Outer Banks Real Estate Rob Petty
Outer Banks Real Estate

When you're selling your Outer Banks home, your main concerns are a timely sale and getting a fair asking price. Your choice of realtor can make a huge difference in when your home sells, and for how much.

I'm here to assure you that if I'm your Outer Banks REALTOR® of choice, I will direct all of my considerable knowledge and skill to ensure that YOUR HOME gets sold, at a price that's fair.

Besides doing everything you expect an Outer Banks realtor to do, I take it much further, and I get results well beyond the norm. Click here to contact me and get your home on the road to being sold.

Unique Strategies Ensure Your Home Will Sell

I employ technology, some creative thinking, and good old fashion hard work to showcase your home. Things like Virtual Tours, listing advertisements, full color pictures in key publications, and agent open houses for other area realtors to increase exposure of your home. You can depend on me to:

  • Explain the selling process from listing to closing.
  • Research and disclose the average selling price for property with features similar to yours around your area.
  • Offer suggestions and techniques to improve your home's salability, such as staging.
  • Use all options available, such as MLS, Internet, and other advertising media to market your home to buyers.
  • Introduce and provide tours of your home to real estate colleagues.
  • Present all purchase contracts immediately and advise you accordingly.
  • Calculate accurate estimated net cash from the sale.
  • Explain the closing procedure and attend the closing appointment with you.

rob petty outer banks realtorI'm Rob Petty of Outer Banks Blue Realty Services, and I want to be your Outer Banks REALTOR®.

I've been an Outer Banks area resident for nearly 15 years, and have an unparalleled knowledge of the area. Choose me as your Outer Banks REALTOR®, and I will be happy to introduce you to our unique lifestyle and exciting attractions. You'll also love my attention to detail and handling of "the little things" that other realtors simply won't get involved with (handling paperwork, attending all meetings, assisting in all inspections, insurance, warranties, and much more). When it comes to buying or selling your Outer Banks home, the first thing you need to do is contact a knowledgeable, experienced Outer Banks REALTOR®. The bottom line is that Outer Banks real estate is in demand, so contact me today and get an experienced Outer Banks real estate professional working for you.

You can always reach me at (252) 256-2830, or email me at Rob@RobPetty.com.

Outer Banks Home Selling Articles
 • Is there a best time to sell my house?
 • How much is my home worth?
 • What should I do to get my house ready?
 • Should I make repairs?
 • What are my obligations to disclose?
 • How will a foreclosure effect my credit?

 • Must I disclose the terms of other offers?
 • Are there standard contingencies in an offer?
 • Should I be flexible in granting contingencies?
 • What do I do if my house isn't getting activity?
 • Is it possible to sell for less than my mortgage?
 • Is it possible to refinance after bankruptcy?

Is there a best time to sell my house?
Property on the Outer Banks sells year round. It is mostly a function of supply and demand, as well as other economic factors. The time of year you choose to sell can make a difference in the amount of time it takes and the final selling price. Weather conditions are often a consideration in some states than in other parts of the country. Generally the real estate market picks up in the early spring.

During the summer, the market usually slows. The end of July and August are often the slowest months for outer banks real estate sales. It becomes very challenging in the summer to even show homes because homes are rented with varius check out days and times on the weekends, leaving a very small opening of time to even show a home.

After the summer slowdown, sales activity on the outer banks tends to pick up for a second, although less vigorous, season which usually lasts into November.


How much is my home worth?
There are two methods many people use to determine their homes value, an appraisal and comparative market analysis. Appraisals vary in cost and are defendable in court. They average about $360 for a single family home and more on multi-family dwellings. Appraisers review numerous factors and base information on recent sales of similar properties, their location, square footage, construction quality, excess land, views, water frontage and amenities such as garages, number of baths, etc. A comparative market analysis (or CMA) on the other hand is an informal estimate of market value performed by a real estate REALTOR® or broker. It is based on sales and listings that will compete with your property that are similar in size, style and location. A range of values will be determined thus arriving at a probable market value. Many REALTORs® offer a free analysis anticipating they will have a new client. The analysis or opinion should be in writing and should involve professionally accepted appraisal techniques. Some individuals do their own cost comparison. It may take several hours of research at the county recorders office, where there will be indexes to match street addresses and parcel numbers. This information can also be founf online for most counties. Once matches have been chosen, a tax search can be used to find the assessed value, size, style, number of rooms, baths, etc. PLEASE NOTE: In the state of North Carolina, the assessed tax value DOES NOT reflect the market value of the home. Hence, the importance of working with an experienced REALTOR®.


What should I do to get my house ready?
The way you live in a home and the way you sell a house are two different things. First and foremost, "declutter" counter tops, walls and rooms. Too many "things" make it difficult for the buyer to see their possessions in your rooms or on your walls, however don't strip everything completely or it will appear stark and inhospitable. Then clean and make attractive all rooms, furnishings, floors, walls and ceilings. It's especially important that the bathroom and kitchen are spotless. Organize closets. Make sure the basic appliances and fixtures work and get rid of leaky faucets and frayed cords. Make sure the house smells good: from an apple pie, cookies baking or spaghetti sauce simmering on the stove. Hide the kitty litter, and possibly put vases of fresh flowers throughout the house. Pleasant background music is also a nice touch.

