The Miles & Smith Group Louisville Real Estate Blog

Do It Yourself Louisville! Daunting Task Or Rewarding Venture?

2012-05-16T06:57:00-07:00

Do it yourself projects...where do I even begin? That's an excellent question not only for this blog piece, but also for the idea of do it yourself project in general. I've recently moved into a new space and have been trying to think of ways to decorate on the cheap while also adding a little bit of my own taste, flair, blood, sweat, tears, what have you, to the mix. Now here is where my issues arise - I LOVE the idea of do it yourself projects, and I see many on the internet that look relatively easy enough and that I would enjoy having in my place, but I'm not really a handy person. What to do? One of the first projects that I saw that really caught my attention was for a mirror. I want a mirror in my living room, but mirrors can be expensive. I found a website called Dollar Store Crafts that had a really fun project for taking dollar store mirrors and combining them to make a larger, window pane style mirror that you could make for around $10. Have I made it? Nope. Just today I came across Casasugar.com and they had an article about 90 DIY projects, many of which caught my eye. Will I make any of them? We'll see. I'm not really sure what my problem is where do it yourself projects are concerned. Maybe I'm worried that my finished product won't live up to what I saw online? Maybe I'm scared that I'll put time and effort into something that I'll end up not liking, then I'll have wasted both time AND money. I'm sure one of these days very soon that I'll tackle a do it yourself project, and maybe once I stick my foot into the water I'll be more compelled to jump all in, but don't hold your breath. If any of you do it yourself, crafty folks out there read this and have any suggestions about jumping in, please let me know.

Bullitt County Home For Sale | 188 Clear Lake Drive | Shepherdsville, KY 40165

2012-05-14T07:53:00-07:00

One and a half story Cape Cod with 4 Bedrooms, 2 Baths, and an attached 2 Car Garage located for sale in Bullitt County. The Eat-in Kitchen features cherry cabinetry, ceramic tile floors, french doors, a large pantry, and all kitchen appliances included (black flat top stove, dishwasher, refrigerator, and microwave). Covered Porch with leaded glass front door opens into vaulted Great Room with palladium window. Laundry Room and Master Bedroom, with adjoining Bath, on the main floor for convenience. The second floor features three additional Bedrooms and a Full Bath. Other features: Wired for ADT alarm system, window treatments to remain, cul-de-sac lot, and fully fenced back yard. Seller is giving $1,000 carpet allowance. Call for your private tour today and make this beautiful Bullitt County home yours! To view more photos of this Bullitt County home for sale click here. To view all homes for sale in Louisville and surrounding areas visit Louisville Homes For Sale.

Wondering How To Sell Your House? Don't Overprice It From The Start

2012-05-09T06:13:00-07:00

Maybe the largest mistake I've seen from people who are wondering how to sell their house, or why their home won't sell, is a simple one to correct - don't get greedy and overprice your house from the beginning of the process. Some sellers take that gamblers chance that their home REALLY IS worth more than what they've been told, only to put themselves in a position where their house sits on the market longer than it should. Let's take a look at some of the pitfalls of overpricing your home: Homes priced lower will sell more quickly: Look around your neighborhood, are there homes similar to yours? If there are homes in your area that priced lower than yours they will sell faster. You did those sellers a favor by pricing yours above theirs, thus making their similar home look more attractive. Do your homework, find out what other homes in your area are selling for, AND what they've historically sold for. Your home will stay for sale longer: The goal of anyone selling their home is to sell it as quickly as possible, no one puts their home up for sale hoping to sit on it for weeks and months. It is better to price your home right the first time than to keep adjusting the price every few months which will just make potential buyers want to negotiate even more because they will see the price has been dropping and/or will figure you're more desperate the longer your house is for sale. You will lose interest and potential buyers: Folks who might be potentially interested in your home based on the looks or the amenities may completely overlook it because it doesn't fit into their budget or because they feel you might be difficult to deal with since you have an inflated sense of value. Extra mortgage payments: What if you find the house of your dreams before your house sells? You'll either have to pass on your dream home and wait, or you'll have to pay a house payment on two homes until your house sells. Who really wants either of those options? You get desperate and lower your price: The longer your house sits, the more likely you'll be to take less money. Conversely, potential buyers might wonder if something is wrong with your home since it has been available for so long and only offer less. A buyer might have trouble getting a loan: Let's say you find someone who agrees to pay your inflated price? A lender might not be as willing to give them a loan if they don't agree with your asking price. Do your research, talk to an agent who has a track record of pricing homes right and selling them quickly and get their opinion, and don't let greed become your enemy. Our homes are important to us, and we all like to think our things are better and nicer than the guy's next door, but getting your home priced competitively from the start will expedite the process. Photo courtesey of - forkparty.com

Louisville Restaurant Week Starts Today!

2012-05-11T07:27:00-07:00

Who's ready for Louisville Restaurant Week? Did you even know that Louisville Restaurant Week begins today? Well it does and you should make sure to get out and take advantage of it. Starting today and continuing throught May 20th the city of Louisville is celebrating our growing, evolving, and very underrated dining scene. Visit the participating Louisville restaurants and mention the Fleur De Licious specials to partake in the specials they're offering. Some of the participating restaurants of note to me are Against The Grain, The Blind Pig, Hillbilly Tea, and Bluegrass Brewing Company. This event is designed to allow both visitors and residents to experience some of our city's new and unique downtown cuisine. There are no tickets or anythig extra that you need to purchase, which means you just have to do what you normally do...go out and enjoy an evening at one of our fantastic eateries.

Home For Sale Convenient To Dining, Including Ruth's Chris Steakhouse | 1600 Woodluck Avenue | Louisville, KY 40205

2012-05-07T09:58:00-07:00

Brick Ranch home in Big Springs Village convenient to delicious eating establishments such as Texas Roadhouse and Ruth's Chris Steakhouses. Located near I-264 and I-64 for easy commuting. Outside is a lovely, spacious yard with patio and privacy fence. Step inside and discover a Formal Living room (currently being used as a Dining Room) with laminate floors, picture window, neutral paint, and a ceiling fan. Find a Family Room with built-in bookcases and a big picture window. Three Bedrooms with hardwood floors. Kitchen features two sinks, two gas ranges, Whirlpool Gold refrigerator, built-in dishwasher, and pantry with pull-out shelves. Downstairs is a partially finished basement with full wet bar. Newer windows throughout. Jefferson County School Finder: St. Matthew's Elementary, Westport Middle, and Waggener Traditional High Schools. To view more photos of this conveniently located home to the interstates and fine dining establishments such as Ruth's Chris Steakhouse click here. To view all homes for sale in the Louisville area visit Louisville Homes For Sale.

Where Is Churchill Downs? Near This Home For Sale! | 914 Longfield Avenue | Louisville, KY 40215

2012-05-04T06:29:00-07:00

Where is Churchill Downs located? How about close to this home for sale at 914 Longfield! Just turn the key and you can move right in. Discover spacious Bedrooms with neutral wall paint, ceiling fans, and neutral carpet. A Full Bath with pedestal sink, period specific faucet, updated flooring, paint, and lighting.This home features an updated Eat-In Kitchen with laminate floors, white cabinets, neutral wall colors, brushed nickel pulls, and range and refrigerator included. Family Room with neutral colors, a ceiling fan, and natural light from the front door and windows. Downstairs find a full unfinished basement. Front and back porches great for relaxing and a shaded back yard with ally access and room to park in rear. Newer roof and venting. Newer R-38 attic insulation. Freshly painted inside and out. Newer carpets and vinyl floors. Newer lighting and ceiling fans. Cost efficient gas furnace,water heater, stove and dryer. What an adorable house to call home! Schedule your private tour today and be ready for The Kentucky Derby in 2013. To view more photos of this home for sale near Churchill Downs click here. To view all homes for sale in the Louisville area visit Louisville Homes For Sale.

Katelyn's Korner | Kids say the darndest things...about real estate

2012-05-03T11:11:00-07:00

If you have small children, or are around any on a regular basis, then you know that they can come up with some very random, off-the-wall things to say about just about anything. This goes for home ownership as well. Today in Katelyn's blog, Simple Louisville Real Estate, she takes a look at some of the more colorful and heart warming things she's heard of. Check out the link to read. Simple Louisville Real Estate

The Kentucky Derby, CafePress, And Why Living In Louisville Is Awesome

2012-05-02T07:09:00-07:00

The Kentucky Derby is this weekend for those of you who haven't been paying attention, which in a city like Louisville, where there is so much to do, is a possibility...albeit a small possibility given the magnitude of said event. I've talked to so many different folks who aren't from here, but ended up here for a variety of reasons and have fallen in love with the city; so that makes me ask the question - Why is living in Louisville awesome? Recently CafePress, the online specialty printer who has an existing production facility here, decided to move their corporate headquarters here from California...YES, from California to Louisville, Kentucky!! There are a variety of reasons I'm sure they made this decision, and things like tax breaks, etc. probably had something to do with it, but I like to think it has more to do with some other interesting facts that make Louisville so great. Lets look at a few more closely - Louisville has the 10th busiest airport IN THE WORLD! - You always here people talk about how centrally located we are in the U.S., which makes us a hub for travellers connecting to other cities, I prefer to think it's because we have such a magnetic personality because of our Southern charm mixed with classy taste. 95% of the world's bourbon is produced in Kentucky - Need I say more? There are approximately 2500 restaurants in Louisville - I love to eat, and the diversity and growing list of quality restaurants here puts us on par with cities that are quite a bit larger than us. The 3rd largest historically preserved district in the U.S. is located in Old Louisville - Throw in the largest collection of Victorian homes in the U.S. and Louisville packs a ton of history into an ever growing, modern city. So as you go out and about your day in Louisville, whether you live here or you're visiting, remember the famous quote from the movie Ferris Bueller's Day Off - "Life moves pretty fast. If you don't stop and look around once in a while, you could miss it".

Mt. Washington Home For Sale | 350 Helmwood Circle | Mt. Washington, KY 40047

2012-05-01T07:37:00-07:00

Original owner ranch for sale in peaceful Mt. Washington with full fenced backyard! The kitchen cabinets are detailed with molding, large pantry for storage, and stainless steel appliances (included). Spacious family room features 10' ceilings and a fireplace with gas logs. Inside the master bedroom you will find a trayed ceiling with fan design, ceiling fan, and a large walk-in closet. Relax in the master bath with jacuzzi tub, tiled floors, and large vanity. There are two additional bedrooms and an additional full bath. There is an attic access over the garage- great for storage. Outside you will find a large back yard that is completely fenced in with 6' white, vinyl privacy fence. An ideal Mt. Washington home for privacy! To view more photos of this Mt. Washington home click here. To view all homes for sale in the Louisville area visit Louisville Homes For Sale.

