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4307 Woodfield Dr Floyds Knobs, IN 47119

4307 Woodfield Dr Floyds Knobs, IN 47119

Located in desirable Floyds Knobs, this Woodfield Farms home is ready to welcome its new owners. As you approach this brick home located at 4307 Woodfield Drive, you will be captivated by the gorgeous lot this home sits on. This home is on a cul-de-sac street with plenty of space between neighbors. This neighborhood is perfect if you prefer the neighborhood setting yet want ample space between homes. The lot features many mature trees and lush green grass.

4307 Woodfield Dr Floyds Knobs, IN 47119

Venturing inside, the large foyer sets the scene for this beautiful home. The foyer has great natural light streaming in from the windows and features hardwood flooring and crown molding. The staircase to the second floor of the home is located in the foyer. The half bathroom is also located in the foyer. In the half bathroom, you’ll see a lovely pedestal sink with oil rubbed bronze handles along with oil rubbed bronze towel holder and lighting. Located off of the foyer is the formal dining room. The formal dining room includes hardwood floors, wainscot, and crown molding.

4307 Woodfield Dr Floyds Knobs, IN 47119

 From the office, you can access the eat-in kitchen. The kitchen is completely updated and boasts newer cabinets, granite island, backsplash, stainless steel appliances (including a dual oven), hardwood floors, and crown molding. From the eating area, you can access the sunroom. The entrance to the sunroom is quite elegant as it features two gorgeous columns. Inside the sunroom, you will find trey ceilings, large windows with views of the in-ground pool, and hardwood floors. 

4307 Woodfield Dr Floyds Knobs, IN 47119

The first floor also contains a family room and the owner’s suite. The spacious family room is well-lit and includes a fireplace, carpet, and can lighting. In the owner’s suite, you will see a Palladian window and two large bookcases. New carpet is being installed in the owner’s suite. Connected to the owner’s suite is the owner’s bathroom. There are many features to love in the owner’s suite but the luxurious whirlpool tub is especially a standout. The whirlpool tub boasts beautiful beige tile with two matching columns. Other features of the owner’s bathroom include standup glass shower and crown molding. The walk-in closet is also located within the owner’s bathroom. The roomy walk-in closet includes built-in organizers and ample space for all your storage needs.

4307 Woodfield Dr Floyds Knobs, IN 47119

Moving to the second floor, you will find two additional bedrooms and a full bathroom. Storage will never be an issue in the two additional bedrooms as each bedroom has TWO closets. Each bedroom also includes a ceiling fan and carpet. One of the two bedrooms has a Palladian window with an attached bench situated by the window.

4307 Woodfield Dr Floyds Knobs, IN 47119

 

The basement is a great space for entertaining. The basement boasts a family room, full kitchen, home gym area, bedroom, and full bathroom. The family room has enough space for a sectional couch or several furniture pieces. If you prefer not to have a home gym area, you could extend the family room area into a larger space to entertain. The kitchen features ample cabinet and countertop space.


4307 Woodfield Dr, Floyds Knobs, IN 47119

The outdoor area is one of the best features of this home. The spacious lot sits on .76 acres of land! Included on the lot is an in-ground pool (3’-5’ deep) surrounded by lush green landscaping. Surrounding the pool is a tall wooden privacy fence as well as a concrete area with plenty of room to sunbathe or host guests for a party. The remainder of the yard is tree lined and features a nice flat grassy area for all of your outdoor activities.

 For a private tour of this gorgeous home located at 4307 Woodfield Drive, known as Louisville MLS 1459788, give the Hollinden Team a call at 502-429-3866. If you want to see other homes for sale in Woodfield Farms, The Hollinden Team can help you with that as well.

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10122 Cave Creek Rd, Louisville, KY 40223

10122 Cave Creek Road is now under contract.  Stay tuned for future opportunities or call The Hollinden Team at 502-429-3866 for more information homes in Forest Village. Located in desirable Forest Village neighborhood, 10122 Cave Creek Rd. is a newly listed gem awaiting new owners. Forest Village is a patio home community located directly off of Hurstbourne Lane in Lyndon, within close proximity to Middletown. At first glance, you will be awestruck by the attention to detail and renovations that have been made to this home. Once you see this patio home, it should come as no surprise that the current owners have invested $60,000 into the renovations.