The second important thing to consider is "curb appeal." People driving by a property will judge it from outside appearances and make a decision then as to whether or not they want to see the inside. Sweep the sidewalk, mow the lawn, prune the bushes, weed the garden and clean debris from the yard. Clean the windows (both inside and out) and make sure the paint is not chipped or flaking. Also make sure that the doorbell works.


Should I make repairs?
Minor repairs before putting the house on the market may lead to a better sales price. Buyers often include a contingency "inspection clause" in the purchase contract which allows then to back out if numerous defects are found. Once the problems are noted, buyers can attempt to negotiate repairs or lowering the price with the seller. Any known problems that are not repaired must be revealed as a material defect. You do not have to repair the problem, only reveal it and the house should be appropriately priced for that defect.


What are my obligations to disclose?
Items sellers often disclose include: homeowners association dues: whether or not work done on the house meets local building codes and permits requirements; the presence of any neighborhood nuisances or noises which a prospective buyer might not notice, such as any restrictions on the use of property, including but not limited to zoning ordinances or association rules.

It is wise to review the seller's written disclosure prior to a home purchase and ask questions if it does not satisfy you entirely.


Must I disclose the terms of other offers?
No, according to experts, sellers do not have to disclose the terms of other offers. You may disclose the existence of other offers, so that all parties are aware that they should be submitting their best offer.


Are there standard contingencies in an offer?
Yes, the two basic contingencies in a purchase contract are financing and inspections.


Should I be flexible in granting contingencies?
That often depends on if you are in a buyer's or a seller's market, the condition of your home, the price you hope to get, how motivated you are to sell, as well as the quality and quantity of the offers you are getting.

Any contingencies that are negotiated are written into your contract. Both the buyer and seller can place requirements on the table during the negotiation phase.

A frequently seen contingency is regarding the sale and closing of the buyers home before they can purchase yours. Whether this requirement is reasonable, or even achievable, depends on the individuals involved. Financial capabilities usually play a major role in negotiations. Few people can afford to own two homes simultaneously, except for some all-cash buyers.


What do I do if my house isn't getting activity?
Even in a slow market, price and condition are the two most important factors in selling a home.

If a home is not getting the activity it needs in order to sell it is probably because it is overpriced for the market. The first step is to lower the price. Then go through the house and see if there are cosmetic defects that you missed that can be repaired.

The second step is to make sure that the home is getting the exposure it deserves through open houses, broker open houses, advertising, good signage and a listing on the multiple listing service and internet.

A third option is to remove the home from the market and wait for overall housing conditions to improve and catch up to the price your asking.

Finally, frustrated sellers who have no equity and are forced to sell because of a long term illness, divorce or financial considerations should discuss a short sale or a deed in lieu of a foreclosure with their mortgage lender and their REALTOR®.

A short sale is when the seller finds a buyer for a price that is below the mortgage amount and negotiates the difference with the lender.

In a deed-in-lieu-of-foreclosure, the lender agrees to take the house back without instituting foreclosure proceedings. These are considered more radical options than lowering the price.


Is it possible to sell for less than my mortgage?
A "short sale" is for home sellers who are upside down on their mortgage. The home's value is less than the amount of the mortgage. A hardship must exist, then sometimes home owners can negotiate with lenders and split the difference between the sale price and loan amount, which still must be paid. A short sale is often complicated. If the loan has been sold into the secondary market, the lender will have to get permission from Fannie Mae or Freddie Mac to negotiate a short sale. Fannie Mae, the secondary market giant, has a policy of looking at each loan individually. If the loan was a low-down-payment mortgage with private mortgage insurance (or PMI), the lender needs to involve the mortgage insurance company that insured the low-down loan. Once all these issues are resolved or negotiated, the house may be sold.


How will a foreclosure effect my credit?
Without a doubt a property foreclosure is one of the most damaging events in terms of the borrower's credit history.

Talking to the lender who holds the mortgage note on the property might provide specific answers as the possible courses of action available to the borrower, as well as to the effects those actions might have on that person's credit report.

In terms of the effect on credit history, a deed in lieu of foreclosure or a short sale are not as adverse an event as is the forced foreclosure.

However, even often a foreclosure or bankruptcy, there are lenders who are providing loans after 7-10 years have lapsed. The borrower will have many obstacles to overcome and will need to provide a good paper trail to the lender proving they are once again credit worthy.


Is it possible to refinance after bankruptcy?
Although a good idea, it is usually difficult to refinance after a bankruptcy. If you have been struggling but keeping current on your payments the lender may be accommodating. You first need to contact them and explain your situation. They may suggest or perhaps you can suggest a way to work out alternative payments until you recover.


Outer Banks Real Estate Sales
Outer Banks Real Estate

Outer Banks Real Estate Sales - Rob Petty, Broker Associate
Email: Rob@RobPetty.com | Phone: (252) 256-2830 | Toll-Free: (866) 976-6481 | Office: (252) 255-0482 | E-Fax: (252) 364-3489

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