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Chris Kopf Coldwell Banker Mountain Properties

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Most Buyers Want A Home In Pristine Condition

September 10, 2019 By Chris Kopf


4 Peakview Drive Crested Butte For Sale

Why Most Buyers Want A Home In Pristine Condition

Most buyers want a home in pristine condition. Currently, it is rare for me to work with a couple looking to buy their Mountain Dream Home here in Crested Butte who say: “Take us to the crappiest homes in Crested Butte!” or “We want to see the homes that require the MOST work…”

Fairway Park Townhomes

Therefore, many buyers want you to fix your Crested Butte home. This just doesn’t happen. Buyers want (and expect) to walk into a home that is in very good or in pristine condition even if it was built 25 years ago. This means “issues” have been repaired, or replaced or updated if necessary.

The Buyer Will Hire an Inspector

If your home goes under contract – one of the rights (and contingencies for termination) that the Buyer gets is the Inspection Period.

The inspector will find all that is “wrong” with the home, including all the “issues” that need repaired and items that need fixing.  These things will be listed in the inspection report along with photos.  It is very normal for the Buyer to expect the seller to remedy these issues.

Translation: Buyer expects seller to pay to either fix the issues, or put up the cash so the Buyer can fix the issues after Closing.

The Buyer’s Lender Wants You to Fix Your Crested Butte Home

Here is the problem – about 50% of our transactions have lenders involved. The Inspection Objection Resolution form becomes part of “The Contract to Buy & Sell”, and the Lender gets a copy of this.  Lenders don’t like to lend on properties with problems because they don’t want to take a property back and have to re-sell it AND spend their money to fix it up. A seller setting aside a chunk of money in escrow can be problematic for the loan to value ratio. Lenders will typically require the stuff to be fixed BEFORE closing.

So whether it is the Buyer – or the Lender who wants (or requires) you to fix your Crested Butte home – it is likely that YOU will have to have these items fixed anyway.

The “Reverse Inspection

My goal is to help sellers get the highest price for their home and making their home appeal to the buyer market is key in doing this. I coined the term “reverse inspection” a few years ago. Normally Buyers get the inspection.

It is better to get ahead of the curve and if you are a seller then YOU should consider hiring an inspector. Hence it is advisable to hire them long before you list your home. This will make sure you have a report and then you can get a handyman or contractors to come in and make the necessary repairs (especially the items that are visible to the buyer).

Here are some common issues found in most Crested Butte Home Inspections:

  • Broken seals
  • Double pane windows with the seals broken
  • Cracks in drywall from settling
  • Water in Crawlspace
  • Lack of vapor barrier in Crawlspace
  • Exterior paint, stain, stucco, wood issues
  • Deck railing damaged by winter snow shed
  • Water heater that is too old
  • Electrical outlets near running water have GFCI outlets or are on a GFCI circuit
  • Does your Crested home have both working smoke detectors and carbon monoxide detectors?
    If they are battery operated, replace the batteries. It is so annoying to show a client a home and have that loud CHIRP sound every twenty seconds – the buyer cannot concentrate on your home, and they just want to get out as soon as possible.

What You Need To Look For In Your Home

Let’s say you had a toilet overflow and the resulting water damage seeped through the floor, and discolored a spot on the ceiling below. The buyer will assume this is a major issue and that there is a leak in the roof and water leaking into the house. Their perception will be that your house has issues, and they will wonder what else is wrong that they cannot see.

Do you have old A/V equipment in your home with a rats nest of wires visible, and does it take 5 remotes just to turn on a TV with audio?

Is your home clean and tidy? If a home is messy and cluttered it will negatively affect the showing.  Some things will turn a buyer away immediately. Ultimately, they may like the home but if they see issues they may assume there’s more. Others are the difference between a turn-key home and one that needs work. The market will reward the homes with a higher price point that are pristine and ready to move-in.

If a buyer decides to make an offer on a home with issues, it may be a low offer. Therefore, the buyer’s assumption is that they will need to spend lots of money fixing the house if they buy it. So there is a risk factor in this process, which is possibly “compensating” the buyer for spending their time, effort and money to fix these “issues”.

Final Thoughts

Crested Butte Co Real EstateI hope you see the level of detail and time and effort I put into this candid article How To Select Your Real Estate Agent. I have become a Top Real Estate Agent in Crested Butte by providing my clients with information and insight. This helps my clients to make informed decisions. Some decisions are not always easy.

This article is an example of what you can expect from me as your agent.

Thanks,
Chris.

How can I help you?

I have over 30 years of sales and marketing experience and am a top real estate agent in the mountain town of Crested Butte, Colorado representing affluent clients who are buying and selling their homes and properties. To see featured properties or search the MLS – visit chriskopf.com.

If you are Considering Selling Your Home in Crested Butte

Selling your Mountain Home TipsClick HERE to get FREE Real Estate book by Chris Kopf, “The Complete Guide to SELLING Your Mountain Dream Home”

If you considering Selling your Crested Butte home and are interested in finding out what your existing property is worth – call me.