Oldham County School District Home For Sale | 1809 Ashford Drive | Goshen, KY 40026

2012-04-30T08:10:00-07:00

A stunning, custom-built ranch home for sale in the storied Oldham County School District with a vast amount of extra amenities! Such as a beautiful in-ground, heated pool, wrought iron fencing, a gas grill with rough in (included), tinted front windows, and an amazing theater room with 110" screen, surround sound, sound boards for noise, and comfy seating for 8. The gourmet kitchen features cork flooring, a 6-burner gas stove, and all roll-out shelving. The master bedroom includes a custom walk-in closet by Closets By Design. The master bath features an air tub jacuzzi, cherry cabinets, and a huge shower. The game room area includes a flat screen TV, pool table, full wet bar, and extra storage. Even the garage of this home is impressive, with an epoxy rustoleum flooring which will protect it against gasoline, antifreeze, motor oil, salt and hot tire pick-up. It has a large 18' bay door, can hold 3.5 cars, and includes a work bench area. The second master bedroom with en-suite bathroom has double doors that open to the pool and Brazilian cherry hardwood floors. Other features include a dual HVAC system, central vac throughout, irrigation system on a set timer, backup generator, and a sundeck by the pool. Schedule your private tour of this home for sale in the great Oldham County School District today! To view more photos of this Oldham County School District home click here. To view all homes for sale in the Louisville area visit Louisville Homes For Sale.

Pleasure Ridge Park Home For Sale | 11207 Woodridge Lake Way | Louisville, KY 40272

2012-04-27T07:18:00-07:00

Beautiful home in the Woodridge Lake subdivision of Pleasure Ridge Park. Brushed nickel door knobs and cabinet hardware along with a Kitchen with stainless steel appliances add a desirable touch. All the light fixtures were replaced and ceiling fans added within the past few years, a well-cared for house to make your home. Three Bedrooms, two Full Baths, and a two Car Garage with updates galore. Inside discover decorator paint colors and an open floor plan on the main level with laminate wood flooring. There is a half bath on the main for convenience. Upstairs find a Master Suite with private Master Bath and a walk-in closet. Two additional Bedrooms, a full second Bathroom and a Bonus Area- great for a play room or office space. Other upgrades include: new water heater in 2011 and new A/C with ten year warranty in 2012. Double doors lead out to a nice back yard to enjoy time with friends or family. Bonus- Woodridge Lake community offers a pool and clubhouse! Jefferson County SchoolFinder: Medora Elementary, Stuart Middle, and Valley Traditional High Schools. Come out and tour this lovely Pleasure Ridge Park home! To view more photos of this Pleasure Ridge Park home click here. To view all homes for sale in the Louisville area visit Louisville Homes For Sale.

Middletown Condo For Sale | 236 Middletown Square | Louisville, KY 40243

2012-04-26T08:40:00-07:00

Neat and clean are understatements about this well cared for Middletown condominium. The Entry has laminate wood floors followed by the Family Room with plantation blinds, window treatments, ceiling fan, neutral carpet and paint. Step into the Eat-In Kitchen and find designer lighting, chair railing, plantation blinds, window treatments, and laminate wood floors that carry to the Kitchen. A great space to gather! The Master Bedroom, with large walk-in closet, features neutral carpet, paint, blinds, and draperies. The Second Bedroom is spacious! In the Full Bath you will find cherry cabinetry, a solid surface top, and a decorative mirror. Washer and Dryer also included. The galley Kitchen has lovely cabinets and black appliances (refrigerator, range, microwave, and dishwasher included!). . If you are looking for a home to just move right into, this may be the one! In the heart of Middletown near shopping, restaurants, and I-265 for easy access and commuting. Note: Evergreen Point is a FHA approved condominium complex. Call to schedule your private tour of this great Middletown condo! To view more photos of this Middletown condo click here. To view all homes for sale in the Louisville area visit Louisville Homes For Sale.

Germantown Home For Sale | 1065 East Saint Catherine Street | Louisville, KY 40204

2012-04-10T09:59:00-07:00

This adorable Germantown home was built in 1900 and packs in lots of charm. A complete rehab inside and out, means your opportunity to move right in. Kitchen with granite tops, 42' cabinets, custom tiled backsplash, contemporary lighting, and stainless steel appliances remain (flat top stove, microwave, and refrigerator). Bamboo hardwood floors in the Family Room. There is a private laundry with tiled floors. Great planning desk off the garage. Additional features and updates include: faux wood blinds throughout, 10 foot ceilings throughout, new windows, new hardware throughout, sump pump and insulation added to the cellar, new water heater, electric, A/C, and roof. The Master Bedroom has a large closet with organizers and built-ins. The Master Bath has tiled bath and shower. The second Bedroom is a great size and features a vaulted ceiling. The second Bath is completely new with tiled floors. Outside discover a 1 car garage with opener and 1 car parking next to garage, attic floored over the garage for storage, back yard recently finished and regraded, Hardyboard siding and gutter guards on entire home, and a lovely deck off the back. Kick back and enjoy it all! A fantastic, refinished home located near many local cafes. Call to schedule your private tour- this Germantown area home may not last long! To view more photos of this Germantown home click here. To search all homes for sale in the Louisville area visit Louisville Homes For Sale

Ballard High School District Home For Sale | 7404 Tomjoe Drive | Louisville, KY 40242

2012-04-24T06:01:00-07:00

Lovely home within minutes to The Summitt shopping, area restaurants, and Ballard High School! Gorgeous breezeway between the house and garage leads to a private patio in the back yard. Inside discover ceramic tiled entry and vaulted ceiling in the Living Room. White cabinets, stainless steel refrigerator, ceramic tiled floors, newer counters, stainless sink, and faucet define the Kitchen. Bonus- appliances included (Whirlpool refrigerator, GE Profile gas stove, GE dishwasher, & GE Profile microwave)! There is an updated Bath and Laundry Room on the first floor. The Family Room is a great entertainment area with built-ins, wood burning stove, and additional storage. Upstairs find the king-sized Master Bedroom, double closets, and a private Bath with tile floors, updated cabinets, and powder room area. The other Bedrooms are a good size with walk-ins and built-ins. The Loft area may make for a great office space. In the partially finished basement, there is a Family Room and two finished Full Bedrooms. The unfinished area may be perfect for storage. The two Car Garage has an additional 25x14 room with stairs to a large loft or apartment. Other home updates include: new roof in Fall 2010, casement windows, electronic air filter, humidifier, and UV filter, stairs to attic, and freshly painted exterior. Call us at 502-554-9444 to schedule your tour and see this wonderful home near Wilder Elementary, Kammerer Middle, and Ballard High Schools today! To view more photos of this Ballard High School District home click here. To view all Louisville area homes for sale visit Louisville Homes For Sale.

Jeffersontown Home For Sale | 4114 Pleasant Glen Drive | Louisville, KY 40299

2012-04-19T07:55:00-07:00

Check out this beautiful home for sale in a subdivision of Jeffersontown that is conveniently located to 265/Gene Snyder! Discover 42 inch cherry cabinets with rope molding in the kitchen, as well as hardwood floors, a breakfast bar, Kohler black cast iron sink, and flat top stove, microwave, and refrigerator. The great room features a gas fireplace with rough in for TV and sound system. The master suite, on the main floor, is spacious and has a trayed ceiling. The en-suite master bath has a double vanity sink, tiled floors, tub, and California closet system. There are 4 additional bedrooms (one in the basement). The laundry is on the main with cabinets, tile, and utility sink. In the dining room, the hardwood floors create a feeling of warmth and the tray ceiling is lovely. Downstairs the finished basement is awesome! Cut concrete floors, faux finished walls with exposed brick, full bar with Quartz bar top, wine refrigerator, ice maker, sink, and kegerator. There is a full bath in the basement with cherry cabinet, corian top, whirlpool tub, and decorative mirror. Outside there is an attached 2 car garage, deck for entertaining, and fenced back yard. Lovely home! Jefferson County Schools: Tully Elementary (home/cluster 5), Carrithers Middle School, and Jeffersontown High School. Contact us today for more information on this Jeffersontown home for sale. To view more photos of this Jeffersontown home click here. To view all homes for sale in the Louisville area visit Louisville Homes For Sale.

How To Make Money On The Kentucky Derby With Your House...Not Horses

2012-04-18T11:59:00-07:00

If you've ever thought about renting your home out for the Kentucky Derby then there are some guidelines that you should pay attention to that could help you make a little bit of cash without ever betting on a single race. I got these tidbits from Zach Everson, owner of kentuckyderbyhomerental.com, and while it might be too late for this year, it never hurts to start planning ahead for 2013. Your home must be in a desirable location - as Zach points out, just because you own a desirable home here in Louisville doesn't mean it will rent. The further away you get from Churchill Downs, the less likely that your home will rent. People want to be close to the action and being close to the track makes them feel immersed in the event. Get good photos of your home - Declutter your house, raise the shades on a nice, sunny day, and take photos from angles that will make your home look as spacious as possible. Take pictures of the front and back yards also. Advertise your home on the internet - There are several options here that you can choose from. Craigslist, which is free, but is much harder to make an imprint on. A website such as Zach's that will help potential renters find your home, but leaves it up to you as the renter to negotiate with renters and prepare your home for their arrival. A full-service agent who will handle everything for you, but also requires a hefty commission (up to 30% according to Zach). Or, if you have a little tech savvy, you can always create your own website. Describe your home - Start with the most important, and most obvious, how many bedrooms and bathrooms your home has. Zach recommends mapping out distances to places of interest, the track, and the airport. This is also where you'll want to set your policies on pets, kids, smoking, what ammenities you'll be providing, and the dates your home will be available for rent (Thursday through Sunday is pretty standard, Zach says). Build interest - This is the follow up to advertising your home. If you go with Craigslist then refresh your post weekly to keep it floating to the top of the page. If you go with a website service like Zach's, check in periodically to see how much traffic your home is receiving and rework the description, lower your price, or post new photos if needed. Go full-service? Zach suggests staying on them and checking in often (hey, they have to earn that commission right?). If you decided to create your own site then just promote it as much as you can using social media and word of mouth. Get the contract signed - So you found a renter? Now it's time to get down to business. Zach suggests Googling them to make sure that you're not housing a criminal on the lam. Negotiate price and sign the contract (templates can be found online). Zach requires renters to pay 50% up front and the other 50% 30 days before Derby day. If they decide to back out? It's up to you, but Zach says that he only refunds the initial 50% if he can find another renter in time. Get your home ready - Relocate valuables & clothing someplace where your visitors won't be getting into. Clean thouroughly or hire someone to clean. Write up a welcome letter with your contact info, wi-fi password, pertinent directions, etc, and then get the heck out. Zach recommends resisting the urge to check in on them (teens don't like it and neither do renters). If you have someplace to stay (friends, family, etc) or like to get out of town during all the Derby hoopla, then this is a nice way to make a little extra scratch. Zach said homes can rent for anywhere between $3000 and $6000 depending on a variety of things. So, if you're into cashing tickets, you might be able to cash a bigger one renting your home than you will at the Kentucky Derby.

