BOTTOM LINE, A home will only sell
for what the market can bear. What this means is that no matter how
many upgrades were made, or how much money has been invested in
the upgrades, a home will only sell for what the majority of
homebuyers are willing to pay.
Before deciding that your next home
must be a fixer-upper, you should do some homework into what to expect when
purchasing these types of homes. Many prospective homebuyers tend to have a
romanticized version of the entire process, and are quite shocked when
confronted with the hard reality. Fixer Upper homes can often represent
a good deal, but there are some points that a homebuyer should be aware
of before making that offer.
MYTH #1 . . .
I can make a "killing" in
the real estate market by buying a run-down home, for tens of thousands of
dollars less than the average home, fixing it up, and then immediately selling
it for full price, or more.
FACT #1 . . .
Most homeowners looking to sell
their "fixer upper" home understand that they will have to list their
home at a price that reflects the cost involved in restoring the home to its
original condition. The asking price of a fixer upper is usually calculated so
that the savings represented by the lower than average market price is
roughly equal to the amount of money that a buyer could expect to spend
on necessary renovations. Updating the
"look" of a home, or upgrading to higher-end finishes, is not
included in these calculations, and you should be careful not to spend so much
money on renovations that you are unable to recoup your investment. That is how
you overbuild.
MYTH #2 . . .
If I’m buying a fixer-upper home, I
don’t need to bother with the added cost and aggravation of a home inspection
because I already know what I’m getting.
FACT #2 . . .
WRONG!!! Your agent should make sure
a home inspection is always included in your Residential Purchase and Sales
agreement; and it is arguably even more
important to include one when you are looking to buy a fixer upper. Structural
defects are normally not visible to the untrained eye, yet will cost much
more to repair than the obvious cosmetic fix-ups. Most licensed home inspectors
will not only detail the defects that they uncover, but can also give you a
good idea of the costs involved in fixing them. A good licensed and
experienced Realtor representing you can help make sure all the areas of
concern get addressed, and the right experienced agent can be an extra pair of
trained eyes to help protect your interests.
MYTH #3 . . .
It’s better to pay a lot less and
buy a "fixer upper" in an undesirable area, than to pay more for a
comparable "fixer upper" in a better neighborhood.
FACT #3 . . .
Most of us have heard the
quote, "the three most important things to look for when buying a
home are: location….location…and location!" While this is obviously meant
to be funny, and is a somewhat over simplified rule of home buying, it does
drive home the point of how important it is to consider where you
will buy your home. Purchasing a fixer upper in a desirable neighborhood
will cost you more initially, but the payoffs -- personal peace-of-mind and
higher return on your home investment when you sell -- should not be
overlooked.
MYTH #4 . . .
Once I fix this house up, I can turn
around and sell it for double the price I paid.
FACT #4 . . .
WRONG AGAIN! A home will only sell
for what the market can bear. What
this means is that no matter how many upgrades were made, or how much money has
been invested in the upgrades, a home will only sell for what the majority of
homebuyers are willing to pay. Factors to consider when calculating your
possible return on investment:
1. Location: What kind of a
neighborhood is the home in?
The type of neighborhood will
determine which type of buyers you will attract when you decide to sell. For
example: An area consisting of mostly “first time buyers” will attract buyers
who have a strict and limited budget. They are looking for affordability above
all else – including high-end finishes and perfectly landscaped gardens.
2. Neighbors: What are the
neighboring homes like?
A beautiful home surrounded by
unkempt, run-down homes will sell for much less, than a beautiful home
surrounded by well kept, nicely maintained homes. That neighbor with the junk
cars in his driveway will still be there when the potential buyers move in and
they know it.
3. Surroundings: What are
the surrounding features?
Buyers are willing to pay more for a
home that is in a convenient, yet quiet locale. While you may find it
convenient to side onto a school, many potential buyers would eliminate such a
location due to the noise level associated with the presence of hundreds of
excitable children, and the congestion caused by school buses and parents
dropping off and picking up students.
MYTH #5 . . .
I can make a lot more money by
turning this single family home into a multi-family dwelling.
FACT #5 . . .
While this statement is for the most
part true, it may not be possible.
Most towns and cities have strict zoning laws that not only dictate the maximum
allowable occupancy within any given area, but also dictate the size and design
of a home when building new, or creating additions to an existing structure.
Once you have thoroughly
investigated the pro’s and con’s associated with purchasing a fixer upper home,
and you have decided that it’s right for you, be sure to "run your
numbers".
1. List Price of
Fixer Upper
2. Average Recent Sale Prices of Similar "Non Fixer
Upper" Area Homes
3. Estimated Cost of Repairs from Reputable Source (e.g.
referred Renovation Company)
4. Buffer Amount for "Unexpected" Repair Costs
(usually 1/2 of estimated total)
5. Selling Expenses (real estate fees, lawyer fees, closing
costs)
6. Amount of Profit You Desire versus Amount of Actual Profit
For example:
1. $200,000.00 = List Price of Fixer Upper
2. $255,000.00 = Average Sales Price
3. $ 25,000.00 = Estimated Repairs
4. $ 12,500.00 = Buffer for Repairs
5. $ 17,000.00 = Selling Expenses
6. $ 20,000.00 = Desired Profit Versus Actual
Profit of $500.00
If your intent was to purchase the
house shown in the example above, make the repairs, and immediately list the
house for sale, your Actual Profit shown is only $500.00. If, however, your intent was to purchase the same house,
but actually live in it for a few years before selling, you would normally expect
to turn a much better profit for three reasons:
- First, historically speaking, the real estate market
normally goes up over time and your anticipated sale price would be
higher - affording you more profit.
- Second, the money that you would have been paying in
rent to live elsewhere - with no return - is actively paying down your
mortgage and increasing your equity.
- Third, you will save money on income taxes due to your
deductions on mortgage interest, some closing costs, etc.
As with all investments, though,
nothing is guaranteed. So when looking to finance a home, keep in mind that the
real estate market has taken some big hits in the past. Never overextend
yourself financially.
Please note that the figures in the calculations
shown were used for example purposes only. Local housing prices in Southern
California, repair costs, and selling costs will vary greatly from one
location to another. It is recommended that all Buyers thoroughly research
their local costs and legal restrictions before purchasing.
Looking for real estate services? If you, or a friend or relative is looking for a new home, commercial building or lease, have them give me a call at (714) 584-5509, or send me an email at frank@resusa.org. There are a variety of listed and unlisted opportunities for investors and first time home buyers alike. Let me know how I can help.