Chris Kopf
Broker / Owner
Global Luxury Property Specialist
Coldwell Banker Mountain Properties
Chris.Kopf@CBMP.com
(970) 209-5405

Top Crested Butte Real Estate Agent

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Chris Kopf, Coldwell Banker Mountain Properties
305 6th Street
Crested Butte, CO 81224
  • Chris.Kopf@CBMP.com
  • (970) 209-5405

Testimonials

Bobby Nichols

"The first moment we met Chris, my wife and I knew he was all about what is happening in real estate sales in Crested Butte. He knows his job, the marketplace and the innovative ways to market your home in today's electronic internet space. A real professional that understood us and our needs in handling a very successful sales transaction. "

 
Crested Butte Real Estate by Chris Kopf
2015-02-11T13:45:19-07:00
"The first moment we met Chris, my wife and I knew he was all about what is happening in real estate sales in Crested Butte. He knows his job, the marketplace and the innovative ways to market your home in today's electronic internet space. A real professional that understood us and our needs in handling a very successful sales transaction. "  
https://chriskopf.com/testimonials/bobby-nichols/

Jeff Hollings

Chris is outstanding! We recently bought a second home in Crested Butte and Chris did a great job throughout the whole process. He has a thorough understanding of the market and the benefits and drawbacks of various locations. He was very patient with us as our preferences evolved throughout the search. He gave us valuable information on which to negotiate the purchase. He had great follow-up during the inspection/closing process (when we were not in town) and made sure all of the commitments made by the seller were properly completed.
Crested Butte Real Estate by Chris Kopf
2015-02-11T13:46:48-07:00
Chris is outstanding! We recently bought a second home in Crested Butte and Chris did a great job throughout the whole process. He has a thorough understanding of the market and the benefits and drawbacks of various locations. He was very patient with us as our preferences evolved throughout the search. He gave us valuable information on which to negotiate the purchase. He had great follow-up during the inspection/closing process (when we were not in town) and made sure all of the commitments made by the seller were properly completed.
https://chriskopf.com/testimonials/jeff-hollings/

James Brennan

This was our first experience trying to purchase additional land with hopes of building a home. Chris was tremendously helpful throughout the entire process and his professionalism showed.
Crested Butte Real Estate by Chris Kopf
2014-10-14T17:59:24-06:00
This was our first experience trying to purchase additional land with hopes of building a home. Chris was tremendously helpful throughout the entire process and his professionalism showed.
https://chriskopf.com/testimonials/james-brennan/

Jane Saltzman

Chris was terrific to work with. The house sold faster then I ever expected! He was particularly helpful for this second home owner that couldn't always get there to take care of house issues. Thank you Chris!!!
Crested Butte Real Estate by Chris Kopf
2015-02-11T13:49:37-07:00
Chris was terrific to work with. The house sold faster then I ever expected! He was particularly helpful for this second home owner that couldn't always get there to take care of house issues. Thank you Chris!!!
https://chriskopf.com/testimonials/jane-saltzman/

Georges Lussier

The thought of a short sale was intimidating, but Chris made the experience very easy with lots of guidance from start to finish. I would highly recommend Chris for any Real Estate need buying or selling.
Crested Butte Real Estate by Chris Kopf
2014-10-14T18:05:40-06:00
The thought of a short sale was intimidating, but Chris made the experience very easy with lots of guidance from start to finish. I would highly recommend Chris for any Real Estate need buying or selling.
https://chriskopf.com/testimonials/georges-lussier/

Frank Stringer

Chris Kopf is a wonderful person to work with on any real estate matter you may have in Crested Butte. He is extremely knowledgeable of all elements of the Crested Butte area. He helped us recently to buy a new second home in Skyland and the entire experience was first class under Chris's guidance. I would highly recommend him to anyone who has a real estate need in Crested Butte.
Crested Butte Real Estate by Chris Kopf
2015-02-11T13:51:04-07:00
Chris Kopf is a wonderful person to work with on any real estate matter you may have in Crested Butte. He is extremely knowledgeable of all elements of the Crested Butte area. He helped us recently to buy a new second home in Skyland and the entire experience was first class under Chris's guidance. I would highly recommend him to anyone who has a real estate need in Crested Butte.
https://chriskopf.com/testimonials/frank-stringer/

Paul & Julie Keesee

Chris was quite helpful in showing us homes in the area we were interested in and contacted us when new listings were available. We not only consider him our realtor but also a friend.
Crested Butte Real Estate by Chris Kopf
2014-10-14T18:05:59-06:00
Chris was quite helpful in showing us homes in the area we were interested in and contacted us when new listings were available. We not only consider him our realtor but also a friend.
https://chriskopf.com/testimonials/paul-julie-keesee/

Jim & Sandra Wickham

Chris' patience and persistence paid off for us in finding the right house for the right price. We would highly recommend Chris to any potential buyer.
Crested Butte Real Estate by Chris Kopf
2014-10-14T18:06:18-06:00
Chris' patience and persistence paid off for us in finding the right house for the right price. We would highly recommend Chris to any potential buyer.
https://chriskopf.com/testimonials/jim-sandra-wickham/

Tom & Mary Aton

It was a great experience working with Chris, after showing me what I thought I wanted, he advised me of the pros and cons on the different condos and found one that I am thrilled with.
Crested Butte Real Estate by Chris Kopf
2014-10-14T18:06:31-06:00
It was a great experience working with Chris, after showing me what I thought I wanted, he advised me of the pros and cons on the different condos and found one that I am thrilled with.
https://chriskopf.com/testimonials/tom-mary-aton/

Dan Aquaviva

This agent has a very strong knowledge of the local area. He was very helpful in screening properties for potential purchase.
Crested Butte Real Estate by Chris Kopf
2014-10-14T18:05:26-06:00
This agent has a very strong knowledge of the local area. He was very helpful in screening properties for potential purchase.
https://chriskopf.com/testimonials/dan-aquaviva/
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Crested Butte Real Estate by Chris Kopf

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