Fern Creek Home For Sale | 8909 Beulah Church Road | Louisville, KY 40291

2012-04-16T12:23:00-07:00

Historic charm in this 1899 Fern Creek home for sale! Situated on 1.6 acres you will discover a rare 200 year old Bambagia Tree, grape vines, and a serene park-like setting. Beautiful original hardwood floors welcome you into the grand foyer to find new carpet and lighting in the family room. Also on the main level, a bedroom and full bath. The main full bath has tiled floors, a new tub and sink. Upstairs there are two additional bedrooms. The spacious master bedroom has crown molding, a trayed ceiling, and a lovely corner fireplace. In the master bath, relax and soak in the jetted tub! Enjoy additional master bath details: arched ceiling, tiled floors, rubbed bronze faucets, separate shower, and a granite topped powder area. The basement has been waterproofed with a new drain tile system and sump pump. On the property, there is a large shed and a two car, detached garage. Plenty of parking! Additional updates: new upstairs insulation, aluminum siding and freshly painted wood siding, some new windows, updated electric, roof about 3 years old, AC and heat 2007 and water heater in 2008. Jefferson County Resides Schools: Fern Creek Elementary, Newburg Middle, and Fern Creek Traditional High. Call and schedule your tour of this beautiful, century old Fern Creek home for sale today! To view more photos of this Fern Creek home click here. To view all homes for sale in the Louisville area visit Louisville Homes For Sale.

Crescent Hill Home SOLD in 6 Days| 1429 Mellwood Avenue | Louisville, KY 40206

2012-04-05T12:38:00-07:00

Two bedroom, one bath, Crescent Hill shotgun style home has immediate access to I-64. Off-street parking. Alley access with plenty of room for garage. This is a very unique opportunity for a homeowner or investor interested in the Crescent Hill area. Sold as-is, needs work. To view more photos of this Crescent Hill home click here To search all homes for sale in the Louisville are visit Louisville Homes For Sale

Pleasure Ridge Park Home For Sale | 3312 Rolling Oak Blvd | Louisville, KY 40214

2012-04-13T05:45:00-07:00

Lovely hardwood floors will greet you in this great Pleasure Ridge Park home currently for sale. The Kitchen is a cooks delight with hardwood floors, tiled backsplash, cherry cabinets and matching planning desk, new appliances included (dishwasher, flat top stove, microwave, refrigerator), new sink, large pantry, and a spacious eat-in area. The formal living room may make for a perfect dining room. The Laundry Room is located off the Kitchen. When you're ready to retreat, the en-suite Master may be your place! Tray ceiling, ceiling fan, and a huge walk-in closet. The en-suite Master Bath has a double vanity, tiled floors, shower, Jacuzzi tub with custom tiled surround and a custom window over. There is an additional Half Bath on the main floor with a nice pedestal sink. Vaulted ceilings define the Family Room which features a gas fireplace with marble surround, California shag carpet, ceiling fan, and an open staircase with wrought iron spindles. The remaining Bedrooms upstairs have large walk-in closets and a full bath to share. In the recently finished walk-out basement, you'll find: wood laminate floors, a gorgeous Bar with glazed cabinets and a mini fridge, Family Room with arched area for gaming or a play room, and another Full Bath with tiled floors and granite top all leading out to a covered patio- an entertainer's dream. Should you need space for storage, this home has it. A 2 car garage with storage space, a large unfinished area in the basement with an access door for outside equipment, and additional floored attic space re-define functional storage. The views of the back yard are gorgeous with fully treed backscape- what a color show in the Fall and there is a nice deck to relax and watch the deer roam! Call to schedule your private tour of this gorgeous Pleasure Ridge Park home that's for sale today! To view more photos of this Pleasure Ridge Park home click here. To search all homes for sale in the Louisville area visit Louisville Homes For Sale.

Fairdale Home For Sale | 413 Echappe Lane | Louisville, KY 40118

2012-04-12T09:50:00-07:00

Plenty of updates to make this cozy ranch home for sale in Fairdale move-in ready! There are three bedrooms and a Full Bath. The Full Bath is in great condition. Inside the Kitchen you will find new flooring, new painted cabinets, new countertops, an eat-in area, and stove and dishwasher (included). The Family Room is large with a bricked fireplace and new carpet. Outside discover a large, privacy fenced back yard. Also, outside is a 2 car garage for parking and/or storage. Other updates: Windows and doors replaced in 2011, new carpet throughout, water heater replaced in 2010, new sump pump in 2012, and new switches and outlets. Buyer Bonus: Seller will install a new AC unit before closing with an accepted offer!! Don't wait to tour this Fairdale home for sale - a great value for the price point. To view more photos of this Fairdale home click here. To search all homes for sale in the Louisville area visit Louisville Homes For Sale.

Want To Sell Your Home? Hire A Woman

2012-04-11T07:54:00-07:00

Have you ever thought about women being naturals when it comes to selling a home? If you haven't, then lets look at some of the traits that women bring to the table that give them the ability to make a home sell, and keep them in mind when you look for a realtor. Women are generally very social - Not that men can't be social as well, but if you're picturing someone taking you through their home and bragging over the details of what makes it so unique, special, and valuable without sounding like they're bragging do you picture a male or female? Greeting and taking visitors through a home to discuss the ins & outs is almost second nature to women. Women are generally more stylish & have an eye for decor - A great example of this is Pinterest. 73% of Pinterest users in North America are women and the majority of their postings?....home decor. Women tend to care more about style and know what it takes to appeal to people with their choices. Women really know how to use their imagination - Have you ever noticed that when women get married you usually always hear - at least once - about how they'd dreamed of their wedding day since they were little? Well that's because women have a knack for looking at something and picturing it how it could be. This is an amazing trait to have when you have a potential home buyer say "What could I possibly do with this room?". Women can identify well with others - Newlyweds, a bachelor, a couple with children, or even another single woman. When any of these "types" of potential buyer walks into your house with a female realtor she is going to be able to speak to them as if she were walking in their shoes. She can talk schools with the family, where to shop for a great dress locally with the single female, or where a great bar is at with the bachelor. As you can see, these are very natural abilities to a good majority of women. Wondering where you can find a group of qualified ladies who are smart and savvy enough to help you buy or sell a home?...We would barely know where to begin to know where to point you :-)

Valley Station Home For Sale | 6506 South Drive | Louisville, KY 40272

2012-04-11T06:49:00-07:00

Check out this home for sale in Valley Station and enjoy the warmth of a real fireplace in this cozy ranch! The exterior is a nice combination of brick and stone. In addition there is a carport, a detached 1 car garage and a large, private fenced in backyard. Hardwood floors, in your freshly painted family room, lead to your newly painted dining room. There is an extra large mudroom; great for laundry and storage. The kitchen has been updated as well with painted cabinets and walls. The bedrooms have been outfitted with just installed, new carpet! Other updates include: new front landscaping (just completed) and windows in '05. Conveniently located less than a mile to 265/Gene Snyder and about 18 miles to Fort Knox which makes for an easier commute. Schedule your showing of this beautiful Valley Station home today! To view more photos of this Valley Station home click here. To search all homes for sale in the Louisville area visit Louisville Homes For Sale.

Highlands Area Condo For Sale | 900-6 Audubon Parkway | Louisville, KY 40213

2012-04-09T08:22:00-07:00

Great deal in the Highlands' area, 'The Plaza!!' One of the largest units in the building... This beautifully restored condo sits park side and boasts gorgeous hardwood flooring throughout. The dining room flows into a spacious living room that features a gorgeous original tile fireplace fitted with a gas log insert. Both bedrooms are of good size and have ample storage space. There are newer ceiling fans throughout, newer double insulated windows and washer/dryer hookups. The open updated kitchen features lots of attractive cabinet space, a gas range and ceramic tile flooring. All kitchen appliances to remain. A convenient counter pass-through opens the kitchen to the formal dining room creating a large entertainment space. A charming shared center balcony overlooks the tranquil courtyard with its impressive fountain. Close to great shopping, entertainment and major universities. There is an exercise fitness room, covered assigned parking and an extra 150 square feet of secured storage space in the basement. A one year home warranty is offered. ... Historic Audubon Park in the Highlands has always been a wonderful place to call home! To view more photos of this Highlands condo click here. To search all homes for sale in the Louisville area visit Louisville Homes For Sale

Springhurst Home For Sale | 8718 Summit Ridge Drive | Louisville, Kentucky 40241

2012-04-04T12:49:00-07:00

Gorgeous home in the stellar Summit Ridge and desirable Springhurst- close to Summit shopping, restaurants, and Kentucky Country Day School. Experience the grandness from the moment you pull up! Five Bedrooms, 3.5 Baths, an attached 3 Car Garage, and built in 2004- make it all yours! Hardwood floors greet you and lead to the Great Room with a custom built-in entertainment center, fireplace, vaulted ceilings, wrought iron details, and open to the Eat-in Kitchen. The Master Bedroom, on the main, is a sweet retreat with custom vaulted ceilings, double crown molding, and a large walk-in closet. The en-suite Bath has tiled floors, jetted tub, separate shower, and double bowl vanity with granite top. Upstairs there are three additional, large Bedrooms with walk-in closets. In the Kitchen discover beautiful cherry cabinets with granite tops, gas cooktop, double oven, island, and GE Profile appliances- a chef's delight. For those formal evenings, the Dining Room is stately with inlayed hardwood floors, panel detailed ceilings, columns, and custom chair rail. Downstairs, the Basement is partially finished with a Family Room and a Recreational Space (plumbed for a wet bar). Outside there is beautiful decking to relax and enjoy your time. Jefferson County SchoolFinder: Norton Elementary, Kammerer Middle, and Ballard High Schools. To fall in love, call 554-9444 for your private tour of this lovely Springhurst home. To view more photos of this Springhurst home click here To search all homes for sale in the Louisville area visit Louisville Homes For Sale.

