few distressed listings since April 2007, nearly six years ago. 

In the past two weeks, the foreclosure inventory increased by 24 homes, totaling 117, and has an expected market time of 25 days. The short sale inventory decreased by 35 homes in the past two weeks, totaling 222, and has an expected market time of 11 days.  Short sales continue to be the hottest segment of the Orange County housing market today.

Good News for Short Sale Sellers… and How the Fiscall Cliff provisions affect you, your home and your taxes

On January 1 both the Senate and House passed H.R. 8, legislation to avert the “fiscal cliff.” The bill will be signed shortly by President Barack Obama. Below are a summary of real estate related provisions in the bill:

REAL ESTATE EXTENDERS:

  • Mortgage Cancellation Relief is extended for one year to January 1, 2014 (This is huge.  Many of you toward the end of the year did not consider “short sale”ing your home to reduce your financial burdons because you were concerned about income tax consequences.  Please talk to your tax advisor to have him firm that the coast is clear until the end of 2013.  With an abundance of buyers on the market, I can help you set up a quick and virtually seamless short sale transaction that retains privacy and peace of mind.)
  • Deduction for Mortgage Insurance Premiums for filers making below $110,000 is extended through 2013 and made retroactive to cover 2012
  • Leasehold Improvements: 15 year straight-line cost recovery for qualified leasehold improvements on commercial properties is extended through 2013 and made retroactive to cover 2012.
  • Energy Efficiency Tax Credit: The 10% tax credit (up to $500) for homeowners for energy improvements to existing homes is extended through 2013 and made retroactive to cover 2012.

Permanent Repeal of Pease Limitations for 99% of Taxpayers
Under the agreement so called “Pease Limitations” that reduce the value of itemized deductions are permanently repealed for most taxpayers but will be reinstituted for high income filers. These limitations will only apply to individuals earning more than $250,000 and joint filers earning above $300,000. These thresholds have been increased and are indexed for inflation and will rise over time. Under the formula, the amount of adjusted gross income above the threshold is multiplied by 3%. That amount is then used to reduce the total value of the filer’s itemized deductions. The total amount of reduction cannot exceed 80% of the filer’s itemized deductions.

These limits were first enacted in 1990 (named for the Ohio Congressman Don Pease who came up with the idea) and continued throughout the Clinton years. They were gradually phased out as a result of the 2001 tax cuts and were completely eliminated in 2010-2012. Had we gone over the fiscal cliff, Pease limitations would have been reinstituted on all filers starting at $174,450 of adjusted gross income.

Capital Gains

Capital Gains rate stays at 15% for those the top rate of $400,000 individual and $450,000 joint return. After that, any gains above those amounts will be taxed at 20%. The 250/500k exclusion for sale of principle residence remains in place.  (Chances are you fall into the 15% category, so if you need to sell an investment property this year, the extra 5% capital gains tax won’t affect you.)

Estate Tax
The first $5 million dollars in individual estates and $10 million for family estates are now exempted from the estate tax. After that the rate will be 40 percent, up from 35 percent. The exemption amounts are indexed for inflation.

Housing demand in Orange County is so low that it cannot be measured

This is a continuation of yesterday’s piece on the status of the market.  The active listing inventory is muted this year because many homeowners are still underwater.  They may have good credit and a stable job, but they do not have the cash necessary to close because they are currently too far underwater.  Also, many homeowners are now sitting on the fence while they recoup their equity.  Everybody is familiar with the term “buy low, sell high.”  It appears as if the bottom of the market was reached last February and now buyers are flooding the market attempting to “buy low.”  Homeowners know it is a low, so they want to wait.  They don’t want to “sell low.”

 DemandThe lack of inventory is cutting into demand.

As discussed above, true demand is much higher than demand based upon the number of new pending sales over the prior month.  In the past two weeks, demand dropped by 470 pending sales, a 16% drop, and now totals 2,543.  Based upon the word on the street, buyers are scrambling around at anything and everything that is placed on the market right now, but there just is not enough coming on the market.  And, that will remain the case throughout the holiday market, which does not end until the second half of January, right after everybody gives up on their New Year’s resolutions.  Buyers are in a rush to buy, but homeowners are not in a rush to sell.  Instead, they are going to enjoy the holidays with the knowledge that as their homes are slowly appreciating.  Last year at this time there were 46 additional pending sales, a 2% difference.  But, there were 8,905 active listings for buyers to choose from. 

The Distressed Market: The distressed inventory dropped by only 16 homes, but that is still a 4% drop.