10122 Cave Creek Rd

Drive up to this all brick patio home and you are welcomed by a meticulous landscaping and beautiful curb appeal. To keep the landscaping in pristine condition, an irrigation system has been installed. The two car garage is attached to the front of the home. In addition, the driveway is wide, allowing plenty of space for guest parking. The entryway to the front door of the home creates a very stately look to the home.

10122 Cave Creek Rd

Upon entry of the home, you are greeted by a two-story foyer. Throughout the first floor, solid 4" red oak flooring has been installed (including great room, informal dining space, hallway and master bedroom). Additionally, baseboard trim has been upgraded to 5.25" stock throughout the house. You will also notice the fresh paint throughout the entire home. The current owners carefully chose colors that were soft yet reflected current paint color trends.

The great room is straight ahead from the foyer. The great room boasts multi-trey ceilings, a gas fireplace (with remote control), and a neutral paint color. To the left of the foyer is the formal dining room. The entry to the dining room features two lovely columns. Other features in the dining room include wainscot, updated chandelier, and crown molding. The size of the dining room is equipped for a large crowd as it currently houses a ten-seat formal dining set with side pieces. To the left of the dining room is the eat-in kitchen. 

10122 Cave Creek Rd

In the kitchen, no expense has been spared. In fact, the current owners invested $25,000 in the remodel of their kitchen. The updated features of the kitchen include new premium soft-close cabinets, granite countertops, new tile, new KitchenAid stainless steel appliances, under-cabinet lighting and a granite breakfast bar. The kitchen is large and wide, making plenty of room for traffic when entertaining. The eating area allows enough space for a large kitchen table and plenty of natural light.

10122 Cave Creek Rd

Exiting the eating area, you will find the light-filled sun porch connected to the great room. This space is an excellent space for a conversational area. Guests will enjoy the large windows with views of the outdoor wooded area and the surround sound speakers. From the sun porch area, you can access the outdoor back porch.

10122 Cave Creek Rd

 Moving to the right wing of the home, you will find three bedrooms and two bathrooms. The owner’s suite boast crown molding, updated brushed nickel ceiling fan, and a LARGE walk-in closet. The walk-in closet is equipped with plenty of shelves and racks for storage. The owner’s bathroom features a granite vanity, plenty of cabinets, and a walk-in shower. Every fixture in the owner’s bathroom has been updated to oil-rubbed bronze. The two additional bedrooms feature pre-finished hardwood. The second bathroom on the first floor features granite and new lighting/plumbing features.

10122 Cave Creek Rd

Moving to the finished basement, you will first notice the solid red oak treads on the steps. The treads were a recent renovation as the steps formerly were carpeted. The basement is the perfect space for entertaining and has been completely renovated. Features of the basement include a large entertainment area with wet bar and gas fireplace (with remote control), a theater room in a large alcove, and all new paint and carpet. In addition, there is a non-conforming bedroom, updated full bathroom, and storage/mechanical area with over 200 feet of shelving.

Not only will you fall in love this patio home but you will also love the area. This community is conveniently located to expressways and shopping. For grocery shopping, both Kroger and Walmart are under ten minutes away. Lucky’s Market is about three minutes away. If you are looking for shopping centers, Forest Village is within ten minutes of The Paddock Shoppes, Springhurst shopping center, and Middletown Commons. The YMCA is within three minutes of Forest Village.

Also, Forest Village is very well-maintained. Each lot is beautifully manicured. There are lovely walking trails in the front of the neighborhood.

For a private tour of this gorgeous home located at 10122 Cave Creek Rd, known as Louisville MLS 1459875, give the Hollinden Team a call at 502-429-3866. If you want to see other homes for sale in Forest Village, The Hollinden Team can help you with that as well.

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10602 Elder Ln, Prospect, KY 40059

Welcome to 10602 Elder Lane! This five bedroom and three-and-a-half -bathroom home is located in the desirable Prospect golf community, GlenOaks. GlenOaks is accessible by taking Brownsboro Road to Worthington Lane.

10602 Elder Ln Front

As you approach this home, you will first notice the curb appeal. The landscaping is nicely maintained and the front of the home is inviting. There are a few rose bushes in the landscaping and a lovely water fountain. On the front of the home, there is a covered porch large enough to put a table or a swing. The stunning glass entry door adds to the curb appeal.