Kitchen Layout Ideas For The Compact Space

2012-04-06T09:31:00-07:00

Like we discussed in our blog piece the other day, the kitchen is one of the most, if not the most, important room in your house when it comes to resale value. A well-organized kitchen is not only helpful in making cooking and cleaning easier, but is also more presentable to your guests. Here are a few tips to help maximize space in your compact kitchen. Avoid using the kitchen as your go-to room: The kitchen is already one of the most used rooms in your home; so when it comes time to pay bills, do homework, or fill out your taxes, choose another common area in the house like the living room, this will help you keep unwanted items out of the kitchen that don't belong in the kitchen. Stash the appliances you're not using: Look at most kitchen countertops, do you see a microwave, a blender, a coffee maker, and various other kitchen equipment laying around? Get rid of any appliances that you don't use regularly - I'm looking at you as-seen-on-TV-item - and find places in cabinets and cupboards for other non-essentials. Use plastic bins and jars: Food boxes tend to pile up everywhere. Plastic bins keep foods fresher while allowing you to see exactly how much you have left. You can also use glass jars if you don't have them where small children can reach them. Used properly glass jars can look sophisticated and decorative. Get a spinning Tupperware set: Don't lie, how frustrated do you get when you're searching for a matching lid to the Tupperware container you're putting your leftovers in? Invest $15-$20 in a spinning Tupperware set. They'll save you search hassle and take up very little space. Overhead pot racks: How many times have you been pulling pots out of a cupboard and almost knocked yourself unconscious? Plus they get crowded and you're continually searching for the right pot or pan. An overhead rack can keep your pots and pans visible and make they accessible. Magnetic knife strips: Ditch the knife block and get yourself a cool, sleek magnetic knife strip to hang on your kitchen wall. Make sure to keep the blades high enough to stay out of the reach of little hands, but not only will this save you counter space, you'll look smooth doing it. Spice caddy: They stand vertically and spin for easy access to all of your cooking spices. These are much less bulky than your traditional spice racks. Hanging fruit basket: Not just for fruit anymore, you can store after-school snacks and packaged desserts in the baskets as well. Usually three-tiered, these inexpensive baskets will allow you to clear your fruit bowl off your counter or kitchen table top. Small changes, big impact, that's what we're about.

Seneca Village Subdivision Home For Sale | 2641 Gardiner Lane | Louisville, KY 40205

2012-04-06T08:43:00-07:00

Home is not on the main road Gardiner Ln but off Betty Ln in the Seneca Village Subdivision. Home needs some TLC, but the proper buyer could make this a real charmer! There is a double driveway and 1 car garage and carport. Newer windows, water heater 2005, and water and sewer lines cleaned out recently. Hardwood floors in the family and dining rooms. Jefferson County Resides Schools: Hawthorne Elemtary, Myers Middle, and Atherton High. Give us a call to discuss this Seneca Village Subdivision home further at 502-554-9444 To view more photos of this Seneca Village home click here To search all homes for sale in the Louisville area visit Louisville Homes For Sale.

Sell Your House By Selling Your Kitchen

2012-04-04T06:54:00-07:00

Looking to sell your home? The kitchen may be the key! House flippers know it. Stagers all across the nation know it. Real estate agents know it. Now you need to know it...a kitchen can sell a house. If you've never thought about it before, then think about it now - the kitchen is the heart of the home, a focal piece of many family rooms, and where we spend a lot of our time. Because of all of this, kitchens play a very important role in the buying and selling process. However, kitchens can be one of the more expensive rooms to renovate; so take a few things into consideration when looking to sell your home. Most buyers want a kitchen that is ready to use the day they move in. Don't price yourself out of the market. If homes near you are selling for $100K with tidy, but not luxury kitchens, then it's not time to spend $40K on upgrades. Check out the competition. Go to open houses in your area to check out what your competitions' kitchens are like. Mimic your area home's kitchen style. Wood cabinets and granite counters? You'd be wise to consider making the same move. Not wanting to put in the time to upgrade? Price concessions may be in order to entice buyers. The key is to not let yourself get overwhelmed. Sometimes small updates can make a big difference. Changing the paint, uncluttering the area, changing out the handles on your drawers and cabinets, or even a faux -granite counter top. So do a little research and make your kitchen competitive with area homes...this can make or break your sale.

Five Great Things About Homeownership

2012-03-05T18:09:00-07:00

If you've been on the fence about homeownership, now is the time to take action! Take a look at five reasons homeownership is great: 1) Equity - When you pay rent, you never see that money again. It is lining the landlord's pocket. Yes, buying a home may come with some initial costs (down-payment, closing costs, etc.), but you will make that money back over time in equity built in the home. Historically, homes appreciate by about 4 to 6 percent a year. Homeownership is about building long-term wealth. 2) Relationships- Renters tend to see their neighbors come and go quickly. Apartment complexes tend to have less common shared space for people to meet, greet, and socialize. Homeowners, however, have yards, walking trails, or community pools and clubhouses where they can get to know each other. 3) Predictability-Well, as long as you have a fixed-rate term on your mortgage it's predictable. Most people buying homes today know that a fixed-rate is the way to go. This means your payment amount is fixed for the life of the term. If your mortgage payment is $500 today, then it will still be $500 a month in 10 years. 4) Ownership- You can renovate, update, paint, and decorate to your heart's desire. You can plant trees, install a pool, expand the patio, or do holiday decorating! The bottom line is this is your home and you can personalize it to your taste. 5) Great Deals- It's a great time to buy. Interest rates are at historic lows. This means big savings for today's buyers!

Want to increase your propertys curb appeal and resale value?

2012-02-23T12:22:00-07:00

Want to increase your property’s curb appeal and resale value? Here are three tips: Cleaning the entire property thoroughly, inside and out. Making sure the outside of the property is appealing. The outside of the property makes the first impression. Give the inside of your property a makeover that will be more appealing to its audience. How much of your intended property “makeover” can you do yourself? Most of us think we’re handy with any tool or reconstruction, especially if it’s for our own property. Be careful and realize your imitations. After being honest with yourself, if you can’t do a better job than a professional, it’s highly suggested you find an experienced contractor. Knowing your limitations can save you a lot of money in the long run. On a related note, don’t try and repair problems in/on your property you aren’t qualified to fix. Experienced plumbers and electricians (just to name a few) can end up saving you a lot of trouble and will keep you out of harms way. Small “do it yourself” projects can end up saving you money but remember not to overexert your yourself or overestimate your knowledge of the subject at hand. Seven Steps to your Fix-Up Plan Fixing-up your property on schedule, on budget, and while being organized is hard to do but to help you achieve this, remember these seven steps: Create the most expensive budget you can afford and then set a goal to spend less. To achieve quality work, make sure what you’re doing is done properly and in accordance to building codes. Set a schedule of weekly goals and when you want to finish. Don’t be scared to ask for help when dealing with larger projects/objects. If you need a professional, call one. Put completion dates in all your contracts and hold everyone accountable. Be safe and aware at all times.

5 Tips for Buying a Foreclosure

2012-01-04T15:43:00-07:00

5 Tips For Buying A Foreclosure Buying a foreclosure is the latest rave. We get calls into our Louisville real estate office daily from Buyers wanting to take advantage of all the great foreclosures that have hit the Louisville real estate market. Buying a foreclosure is not for everyone. Lenders want to move their foreclosure inventory quickly so they turn to real estate agents to list the properties. We in turn list them on the MLS and market them to any qualified Buyers. Investors gobble up most of them but there are some savvy Buyers that make offers and win. If you are not properly educated, it can be a problem-filled process to get to the closing table. Here are 5 tips to help you successfully buy a foreclosure. 1. Use a Buyer’s Agent that is an expert in foreclosures. Don’t ever use the listing agent that represents the bank. Most Buyers think that they will get a better deal if they use the listing agent. This mistake can only cost you money, as the listing agent wants to get top dollar for their lender. Dual agency is a touchy subject and I personally do not understand how the listing agent can truly make sure you get the best deal while also making sure their lender gets the best price. The Miles & Smith Real Estate Group sell several foreclosures each year. We also guide our Buyers on the rehab process. We assist with determining value once the property is fixed up and what necessities the property should have to reach that value potential. 2. Know your financing options: All foreclosed homes are going to require a pre-approval letter submitted with any offers. They will also not accept any contingencies in the offer. Most foreclosure homes will not qualify for FHA or VA financing. Financing will more than likely need to be a conventional, 203K or cash to purchase because of the condition of these properties. 3. Making the offer. Your real estate agent should be able to provide you with comps located in the Louisville area. This will help you determine what to offer the lender. Make sure your offer is below market price as the lender might be in a rush to move the property. Make sure your offer is very clean. Do not include any contingencies or ask for any concessions (closing costs). 4. Property condition. Almost all foreclosures are going to need a lot of work. The previous homeowner stopped maintaining the home way before they moved out. Most lenders will require you to accept the property in as-is condition. Protect yourself by having a home inspection done so you know the scope of repairs needed. Termites, mold, radon and foundation issues are just a few of the costly items that you could experience on a Louisville foreclosure. 5. Be ready for problems. Kentucky has a 12-month redemption period where the homeowner can come back and purchase the property for the full amount owed. On some properties there is also a 90 day property deed restriction. This means the new owner of the property cannot resell the home on the market until they have owned it themselves for 3 months. If you purchase your foreclosure at the court ordered auction such as the commissioner sales, the process can be costly if you don’t have an experience agent like The Miles & Smith Real Estate Group. Make sure you consult a great real estate attorney like Harry Borders at Borders and Borders Attorneys before bidding on any property at the commissioner sale. The Miles & Smith Real Estate Group work hand in hand with Borders on all Commissioner sale properties with our clients. Please don’t let any of these tips scare you away from buying a foreclosure. We will guide you through the process and make sure you are protected from start to finish. Call Shawna today to get your foreclosure list! (502)554-9499 and or Shawna@MilesSmithGroup.com .