For buyers looking for a “deal” and looking closely at the distressed inventory, the pickings are slim.  There are only 434 total short sales and foreclosures on the market today.  Distressed homes make up only 12% of the active inventory and 34% of demand.  Last year at this time there were 3,357 distressed homes on the market, 38% of the active listing inventory and 57% of demand, much different than today.  In the past two weeks, the foreclosure inventory decreased by 12 homes, totaling 110, and has an expected market time of 18 days. The short sale inventory decreased by only 4 homes in the past two weeks and now totals 324.  The expected market time is only 14 days and continues to be one of the hottest segments of the housing market.  Both 110 active foreclosures and 324 active short sales are new lows for the year and levels not seen since the beginning of all of the distressed activity back in 2007.

Not enough homes are placed on the market to adequately satisfy the throngs

 If you have been communicating or working with me this year, the words below (written by my partner, Steven) will match up with what we have been experiencing together.  Tomorrow I will touch more on active inventory, demand and the distressed market.

Active InventoryThe current inventory is simply unprecedented.

It is extremely difficult to articulate just how low the current active inventory is today.  3,482 homes on the market is absurd.  That’s correct, the inventory dropped below 3,500 homes after shedding an additional 52 homes in the past two weeks.  That’s only a 1% drop and the lowest drop since the beginning of August. This really could be the end of the unabated 18 month plunge in the active listing inventory.  There will eventually be an end to the drop and a new low will be established.  It almost seems impossible for the plummet to continue at this point.  It was surprising when it dropped below 4,912 homes in August, the prior record low level reached in early 2005.  Yet, it managed to drop by an additional 1,430 homes.  Last year at this time there were 8,905 homes on the market.  That’s 5,423 more than today.

REALTORS® from the trenches are reporting staggering open house attendance. They are getting as many as 75 buyers attending an open house in December. Remember, this is the Holiday Market, when buyers are typically diverting their attention away from their pursuit of their next home while they focus on Yule tide traditions.  Not this year.  Buyers are soaking up just about everything that is being placed on the market. 

 Even though we are in the midst of the holidays, multiple offers are still the norm, and so are offers above the list price.  Homes are truly appreciating based upon what buyers are willing to pay.  Many buyers put off purchasing a home earlier in the year anticipating now being a great time to buy.  That may be the case with a normal inventory, but the current inventory is far from normal.  Those buyers are waiting in line along with the multitude of buyers who have been unsuccessful in their pursuit thus far.

 Homes simply are not coming on the market this year compared to every other year in the past decade.  There are 16% more homes placed on the market in 2011 versus 2012.  In real terms, that’s 460 additional homes coming onto the Orange County housing market every single month.  Just prior to the housing turn, in 2005 there were 53% more homes placed on the market than today.  That’s 1,581 additional homes every single month. 

This chart illustrates just how anemic the inventory has been this year.I track demand based upon the number of new pending sales over the past month.  With the overwhelming number of buyers actively looking today but unable to purchase due to an unprecedented lack of inventory, true demand is much higher than what I am able to track through the Multiple Listing Service.  Quite simply, if a normal flow of homes were placed on the market, there would be a lot more pending sales each and every month this year. 

So, even though it is the Christmas Season, this is a great time to put your home on the market.  Your decorated and cozy home will attract buyers, and if marketed to its fullest extent will bring multiple offers and sales prices that will just make your year!

A Spooky Market

 The following piece was written by my associate, Steven Thomas.  He is the Quantitative Economics and Decision Sciences specialist who writes for the O.C. Register and consults to the Orange County Association of Realtors.  His words precisely reflect the dynamics I see day in and day out in this current market.

The market is recovering, but there are aspects of Orange County housing that are simply spooky.

Spooky CharacteristicsAs the kids scurry from house to house in anticipation of a Halloween treat, it is appropriate to take a look at the housing market from a different perspective, the things that are spooky about real estate.

My kids have been planning a neighborhood, second annual Spooktacular Haunted House, my house of course.  They put together a detailed map and determined all of the “perfect” spots to jump out and scare those that dare enter.  I remember being a kid and slowly making my way through an unfamiliar maze of scares within a home.  With timid steps, my heart pounding, and eyes closed, I cautiously approached a corner, not knowing what lurked there ready to pounce on my nervous anticipation.  In prior years during the downturn, that described the mood of the housing market to a tee.  Not this year.  With homes appreciating again, inventories much lower, and demand much higher, there is nothing to worry about, right?  Wrong.