10602 Elder Ln Foyer

The foyer boasts a neutral paint color, hardwood floors, trey ceilings, and updated cage pendant lighting. To the left of the foyer is the dining room. The dining room features neutral paint color, wainscoting, an updated rubbed bronze light fixture, hardwood floors, large windows, and arched entryways with columns.

10602 Elder Ln Master Bedroom

The owner’s suite is straight off of the hallway. The owner’s suite is quite spacious and includes the following: double trey ceilings, windows with views of the rear of the home, a neutral paint color, and carpet. The owner’s bathroom includes dual vanities, ample cabinetry, rubbed bronze hardware on doors, heart shaped whirlpool tub, separate marble corner shower, and a toilet room. The walk-in closet is also accessible from the owner’s bathroom. The walk-in closet features plenty of shelves and racks for clothing and storage.

10602 Elder Ln Kitchen

Take a right out of the owner’s suite and you will enter the great room. The great room includes a corner gas fireplace with marble hearth, updated ceiling fan, hardwood floors, a neutral paint color, crown molding, arched entryway with columns, and plenty of windows to let in natural light. The eat-in kitchen is parallel to the great room. The kitchen boasts custom cabinets with lighting underneath, granite countertop, ceramic tile backsplash, hardwood floors, new stainless steel appliances (all appliances remain), breakfast bar, and center island. There is plenty of counter space in the kitchen, allowing a lot of room for meal preparation or serving food to guests. The eating area includes bay windows and an updated light fixture. The dining room, great room, and kitchen flow into each other nicely, making a perfect space for entertaining. In addition, there is also a half bathroom and laundry room on the first floor. The laundry room has wainscoting and shelves for storage.

10602 Elder Ln Loft

Walking to the second floor, you will notice the gorgeous banister with iron spindles. Once you have approached the top of the steps, you will see the loft area first. The loft area has vaulted ceilings, skylights, carpet, and a ceiling fan. The loft could be used various ways such as an office, playroom, or another great room. There are three large bedrooms on the second floor that include ceiling fans, walk-in closets, and carpet. There are also two bathrooms on the second floor that include ceramic tile, marble vanities, and linen closets. One of the two bathrooms is an en-suite bathroom.

10602 Elder Ln Basement

Moving to the lower level walkout basement, you are greeted by the spacious family room. The family room features a corner gas fireplace with a ceramic tile hearth, carpet, and a neutral paint color. Also in the basement is the home office/fifth bedroom. This room includes hand scraped hardwood floors, egress windows, and walk-in closet. This room also provides access to a small paver patio. There are 2 - 15 light French doors that separate the office/fifth bedroom from the family room. The lower level is also roughed in for a full bath.  In addition, there are two unfinished areas in the basement. There is an unfinished room with egress windows that could be used as a sixth bedroom. Also, there is another unfinished area that is currently being used as a storage/workshop area.

10602 Elder Ln Patio

On the back of the home, you’ll find a large covered deck with ceiling fan. The professionally landscaped backyard is very private and is lined by mature trees. The 3.5 car garage offers plenty of space for storage.

For a private tour of this gorgeous home located at 10602 Elder Lane, known as Louisville MLS 1459080, give the Hollinden Team a call at 502-429-3866. If you want to see other homes for sale in GlenOaks, The Hollinden Team can help you with that as well.

 

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Low Ball Offers on Homes: Real Estate Offer Strategy

Low Ball Offers on Homes: 5 Real Estate Offer Strategies

Low Ball Offers on Homes

I think we can all agree that we would love to find a good deal on a home. However, low ball offers aren’t always realistic, especially in our current market conditions.

Even though we are moving into the fall season, homes are still selling at a rapid pace. Currently, we are still in a seller’s market in Louisville. It is very common to see a home that is in good condition sell within a day and sometimes within a few hours. We anticipate seeing this trend continue on until November. 

We are commonly asked by home buyers what is the lowest offer suggested to put in on a home. Typically, any offer that is $10,000 or more below the listing price is considered a low ball offer on a house.