5 Things You Can Do When Your Louisville Home Doesn't Appraise

2011-12-11T18:20:00-07:00

What do you do when you get the phone call only weeks before you’re closing that the home doesn’t appraise for the contract price? You are not alone as 16% of real estate agents reported that their sale fell through due to a low appraisal. You have options and you can fight back! Appraisals in Louisville are based on recent sales in your area. Over the past couple of years this has been challenging because values rose quickly during the boom and fell just as fast during the bust. . The deals that Buyers have received with foreclosures and short sales have created dual pricing between normal sales and distressed sales. Appraisals are not to protect the Buyer or the Seller, but to protect the lender should the Buyer default on the loan. The lender wants to make sure that they are making a worthy investment. They want to know that if the Buyer defaults they can sell the home for what is owed. Due to the huge losses banks have taken on foreclosures in the past years, they are not taking any risks. They care more about protecting themselves from a bad investment than giving a Buyer a loan. So what can you do to protect yourself from having your entire home packed up a ready to move only to find out you have to unpack everything? 1. Sellers get an appraisal before you list your Louisville home for sale.Unless you are listing your home with an experienced real estate group like www.MilesSmithGroup.com, you should consider asking a licensed appraiser to determine value. This is also a huge selling point that you can advertise to any potential Buyers. Buyers are very leery of pricing on homes and always want a deal. An appraisal will deter any low-ball offers on your home. Estimated cost of an independent appraisal is $350-$500 2. Fight the appraisal.If you listed with a great real estate group like www.MilesSmithGroup.com in Louisville, than your Realtor will have comps already compiled that they used to determine your list price. With the support of your Realtor the appraisal can be fought and the value change We see poor appraisals all the time where the bedrooms, sqft etc are incorrect. Your Realtor will be able to view the appraisal and identify the errors. 3. Ask your lender to order a new appraisal.This will cost you additional money but if your Realtor has proper comps that show your home value is more, than it is worth the extra $400. VA appraisals due remain with the case number so this is not an option but Conventional and FHA loans are different. Your loan officer will be able to advise you on if this is an option or not. 4. Ask the Seller to come down off of the contract price.After all other efforts have been made and everyone is in agreement that the appraisal is accurate. The Seller will have to come down to the appraised value. In a few occasions the Buyer is willing to pay the difference. These few occasions are normally due to a high in demand property where there were multiple offers etc. 5. Null and void the contract.If the Seller is not willing to reduce the price to the appraised value and the property isn’t high in demand and worth the Buyer paying the difference, then everyone has to null and void the contract Sellers, as you can see listing your Louisville home at an accurate price is very important. If the home will not appraise, you have wasted your time and money on fixing the home up, keeping it clean, showing the home, going through inspections, making repairs, possibly buying another home, and then packing only to find out 1 to 2 weeks before closing that the Buyer is walking away from the deal. Buyers, make sure you have a great Buyers agent like someone on www.MilesSmithGroup.com. If your Buyers agent does not pull comps because they are just anxious to get your signature on a contract, you could spend up to a $1000 on home inspections, termite inspections, radon inspections and an appraisal. The stress of negotiating price, repairs and packing will all be wasted when you find out 1-2 weeks before closing, you cannot buy the house. Let us help you through the hurdles of this Louisville real estate market. Call us today 554-9499.

Tips for Selling Your Home During the Holiday Season.

2011-12-07T18:15:00-07:00

Selling your home during the holidays can be a tough decision to make. Holiday decorations go against the number one rule when showing your home – keep everything impersonal. It is very hard to find a balance between selling your home and celebrating the season. Below are a few helpful to do’s and don’ts to help you show your Louisville home during the holidays. DON’T decorate the exterior of your home any earlier than 2 weeks before the holiday. DON’T leave your decorations up for any longer than 1 week after the holiday DON’T congest your home with decorations. DON’T use holiday lawn ornaments DON’T forget to salt your driveway and pathways and clear all snow and ice before a showing. DO keep decorations to a minimum. Don’t let your decorations take away from some of the great features your home offers. DO consider purchasing a smaller tree. A large 10” tree can crowd a room and make it feel smaller. DO try to stick to non-specific holiday themes. Winter themes with garland, pinecones etc. DO add to the exterior appeal of your home by adding some color with mums or poinsettias. DO add a holiday welcome mat. For more information feel free to visit us at www.MilesSmithGroup.com or email our listing specialist Patrice Miles with your specific questions. Patrice@MilesSmithGroup.com

Windy Hills Home For Sale 4424 Rudy Lane Louisville, KY 40207

2011-02-21T13:00:00-07:00

Beautifully remodeled brick ranch located in desirable Windy Hills. This light filled freshly painted home features a spacious and open floor plan, great for entertaining! Upon entry you will notice the spacious foyer with beautiful tile that flows into a wonderful living room that offers a wood burning fireplace, vaulted ceiling and gorgeous refinished hardwood floors. The living room opens into a bright and cheerful eat-in kitchen. Off the kitchen you will find a sun porch perfect for relaxing and formal dining room that will accommodate a large table for family and friends. Down the hall there are three good sized bedrooms featuring large closets and beautiful hardwood. The gorgeous master bedroom features a sitting room and tall vaulted ceiling. The master bath has been recently updated and has dual vanities and a spacious tiled shower. Outside you will find a large back yard featuring a two tiered deck, mature trees and 2.5 car garage. A superior location this home is close to excellent schools, premier shopping and entertainment! It is definitely a must see! Call today for you private showing. Visit www.4424rudyln.isnowforsale.com for additional pictures and virtual tours. Visit www.TheMilesTeam.com for more information on this home and others for sale.

When the Miles & Smith Real Estate Group lists your home we call in the experts

2010-08-17T09:32:00-07:00

Being good at your business doesn't mean doing every part of that business yourself. You have to know when to call in the experts. At the Miles & Smith Real Estate Group, we rely on a team of experts to assist our customers in buying and selling their homes. The Miles & Smith Real Estate Group has a great internal team that we'll write about here in the future. We're so thankful for our team of Brandy, Jennifer, Jenny, Craig, Shawna and Colleen. In these posts we're referring to our external team. They're not on the payroll but we operate a lot like partners. We're very comfortable referring customers to them, utilizing them throughout our listing or buying process, and leaning on them for their expertise. That's a big bonus for 'you' the customers. In the coming months you'll be hearing from these experts on this blog. You already heard from Robert Burge Photography last week. So tune in every Tuesday for great content from home experts in the area. They'll cover topics like photography, home staging, home inspections, pest control, closings, mortgages, insurance, warranties, short sales, custom building/remodeling, auctions and property management. We want you to ask questions, make comments or drop us a line. This information is intended to help potential buyers and sellers. Please use it and share it.

The Miles & Smith Real Estate Group September Triva Contest

2010-09-03T07:45:00-07:00

Most months we try and do a trivia contest. They're fun and we like to reward our loyal fans and customers. Check out this month's video by Colleen Younger, our newest addition to The Miles & Smith Real Estate Group.

Overview of The Miles & Smith Real Estate Group Online Presence

2010-07-31T13:34:00-07:00

During the coming months, The Miles & Smith Real Estate Group will be ramping up our online presence. We're launching this blog, refining our current team site, integrating more with our search site and bringing it all together with our social media. The goal is to create a community of fans, customers, friends and prospective customers whose goal is educating themselves on Louisville homes and Louisville Real Estate. Along the way we'll have guest posts from area experts on staging, mortgages, insurance, photography, custom building, short sales, pest control, home inspections, home warranties, home closings, and much more. Our team will also be posting updates about areas of Greater Louisville where they grew up, live now or just the places they love to buy and sell homes. Also, we'll be educating buyers and sellers on trends and giving updates from the front lines. The Miles team averages around a 100 home transactions per year, so we feel like we have a good pulse on the local market. We'll be unable to resist an occasional shameless plug for our services. However, we'll let our satisfied customers do most of that. Last but not least we'll have some fun of course. If you know the Miles & Smith Real Estate Group, you know we like to make things fun. So whether it's chiming in on our Facebook Fan Page, following along on Twitter, reading our blog feed, or watching our Youtube videos; we welcome your attention. It's a valuable asset and we promise we won't take it for granted. We don't have all the answers, so if you have suggestions for information for this blog, please contact us or leave a comment.

October Triva Contest from The Miles & Smith Real Estate Group

2010-10-05T11:31:00-07:00

Check out this months Trivia contest if you haven't already. Patrice Miles, Lead Agent and Team Manager of the Miles & Smith Real Estate Group, announcing this months question and this month's cool prize.

Want Better Photos? It Is Easier Than You Think.

2010-08-10T12:40:00-07:00

Guest Post By: Robert Burge Have you ever seen something amazing? Something funny, breathtaking, a once in a lifetime moment? You grab your camera, shoot the photo, only to realize later that it didn’t come out. Photography has become a huge industry in the last 100 years. Advertising of every kind, websites, family vacations all involve an image. With the invention of digital photography 10 years ago, everyone is now a photographer of some sort. So what can you do to optimize your photography to ensure the best result? Or at least a better one. Well, the first thing is to know your camera. Even though camera’s are fully automatic, they still don’t know what you are trying to accomplish with every photo. You can still tell it to do things like use the flash, zoom in and out, and even when you want to take a long exposure night shot. Let’s take a look at a few of the most common mistakes people make with photography. Mistake #1. Not turning on the flash. Without light, photography would not be possible. Can you see with no light? Neither can a camera. Light burns an image into film, or digital sensor for modern cameras. In general if the light looks to low to read a book in, odds are you need a flash to add light to the image. Some pro and advanced cameras can do very well in low light, but this is not the case with most everyday point and shoot cameras that moms carry in their purse. Flash fills in shadows, brightens the overall image, and helps people not look like zombies. Keep in mind that your flash on most cameras is only good for 10 to 15 feet. So don’t try to take photos of little Johnny on the basketball court 50 feet away. The flash will never make it to him and your photo will look more like a black hole from outer space. Unless your Captain Kirk, I don’t think that is the type of photo you want to look at. Mistake #2 Recognizing good light. Even though flash is needed in many situations, such as in the basement opening gifts on Christmas morning, there is amazing light all around you that will make gorgeous photos. Look around and take a minute to think about area’s that you are everyday that have amazing light. It could be the late afternoon sun streaming through your bay window, the morning sun coming through trees in the backyard, or as simple as opening the front door. Once you start to see light, you are halfway to making great photos. Mistake #3 Composition Composition, as defined by Dictionary.com, is the act of combining parts or elements to form a whole. Basically, this means arranging things to make them look pleasing. So, when taking photos, no matter if it is a group of your kids, a sunset photo at the beach, or a collection of photos of a home you are listing online to sell, composition is key. Someone once told me photography is a matter of inches. This is applying of course to composition. If you move a little to the left, a little to the right, up or down, see how the photo is different. The average Joe doesn’t think this way, and that is why his photos are not the ones people really look at and admire. The next time you are taking photos, look for elements like patterns, lines, repetition, and symmetry in your photos. Odds are you will never look at a photo the same again. Here is an article by Darren Rowse that may help you understand the basic concept of-composition-in-photography. So, how does this apply to real estate photography? Being a professional photographer for over 15 years, these are all things I look for everyday. When photographing houses for The Miles & Smith Real Estate Group and others; I constantly want to look for the best composition and lighting. I add light where it is needed to show off homes for what they really are. With a huge amount of people looking at homes online these days, why in the world would you want to put up bad photos. It is a quick recipe to loosing a potential buyer. Plain and simple, photos sell. If it looks good, people want it. With these being 3 of the biggest mistakes made in photography, the biggest is….. Not Shooting. So make sure you take your camera. It’s OK to be the nerd that spends a little more time taking photos and looking at things differently. Later everyone will want to checkout your shots instead of Mom’s. Robert Burge is the owner and chief photographer with Robert Burge Photography, LLC in Louisville, KY. Photographing pretty much everything from architecture, people, news, and hand transplants. If it’s out there, I have probably shot it at least once. www.rburge.com