 The number one spooky feature of today’s market is the absurdly low inventory.  Everybody has heard that inventories are low, but the depth of those lows is only understood by active buyers and sellers today.  There are only 4,043 homes on the market after shedding an additional 4% in the past two weeks.  The most recent prior record low inventory was established in March 2005, with 4,912 homes.  That is 21% more than today.  It reminds me of the kids combining all of their Halloween candy, and then flash forward a couple of weeks down the road as they scrape the bottom of the bowl.  The candy that remains is nobody’s favorites.  Similarly, most homes that remain on the active inventory and not pending after many weeks on the market are your overpriced “black licorice,” or have some other underlying reason for not selling.

The concern is that there will not be a lot of fresh inventory for the remainder of the year.  We are continuing to test new lows and buyers that remain in the hunt are going to get no relief from the holiday slowdown.  There just are too few homes on the market and buyers have come to the realization that it is finally time to buy.  So, many buyers are going to feel like they have the appropriate strategy of pouncing on a property during the holiday lull.  Given the number of buyers who have been unsuccessful after writing multiple offers, expect many of them to attempt the same strategy.  As a result, they will encounter continued competition to purchase.

Another “spooky” concern are the number of homeowners that are entering the housing market way too overconfident.  Not too long ago, buyers were in control of the market.  Flash forward to today, just a half of a year into a healing housing market, and sellers are getting ahead of themselves and offering ridiculous asking prices.  Given supply and demand, buyers are willing to pay a little bit more than the last closed sale within hot ranges and hot areas, but, if you are a seller, hold your horses.  For most homes, a few thousand dollars more than the last comparable sale is agreeable to buyers in the midst of a lot of competition, but they will walk away, or will ignore altogether, a home that is listed at 10% above the last comparable sale. 

The median sales price in Orange County was up nearly 6% in a year.  That means it took 365 days to go up 6%, not a couple of months.  The problem with some sellers is that they price their homes 6% or more than the home that just closed last week or last month.  Homes do not appreciate that much in such a short period of time.  It takes much longer than that. 

For those sellers willing to keep their home ready to show day in and day out for a year, the market just might appreciate to their overzealous price in time, a very, very long time.  With so few homes on the market, even overpriced homes will be shown a lot; they simply will not sell.  Instead, they will waste everybody’s time, including their own, as tons of willing and able buyers tour their home without writing an offer.  Any offers generated will be “lowball” in the minds of sellers, but in the minds of buyers, they are strategizing on ways to get the seller off of their high horse and back down to reality.

Orange County Homes – 2 for the price of One!

It is not just the low interest rates that are bringing buyers to the market, it is that you can practically buy TWO homes for the price of ONE house payment compared to the hot market we had  a half a dozen years ago.  Let’s look back in time and do the math:

Below are two  3,000-ish  sq. ft. homes in the Lake Forest II/Sun and Sail Club community of  Parkwood Estates. 

SIX YEARS AGO: The house on the left sold in a market that was full of multiple offers at a sales price of $850,000 in an era of 6.60% interest rates.  A 20% down purchase would have required a $170,000 cash down payment.  Including property taxes of $708 per month, the monthly payment would have been $5,050 plus HOA and insurance.  (Actually it would have been higher because it was a non-conforming loan rate)

TODAY: The house on the right was offered at $575,000  and just entered escrow yesterday.  The market in this price range  is very hot as well.  If the buyer put 20% down that would only be $115,000 down.  With an  approximate interest rate of 3.47%, and property taxes of $479, the buyer’s (P,I&T) payment would be $2,536 per month.  The new buyer is paying HALF of what the 2006 buyer paid and they also have an extra $55,000 in their pocket.

You can see that right now we have a perfect storm.  Prices are great and interest rates are at an all time low – about half of what they were in the mid 2000’s.  Have you been longing to move out of your crowded surroundings and buy the home you dreamed of?  What if I told you you could select your new home first?  Through my “Select-then-Sell System”, First Team’s teamwork, and Sneak Preview system, I can help you identify your move up home prior to placing your home on the market….and then when we do put it on the market your Grand Opening Open House will look like this: http://youtu.be/39KFlc7Sz8Y

Alternatively if you love the home you’re in, but want to reduce your monthly payments, give me a call and I will help you determine your home’s value estimate and refer you to my mortgage partner to give you white glove service in lowering your interest rate and keeping more money in your pocket.  It’s a win/win! 🙂