In this market, if you just want to put in a low offer because you want to get a good deal, you will likely not get the house. However, if there is a good reason behind putting in a low offer, you may have a chance at getting the home. In this blog, I will discuss what you should do to increase the chances of your low ball offer being accepted.

Here are a few pointers for putting in a low ball offer on a home:

1.)   Research Market Conditions- Since the real estate market is very hot right now, you have to take that into consideration when submitting an offer on a home. Sellers may not consider a low ball offer just because homes are selling so quickly right now. We see changes in the market all the time. If we move into a buyer’s market, you may have a better chance at buying a home for a lower price. Bottom line, you have to thoroughly understand your market.

2.)    Do Your Homework- How long has the home been on the market? How much do homes in the same neighborhood sell for? What condition is the home in? How well do homes in the neighborhood appreciate? These are all questions you need answers to before you put in an offer.

3.)    Respect the Sellers- Low ball offers can offend sellers. It is best to be as respectful as possible when submitting your offer. I would suggest asking your REALTOR to write an email along with the offer or make a phone call to the listing agent that explains your rationale behind your offer. The homework you have done on the home will come in handy when explaining your rationale. Were you unable to find comps in the neighborhood that reflected the listing price? Did the condition and time on market justify a lower offer? Whatever the reason is, explaining yourself sometimes lessens the blow.

4.)    Have Your Finances in Order- If you are going to put in a lowball offer, make sure you can present a preapproval letter right away. If your offer is low, you need to make sure that everything else looks attractive when the offer is presented. Sellers like to see that you are preapproved regardless of the price of the offer. However, it could help your case a little bit if you are submitting a lower priced offer. If you are submitting a cash offer, your proof of funds should be submitted along with the offer.

5.)    Submit a Clean Offer- If you are going to put in a low offer, make sure your offer is as clean as possible. In section 25 of the sales contract, you can list other provisions. Examples of other provisions would be the swing set to remain; seller to have the oven professionally cleaned; seller to have a ghost inspection; closing to be 90-120 days from now; sale contingent on getting another job; etc. If you are putting in a low offer on a home, you really don’t want to ask for much from the seller. It is best to keep your offer as simple and clean as possible.

Hopefully, this advice will leverage you to get your low offer accepted. I will reiterate that lower offers can be very difficult to get accepted. This advice won’t guarantee to get your offer accepted; however, it could increase your chances.

What are your thoughts on low offers on a home? Do you have any questions or comments regarding the topic? Leave your comments and questions below. As always, feel free to contact the Hollinden Team regarding the real estate market: 502-429-3866.

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3223 S Winchester Acres Rd, Louisville, KY 40223

3223 S Winchester Acres Road is now under contract.  Stay tuned for future opportunities or call The Hollinden Team at 502-429-3866 for more information homes in Winchester Acres. Welcome to 3223 S Winchester Acres Road! Built in 2003, this custom built brick home is located in the Winchester Acres subdivision off of Old La Grange Road. Drive up to this lovely home and you are greeted by mature trees and a well-maintained landscaping. This home is located on a secluded cul-de-sac, providing privacy for the owners. Walk up to the front of the home and you will see an elegant partially glass front door. The landing to the front door is large, allowing for plenty of room for potted plants or decorations.

3223 S Winchester Acres Rd Front

Enter the home and you will see the spacious and bright two-story foyer. The foyer has neutral paint, hardwood floors, and vaulted ceilings with a modern chandelier.  To the left of the foyer is the dining room. The dining room features crown molding, a modern chandelier, and vaulted ceilings. The half bathroom is located in the hallway between the foyer and the kitchen. In the half bathroom, you will find hardwood floors, updated wood vanity, neutral paint color, and oil rubbed bronze faucet.

3223 S Winchester Acres Rd Foyer

Walking straight down the hall from the foyer, you will enter the great room. The great room boasts neutral paint color, vaulted panel ceilings, new crown molding, and a fireplace. From the great room, you can access the eating area, allowing for a nice flow when entertaining. The eating area has plenty of space for a large kitchen table.  The eat-in kitchen is spacious, making it the perfect space to entertain. The kitchen boasts black granite countertops, hardwood floors, new crown molding, and an updated backsplash.