August Outlook from Keller Williams and Local Statistics

2010-08-12T11:29:00-07:00

Every month Keller Williams produces a video with the monthly outlook for the upcoming month. We plan to share those videos with you along with some local statistics for the Louisville Home market. Residential (Single Family & Condo) LISTINGS August 2 - 8, 2010 Last Year 593 538 SOLDS July 25 - 31, 2010 Last Year 244 305

Getting ready to sell-some quick tips from a custom builder

2010-08-26T15:27:00-07:00

When putting your house on the market, sellers are often told you need to update this or rework that. Maybe even to repair certain areas. One particular area that often comes up is the bathroom. We are frequently asked how much it will cost to update “our bathroom”? The cost varies of course according to the bath and the house. You can spend as little as $1,500 on a repair/remodel of a full bath and as much as $45,000, or more, depending on the extent of the custom remodel. Sometimes it's better just to give the bath a “face-lift” rather than a complete remodel to get ready to sell. How to do that again depends on the house and the price range of the property you are going to sell. Your Louisville area Realtor and Home Stager will most likely offer suggestions. Listed below are 10 helpful hints to give that bath an updated look: Thoroughly clean and remove any discolored caulk and grout around the tub and or shower. Thoroughly clean and remove any discolored caulk and grout around the floor and the base of the commode. Replace grout with a tub and tile caulk that is available at your local hardware and or home improvement store. Remove any discoloration in the commode bowl. There are many products you can use to help with this process, again they are available at your local hardware or home improvement store. A fresh coat of paint always makes the bath look “newer”. Make sure all the towel bars and paper holders are secure, and replace these if they look “old”. If you have a window in the bath, change the window treatments, giving the bath an updated look. Install new light bulbs in the light fixtures, and clean the fixtures to “lighten and brighten” the room. Clean the faucets, and shower parts restoring them to a shiny newer look. And finally, CLEAN the bath tub thoroughly so it will show well. If there are other problems that need professional attention, call a Louisville area remodelor or builder. They can make necessary repairs, without always doing a complete remodel. Share with them your budget so they can best advise you as to how much they can do to help “spruce up your bath” to help sell your house. Perry Lyons P. L. Lyons, Inc, Registered Builder and Remodelor

4 Things Your Realtor Team Must Do

2010-08-30T09:01:00-07:00

Use technology. The old school methods of knowing lots of people, having contacts and waiting for calls is probably not the best strategy any longer. It's certainly risky in a down home market. If you're buying or selling a home, make sure your realtor team is utilizing technology like search sites, blogging, social media and email marketing. There are far too many eyeballs on Facebook, Twitter, Youtube and blogs to neglect technology. It's not a fad. Be proactive in lead generation. Waiting next to the phone won't cut it either. Networking and follow up are very important pieces of the equation when considering your next realtor. Is your agent connected to other agents? Is your agent building a list of contacts at all times? Is your agent visibly seeking out buyers and sellers? The little things make the difference. Be committed to their profession. There are a lot of half-hearted agents. Making a go of it. Making a hobby of it. When looking for your next realtor team, make sure and hire an enthusiastic, high-octane team to represent your needs. Make sure you're picking a professional who's committed to what they do today and tomorrow. Surround themselves with a team of experts. You can do a lot by yourself. If you're good you can wear a lot of different hats. When you strive to be the best though, it often requires a team approach. Using professional photography and home staging sets your house apart. Relying on listing agents, buyer specialists, closing coordinators, showing assistants and listing coordinators helps streamline the approach to buying and selling homes. Get out your checklist. Start grading.

September 2010 Real Estate Update from Keller Williams

2010-09-14T07:10:00-07:00

This video discusses foreclosures across the country and how to handle them from a buyers perspective. It gives a short list of tips when buying a foreclosure, and discusses some of the expectations you should have. Here are some the most recent home statistics in the Louisville Real Estate Market. Residential (Single Family & Condo) LISTINGS August 16 - 22, 2010 Last Year 537 593 SOLDS August 8 -14, 2010 Last Year 223 245

Keys to successful open houses

2010-10-14T13:17:00-07:00

With an open house, a lot is out of the control of the seller and the realtor team. You can't force buyers and agents to come look at your home. Occasionally if the situation merits it, you can get creative with a contest or promotion. But you still can't push a button and dial up genuine interest. So what can you control? Here's a quick list. Running an ad about the open house is still often a good idea. Sharing it on Facebook, Twitter, Craigslist and on a website or blog are all givens these days. People like to consume information across several different platforms. Getting the word out to an email list and a list of agents is also crucial. Get a realtor team with a big list. Taking the little steps can also lead to an advantage for the seller. Little steps equals proper signage that actually stands up and stands out. Directional signs for hard to find neighborhoods are a must. Balloons are a part of the arsenal as well. Another big key is getting the word out to neighbors. Knocking on a few doors to see if someone has a friend, relative of business associate who may be interested in living nearby. Neighbors have a vested interest in who moves in. Remember that. Questionnaires at the open house are a great way to tweak the strategy based on early feedback. All that being said, only 4% of homes sell via open house offers. So open houses are part of an overall strategy but don't bet the house on them. Literally.

Tis the Season: Staging the Holidays and Beyond

2010-11-22T13:42:00-07:00

The holiday season, aka winter months, finds many sellers choosing to take their homes off the market. However, those who decide to weather the variables will find some advantages to the season. Since the chill in the air causes the numbers of marketable homes and the “looky-loos” to dwindle, the buyers that do come-a-knockin’ are serious candidates and are looking to make a purchase. ‘Tis the season to capitalize on this situation! This is done through various staging features. You might be saying at this point “Not one more thing…” For that very reason it is the perfect time to bring in a professional home staging business to do the winter make-over. An hour consultation or a couple hours to transform the rooms can be just the gift that reduces your holiday check list. Before specifically addressing holiday staging tips, there are a few elements that need attention due to the seasonal change. Shorter days equate to darker spaces. The first order of business is to adjust your lighting scheme, inside and out. This time of year many buyers will be viewing the home when it is dark. It is essential to add more lamps for both mood and task activities. Amber colored bulbs in a lamp or two will turn up the toasty-warm atmosphere in a given area. For the outside create a solar light path which would effortlessly lead buyers to the front door. These affordable lights could be artfully clustered throughout the front and back yard to add a bit of sparkle and interest to areas that are not very visible. Simplicity and restraint are still the staging guideposts during the holidays but within the margins loads of cheer can be displayed. Remember you are selling real estate - not your holiday collections - the buyers need to see your home’s square footage and outstanding features. Exterior: A grouping of poinsettias, door wreath and a strand or two of mini lights will make a complete ensemble for your entry. Or merely a single holiday window candle (there are now cordless LED candles) in each window will create a simple yet visually stunning statement. Interior: Holiday color scheme should coordinate with your existing palette. Keep in mind decorations come in more than green, red and gold. Minimize objects that are attributable to a specific religion. Partake with an editing eye in the smells, sounds and textures of the season. Essential oils, simmering cider, melodic music, candles and opulent fabrics on the pillows and towels add to the romance and attractiveness of your home. Focal points become the jewels of the home. Fireplaces, bay windows, formal dining rooms, and even the spa tub in the master bath can be stylishly adorned to capture the buyers’ imagination. If you have little tikes the urge to play to their bouncing desires will be intense. Be strong - this season’s mantra is “less is more!” Now that you have taken a few extra transformative steps remind your Realtor to take a new set of photos. This in itself can generate new interest in your home. One more vital tip – the holiday décor should be packed away by mid January and if your house isn’t under contract return it to its “model home persona”. Express the cheer and shovel your paths – potential buyers will appreciate both! Written by: Candace Hutchison Owner - Home Detailing: Staging and Home Styling Services www.decoresolutions.com candi@4r.com 749-2136

Should I lease my home or try to sell it?

2011-01-12T12:14:00-07:00

Why not do both? With The Miles & Smith Real Estate Group we offer not only to sell your home but to lease it at the same time. This helps our Sellers take full advantage of the market. We do not want to leave any stone unturned. Who would lease my home? Relocation clients make up 50% of our tenants right now. These tenants are relocating to Louisville and want to get to know the area before purchasing a home. The other 50% of tenants cannot qualify for a loan so they have to rent. The lending industry has changed a lot in the past 3 years. Self employed individuals and business owners normally cannot get a loan on a home unless they show good income on their tax returns. Also, due to the short sale and foreclosure crisis we have been going through, homeowners are now homeless. These individuals have recovered from their loss and make adequate income now but because they have not met the 3 year guidelines they cannot get a home loan. How will I know they will be a good tenant? We take care of everything. All applications submitted to lease your home will be screened. We run criminal, employee, and credit checks on every individual. What do I do once I have an accepted lease? At this point you can either take over or our property management company can. Property management takes the pressure off of you. Here are a couple of ways that a good company can keep you out of trouble while your home is in the tenant’s hands: Most landlords know it only takes one bothersome tenant to cause major legal and economic headaches. A good property manager is equipped with the awareness of the latest landlord-tenant laws and will make sure that you are not leaving yourself defenseless to a possible law suit. Each state and city has their own laws, these plus federal laws cover a number of areas as well as but not limited to: Safety and property conditions of the home Evictions inspections Lease addendums Terminating leases Managing security deposits Rent collection Maintenance of the property. Don’t be discouraged with the Buyer’s market. We have options for every homeowner. Visit www.TheMilesTeam.com for more information on our leasing and property management options.

Dinner at Bristol Bar and Grill and Museum Tickets for Two

2011-01-14T12:11:00-07:00

Trivia QuestionThe winner this month will get two tickets to a museum in downtown Louisville and also a $50 gift certificate to The Bristol for dinner. Patrice Miles' son, Cason, is here to give you the trivia question. Please remember to send Patrice an email to patrice@themilesteam.com to get your answer submitted!

January Triva Question Answer and Winner

2011-01-24T14:05:00-07:00

And the winner is.....Cason Miles announces below. Watch the video to find out who is the winner of two tickets to the Muhammad Ali Museum and dinner for two and the Bristol Bar and Grill. Make sure to watch every month for our trivia question and prize!!

Is Winter a Good Time to Try to Sell My Home?

2011-01-26T05:00:00-07:00

Traditionally many Louisvillians wait until the warmth of the Spring to place their home onto the market. The thought is that as the days heat up so does the Louisville real estate market. There is truth to this fact... The Louisville market historically is cyclical. We heat up until Derby at that point the entire town takes a week's vacation and then its back to business until mid July. At that point the real estate market peaks and then continues to slow through the Thanksgiving holiday. What many locals don't understand is the savvy benefits of putting their house up for sale during the cold winter months. However, many strategic minds are starting to understand the clear benefits of going against the grain. So why is it a good idea to put your house onto the market during the winter months? Here are a few current facts to keep in mind... By going on the market during the winter sellers beat the pent up rush of homes that will come on in March. Remember the early lister catches the buyer! There is currently twice as much housing inventory as we have in a typical market. But many of these homes go off the market during the winter. So, your direct competition can be as much as halved during this time! Buyers are looking at 20-25 homes before they buy! This is unprecedented. Less competition means a more likely sale. During the winter the buyers are typically more serious than at any other time of year. If they're looking at homes and it snowing outside you can pretty much guarantee a much greater sense of urgency. You'll have fewer lookers and more serious buyers viewing your home. At present there is less discounted properties on the market. With the banks currently trying to correct their foreclosure proceedings, there has been a large supply of distressed properties that have not hit the market. No one can predict when this normal flow of foreclosure will strike the market again. Until that happens homes that are on the market will have a much better chance to sell and sell with a higher return on equity. Interest rates are still historically low! The lower the rates stay the more house buyers can afford. Don’t take the risk of interest rates going up- get on the market now!! Remember photography of your home covered in snow does not deter a winter buyer. Price the home to sell in the beginning and get the condition of the home right before you go on the market. Do this and your likelihood of selling with exponentially increase! 2011 is shaping up to be a very competitive year in real estate. Sellers need every competitive advantage to ensure a top dollar return on their home. In the end, a winter market is a perfect opportunity to differentiate your home and beat out your competition. And if you’re buying after you sell the pickins couldn’t be sweeter!! Make sure to visit our site at www.TheMilesTeam.com to find out more about listing your home and what the process is.

What's your home worth? Get the Free Report today!

2011-01-31T11:00:00-07:00

How often to you find free reports online that weren't worth the price of admission? Even when the price of admission was just an opt-in like your name or email address. All too often Free Reports, Guides or Whitepapers are just slapped together in an attempt to gain permission to market to you. In other words they lack depth or substance or value. Not always but many times. Well we don't want you to make that assumption with our 'What's your home worth?' free report. Here are a couple screenshots from the actual report. So why should you download the free report? You'll get it INSTANTLY You can get current information about local schools You can get current information about local shopping or churches You can get current information about home sales in the neighborhood You can get information about public services like fire departments and hospitals It's has cool search and filter options You can get stats like time on the market and number of homes for sale in your area You can be nosy :-) You can get a pretty good idea of 'what's your home worth' - exactly what the report says Want answers immediately? Just need an excuse to take a 10 minute diversion from your work? That works too. Get the What's your Home Worth report today.

Should I Get an Appraisal on My Home Before I List it?

2011-02-02T16:18:00-07:00

One of the most important questions to be answered prior to selling in this challenging market is “how much is my home worth?” An uninformed decision could literally end up costing you thousands of dollars! You could potentially make the mistake of selling your home for less than it’s worth; or if you price too high you could cost yourself and your Realtor precious time by not getting the house sold and chasing the market. The only way to truly determine the fair market value of your property is to get an unbiased appraisal from a licensed professional. An appraiser will visit your home and do a thorough walk-through to determine its quality, condition, and marketability. He will measure to determine the correct square footage. Then, after gathering all the necessary data about your home, he will complete a thorough analysis of the neighborhood/area and current market activity as it pertains to your property. Given this information, and other tools at his disposal, an appraiser can provide you with a professional opinion of your home’s value. This will assist you and your Realtor with setting a listing price and during negotiations. An appraisal will ultimately help to get the home SOLD much more quickly and for a better return on your investment! And, if you’re a buyer in this unprecedented market (lucky you) an appraisal can help prevent you from spending too much money! Just like a home inspection, an appraisal is an essential tool to help facilitate any real estate transaction. And remember, the appraiser does not work on commission. He/she doesn’t base the appraisal fee upon a percentage of the value opinion or the sales price, so the value opinion you’re given is completely unbiased. Thank you Joe Abell for creating content for this blog. If you’re considering making the wise financial decision to get an appraisal, please feel free to call Abell Appraisal Services anytime at 502.235.1996 Click here for a market snapshot of your neighborhood.

Uncertainty in Economy vs. Opportunity in Real Estate

2011-02-09T10:33:00-07:00

There are many people sitting on the sidelines right now afraid to pull the trigger on a real estate purchase. Some are first time buyers; some are thinking of moving up to the home of their dreams; others are looking to purchase a vacation home or perhaps a future retirement home. Fear has prevented them from moving forward. Though their concern is understandable, we must never allow fear to ultimately determine who we are nor what we do. We must live our lifes. The fear causing so many to hesitate comes from three areas: The lackluster economy The unemployment numbers Real estate’s performance in the recent past Should they stop us from moving forward with our dreams and aspirations. The Economy Actually, the economy is doing much better. The news is more positive every day.Consumer Affairs said this: The U.S. Federal Reserve, which has administered life support to the economy over the last two years, says it’s seeing some promising signs of life. In its “Beige Book,” containing reports from the twelve Federal Reserve Districts, the central bank finds “moderate expansion” of economic activity at the end of the year. It said conditions were improving in the Boston, New York, Philadelphia, and Richmond Districts. Activity increased modestly to moderately in the Cleveland, Atlanta, Chicago, St. Louis, Kansas City, and Dallas Districts. The economy of the Minneapolis District “continued its moderate recovery,” while that of the San Francisco District “firmed further”. This is most easily seen in the increase in the Dow which has shown a 20.9% in increase in the last twelve months. Unemployment Though still too high, the unemployment numbers are getting better. The recent drop from 9.8% to 9% is proof that things are, if nothing else, at least stabilizing. Though the job losses have been deep, they have leveled off. We can see this in the graph below from Calculated Risk: The greatest fear was created by the uncertainty by many that their job could be in jeopardy; that they could be next to join the ranks of the unemployed. As the economy grows, any increase in unemployment seems unlikely. That should remove most of this fear. Real Estate’s Performance There is no question that real estate has had a difficult last five years. However, real estate was never meant to be a great ‘short term’ investment. It has, on the other hand, always been a good ‘long term’ investment. Let’s compare real estate to the returns in the stock market since January 1, 2000. n the long term, real estate has always been a safe investment. Bottom Line We should make sure that the financial uncertainty of the present does not prevent us from taking advantage of the opportunities available in the real estate market currently. Donald Trump probably put it best last week when he said: “I’m pretty sure this is a great time to go out and buy a house. And if you do, in 10 years you’re going to look back and say, ‘You know, I‘m glad I listened to Donald Trump’.”

Madison Park Crestwood Condo for Sale at 6403 Cameron Lane #310

2011-02-22T11:01:00-07:00

Adorable 3rd floor condo that faces the back side of the building overlooking grassy common area. Upon walking in you are greeted with a gorgeous open floor plan that features vaulted ceilings. The eat-in kitchen offers wood floors, cherry staining cabinets, large pantry refrigerator, stove, dishwasher and microwave. The kitchen flows into the large dining room that will fit any size table and chairs. The family room is very spacious and walks out onto your deck. The large master suite is king size and features a vaulted ceiling, his & her large walk-in closets and a private bath with dual vanities, decorative mirrors and tiled floors. The guest bedroom is very spacious and offers a large walk-in closet too. The guest bath also has been updated with tiled floors. The 3rd bedroom is currently being used as an office but the doors can be added to give the privacy needed for a true 3rd bedroom. The monthly mait fee includes water, exterior mait, master insurance, 1 assigned parking space and vistor parking, access to the clubhouse, pool and fitness center. For more pictures of this adorable condo visit www.6403cameronln310.isnowforsale.com Also visit www.TheMilesTeam.com for more listings and information.

Free Grant Money for Louisville Home Buyers in 2011 with Welcome Home Program.

2011-02-26T10:53:00-07:00

On Tuesday March 1st, 2011 funds will become available for the Welcome Home Program. This program provides a $5,000 grant to any home buyer that meets the income requirements. The Buyer cannot currently own any real estate, but does not have to be a first time home buyer. Requirements; 1. Max income is based off of 80% of Jefferson County median income and family size. 2. Grant is forgiven after the Buyer has lived in the home for 5 years. 3. Accepted contract on a home must be presented in order to reserve the funds. 4. Buyer must have $500 invested into the purchase. This can be in the form of paying for a home inspection etc. $300 of the $500 can be in the form of a gift from a family member. 5. Total available funds for the program is 7.1 million. Reservations for these funds will be accepted until the funds are exhausted or the deadline of Dec 1st, 2011 is reached. This program is only available through select lenders. For more information please email us at Patrice@TheMilesTeam.com. Also visit us at www.TheMilesTeam.com to search for homes or get more information about real estate in the Louisville Market.

City of Windy Hills in Louisville Kentucky

2011-03-06T12:02:00-07:00

Windy Hills -One of Louisville’s most beautiful Neighborhoods There are so many great Louisville neighborhoods to choose from… Windy Hills, in my opinion, is amongst the best. Located on Louisville's north east side between Brownsboro Rd and Westport Rd, you really can’t find a better location. Considered a city of historic homes, Windy Hills was built in 1952, before hwy 264 was even conceived. One of the most amazing little known facts about this neighborhood is that Windy Hills contains some of the oldest homes in Louisville. Six of these wonderful homes were built between 1790 and 1825. One housed former U.S. President Zachary Taylor during the 1790’s. The city is the result of careful planning which, during its conception, respected the historic nature of its beginnings. Mature trees and large lawns with sidewalks characterize a place of pride where neighbors get to know neighbors and quality of life and beautification are always topics of concern. Local stores, restaurants, great schools and places of worship are only just a short walk or drive away… Some of the benefits of this neighborhood include a low tax rate that features year round street maintenance, twice weekly trash pickup and weekly yard waste pick up. There are free community gatherings held every Spring and Summer and a beautiful children’s park. The community also benefits from St. Matthews fire protection services and Graymoor-Devondale police protection. There is even a shared cost tree planting program to help retain the natural beauty of the neighborhood overseen by the concerned neighbor who make up the Windy Hills Garden Club… Windy Hills has so much to offer the savvy real estate buyer in search for the perfect place to call home and an investment potential that touts a great location, location, location! After a short walk or drive through its beautiful tree lined street you’ll soon agree that a place called home can be found here… View our newest listing in the community at 4424 Rudy Lane Louisville, Ky 40207 or see the community website at http://cityofwindyhills.com/ Also feel free to learn more about us at www.TheMilesTeam.com. Search all homes for sale in the Lousiville area at www.CityofLouisvilleHomes.com. Find out what your home is worth at www.LouisvilleHomeValues.com.

Cross My Fingers and Hope It Sells

2011-05-25T13:29:00-07:00

Real estate agents cannot stick a sign in the yard anymore and cross their fingers. They actually have to have a plan in place to present the home to the market. The 3 most important components of this plan are pricing, staging and marketing. Without all 3 components, the home will sit on the market along with over 11,000 other listings currently on the MLS with the Greater Louisville Association of Realtors. Pricing is key. In 2010 48% of Sellers that Keller Williams surveyed priced thier home according to what thier agent's interpretation of its market value was. Those Sellers sold in an average of 56 days on the market compared to 105 days. Those Sellers also SOLD for 6.7% higher in the list to sell price ratio. Staging/Updates and Repairs are also critical as Buyer's in today's market have high expectations. If a Buyer is going to pay asking price for a home then they expect it to be perfect. If it isn't perfect then they expect to get a deal since they will be investing their own money into the home after closing. 75% of homes sold in 2010 were either fairly updated or very updated. 96% of homes in better condition sold for an average of 96% of the list price compared to homes in fair to poor condition sold for 92% of the list price. In conclusion you could receive a 4% more for your home by making a few updates/repairs and having the home staged. Last but not lease is the marketing. Once the home is ready for its debut and priced at or below market so Buyers will look at it, marketing gets it out to the public. Your Real Estate Agent must have a marketing plan that includes great photography, Internet presence and social media. These are just a few of the outlets that they must use so your home has the maximum visibility. If you price the home right and stage it but the Real Estate agent just sticks a sign in the yard, no one will ever know about it. Click here to view The Miles & Smith Real Estate Group marketing plan. We focus on pricing the home with the market so we are not reducing the price over and over again. We then have a professional stager meet with you to discuss the presentation of your home to the public. Once your home is ready and everything is perfect we broadcast it out to over 42 different websites, 3600 Realtors and a database of over 5,000. There is a lot more that goes into our approach to selling your Louisville home. Contact us for a consultation today. (502)554-9499

Louisville Real Estate Update-August at a Glance

2010-08-06T14:24:00-07:00

Patrice Miles of the Miles & Smith Real Estate Group gives her monthly look back at July and her thoughts going forward for August. If you're in the market to buy or sell a home, this video gives you the perspective of one of the most active real estate teams in the Louisville area. Enjoy!

Staging - 'What is it good for?'

2010-08-18T13:28:00-07:00

Unlike the 70’s song answer, “…Absolutely nothing”, professionally staged homes produce positive results that statically mark an advantage for sellers in today’s real estate market. However, before looking at the numbers let’s take a moment to examine the bare bones of this newly cultivated animal. Like many professions today, areas of specialization emerge to elevate their proficiency and effectiveness. Realtors have long advised their clients to de-clutter, paint and so on in preparation for putting the property on the market. Staging has become that area of specialization which advances the home as a commodity. It has become an essential part of the marketing strategy. The staging process is a systematic and coordinated methodology in which knowledge of real estate, home renovations and creative design principles are applied to entice and stimulate a buyer to make that all important offer. Although direct in its appeal and memorable in its presentation; staging, different from interior design, is mindful first of a broad audience. While interior decorating strives to hone in and articulate the family’s style and personality, staging turns the focus outward, de-emphasizing and neutralizing personal decor. In tandem families must shift from the day-to-day functional home to one that is prepared and arranged to showcase its features. Example of changing functional day-to-day room to a cozy place to relax and enjoy the warmth of a romantic fire: The front door opened onto a landing which stepped down into the living room. The function of the room was to maximize TV viewing. The furniture arrangement blocked its entrance and visually made the room appear smaller. Staging the room: The sofas were angled opening and expanding the space. The attention of the room was altered from the TV to the fireplace. This underscored the room’s attribute for the buyer. Our homes encapsulate our lives. As a result our emotional ties can make it difficult to view the home through unbiased eyes. The quirky home idiosyncrasies become normalized and are no longer viewed as flaws. Keeping this in mind, I become a sensitive impartial agent facilitating a transformation to occur. My method literally unlocks the family from their space. Strangely enough this creates a bit of uneasiness – the house looks terrific but it is void of the family’s character. This in turns centers their attention towards their goal of selling and moving on to their next life chapter while opening the door for a new family to waltz right in. Example of a kitchen which was functional and the color worked for the homeowner: The color dated and limited those that might like the color combination. Staging the room: An inexpensive upgrade of changing the color of the cabinets and counter top infused a fresh and energized feel. More importantly its enhanced appeal attracted potential buyers. Example of a master bedroom that functioned as both a bedroom and home office: By combining dual functions in a bedroom buyers view the home as not having enough livable space. Staging the room: After removing the desk and rearranging the furnishings, the master bedroom now evokes a sense of retreat after a long day versus having more work to do before bed. Vacant homes need staging as well. One may think that if there is nothing in it, the home should be viewed as a blank canvas and accessible to everyone. That is not the case. Vacant homes “read” physically smaller and lack elements to help emotionally connect the buyer to the home. The visual cues of furnishings provide comparison size information and inspire an attractive lifestyle. Example of a vacant to staged living room: By adding “furniture hints” the space came alive. Furniture elements helped with size and proportions while giving definition to the area. Let’s return to some staging statistics. The Real Estate Staging Association (RESA is a member governed trade association for Home Stagers) in 2009 studied 284 vacant and occupied homes that were staged before they went on the market. They sold in 40.5 days on average after staging. Bottom line - less time on the market, more money in the pocket. Another 2009 study of 126 non-staged vacant and occupied homes averaged 263 days unsold. Those same homes were then staged and sold in 60 days on average after staging = 78% less time on the market. From my own experience in Louisville, 93% of the staged vacant and occupied homes received an accepted contract within 30 days. The numbers are clear…staging is absolutely something…something that can make a difference in the selling experience. Written by: Candace Hutchison Owner - Home Detailing: Staging and Home Styling Services www.decoresolutions.com candi@4r.com 749-2136

Is your house sitting while others are selling?

2010-09-13T09:31:00-07:00

Let's face it, there are a lot of houses sitting on the market. Maybe it's your home. The truth hurts but it's unavoidable if you want to get results. If no one has been able to share the truth with you in regards to the price or condition of your home, maybe this video from Jay Papasan will speak that truth to you when you need to hear it most.

Does your realtor speak the truth in love?

2010-10-22T08:48:00-07:00

Does your realtor know how to speak the truth in love? What do we mean by that? Well many realtors can only tell customers what they want to hear. The price 'may' be too high but we'll just see. The condition of those cabinets 'may' be an issue. Those pictures 'will do'. We can 'probably' get away without staging this home. What they're essentially saying to you is; if we wait long enough, we may find a sucker who wants to pay top dollar for this house, in this condition, even in this market. If you're hearing things like this from your realtor, then do yourself a favor and find a realtor who will level with you. Find one who will tell you the price is way too high. We're getting lots of showings but no offers. The bathroom really needs to be painted before we can show this home. Those minor repairs must be fixed before we can list this home. Those are the tough conversations that have to be had. Get a realtor with the backbone to speak the truth, but also get one that can do it with grace. In this market, there's no time to play around. Get serious.

Should I reduce my price or update my home?

2011-01-21T12:30:00-07:00

So your Realtor is asking you for a price reduction… You’ve had some buyer showings and the feedback has consistently been that the home needs updating. So what do you do? Well, you can reduce the price in hopes of being the best deal in the neighborhood. Then, maybe Buyers will look past the problem areas because the home will be such a good value. Or you can leave your price alone and spend the money on making the updates. Decisions, Decisions… The Miles & Smith Real Estate Group deals with these critical decisions every day. The answer to the question is twofold. Consider this… It’s a fact that over 90% of all Buyers in today’s very competitive market start their searches on the internet. If you are considering a price reduction, you’ll need to reduce your price enough to reposition your listing in a new price category search. For example, if you are currently priced at $249,900 and then reduce to $244,900, you are still attracting the same $249,900 Buyer demographic. Ultimately, you would need to do a price reduction to the $224,900-$229,900 range in order to grab the attention of a totally different Buyer. $20,000-$25,000 is a lot of money!! Think of all the wonderful updating you could do for that amount… The Miles & Smith Real Estate Group has experts on staff that can help you transform your home into something modern and beautiful on a limited budget. See example below… This property was priced at $219,900. Ultimately, to capture the attention of a different buyer and renew interest in the home, we would have needed to reduce the price down to the $204,900-$209,900 range. The feedback we had received was that the home was too small and needed too much updating for the price. Buyers were overwhelmed at the prospect and as a result continued to walk away. So, instead of doing a price reduction, the Sellers gave The Miles & Smith Real Estate Group a budget of $5000 to directly address these concerns. With that amount we were able to paint the pickled oak cabinets white, spray the countertops a neutral color, install all new stainless appliances, paint the living room, remove the wallpaper border, paint the dining room, replace the dated vinyl in master bath and have our professional interior designer Candice Hutchison beautifully stage and accessorize the home. After the updating was complete, we re-listed with new photography and accepted a contract within 3 days!!! So what does this tell us…? The lesson here is that although buyers in this tough market are definitely looking for a great value, they are also looking for a home that they can be wowed by and fall in love with. And since purchasing a home is very much an emotional long term investment, homes that present themselves as modern and updated have a much better chance of capturing the place in the Buyer’s heart that says this is “Home…” We have many more examples of homes just like this that were on the market with another agent. We took the listing when it expired and brought in our team of experts and the home SOLD very shortly after we listed it. Visit www.TheMilesTeam.com for more information on selling or leasing your home.

Tips to Save Energy and Add Value

2011-09-23T09:58:00-07:00

When it comes to energy efficiency, look for smart features and expertise to help you save energy and money and add value to your home. 1. Begin with a Right-Sized Home. If the home you buy is simply too large for you or your family’s needs or plans, you stand a good chance of wasting energy through excessive heating and cooling costs. If it’s too small, you’ll feel cramped and uncomfortable. It’s a big investment, so seek balance and buy it “right” from the outset. 2. Purchase Energy Star Appliances Such as Your TV, Dishwasher, Washer and Dryer, and Microwave. And especially the refrigerator, as it alone contributes about 10 percent of the energy use in a home. Also, unplug electronics not in use or turn off power strips to avoid phantom charges. 3. Install Efficient Lighting Such as Compact Flourescent (CLF) or LED Bulbs in Every Fixture. Lighting accounts for about 6 percent of an energy bill each year. 4. Get an Energy Audit and Have Tests Performed to Identify Ways of Improving Your Efficiency. You can always upgrade your heating, ventilation, and air conditioning (HVAC) system as well as your thermal envelope, which includes insulation, windows, and doors and the seals or weather stripping around them. Visit energy.gov/energytips for more tips.