3223 S Winchester Acres Rd Kitchen

Also on the first floor, you will find the owner’s suite. The owner’s suite has neutral colored walls, updated ceiling fan, and windows facing the backyard. Enter the owner’s bathroom through the lovely French doors. The owner’s bathroom includes dual vanities, ceramic tile floors, Jacuzzi bathtub with a separate shower, and toilet room. The walk-in closet is accessible from the owner’s bathroom. The walk-in closet features numerous shelves and racks, offering a multitude of storage options.

3223 S Winchester Acres Rd Bedroom

On the second floor, there is a catwalk with views of the foyer and great room. There are three bedrooms and one bathroom on the second floor. Each bedroom has a closet and ceiling fan.

3223 S Winchester Acres Rd Bedroom

The finished basement is a perfect space for entertaining. The layout is very open and spacious, allowing plenty of room for guests. There is an additional room in the basement that is being used as a playroom.

3223 S Winchester Acres Rd Basement

Moving to the back of the home, you will be impressed with the covered patio. The patio boasts wood paneled ceiling with can lighting, hot tub, and two tropical leaf ceiling fans. The patio is yet another great place to entertain guests at this house year around.

3223 S Winchester Acres Rd Back Porch

For a private tour of this gorgeous home located at 3223 Winchester Acres Road, known as Louisville MLS 1458592, give the Hollinden Team a call at 502-429-3866. If you want to see other homes for sale in Winchester Acres, The Hollinden Team can help you with that as well.

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11 Ways to Save for Your Down Payment

Saving for Your Down Payment

Saving for a downpayment on a home can be difficult, especially if it is your first home. I know that when I was saving for my first home, I have to develop a strategy in order to save money each month.

The first question most prospective home buyers ask is, “how much money do I need to put down?” It is most often suggested to have a 20% down payment when purchasing a home. Twenty percent down payment helps avoid Private Mortgage Insurance (PMI). PMI can cost homebuyers several hundreds of dollars a month. If you are unable to put 20% of the sales price down, there are loan options that allow you to put 3.5% down. Some loan programs even allow you to put just one percent down!

If you struggling to save for your down payment on your home, consider some of the following tips:

  1. Get Preapproved- The first step in saving for a down payment for a home is knowing how much you can afford. You can do this by setting up an appointment with a lender. The Hollinden Team has preferred lenders that we can recommend to you.
  2. Determine How Much You Want to Spend- When your lender preapproves you for a loan, he should be able to give you an idea of what your monthly mortgage payment will be based on sales price and interest rate. The lender will also be able to determine the down payment necessary based on the price of the home. After examining these numbers, you should begin to determine what you can afford. If you have not visited a lender yet, feel free to use our mortgage calculator. Keep in mind, interest rates sometimes fluctuate. Fluctuation will impact your projected monthly mortgage payment and your down payment. Keep in contact with your lender to stay up-to-date on the latest interest rates.
  3. Set a Timeframe- Your timeframe to move really depends on how much you need to save for a down payment. If you need to move quickly and don’t have much money saved up, you may want to consider purchasing a cheaper home.
  4. Create a Budget- Listing all of your expenses and where your money is going every month makes people more accountable and aware of how they spend their money. You may find that you are spending money on unnecessary items that can be cut out.
  5. Cut Out Unnecessary Spending- Do you really need that $5 Starbucks latte every morning? Could the beach vacation wait this year? There are probably many expenses you could cut out of your budget. If you are trying to aggressively save for a down payment, anything that is not a necessity should be cut out of your monthly budget.
  6. Create a Savings Account- Your checking account and savings account should never be bundled in one account. It is best to separate these accounts so that you know which money is off-limits.
  7. Treat Savings like a Bill- Just like your cable bill or water bill, saving money every month should be treated like a bill you have to pay. When you do this, you become more disciplined when saving your money. To ensure that you pay your monthly savings ‘bill’, consider setting up a monthly automatic deposit from your checking account to your savings account.
  8. Cash Reward Credit Cards- Cash reward credit cards are a great way to save money for your down payment. Chase Freedom Unlimited, Bank Americard Cash Rewards, Citi Double Cash Card, and Capital One QuickSilver are just some of the few credit cards that offer cash back options.
  9. Sell Unused Items- We all have items that we aren’t using. Consider selling the items on Craigslist, Facebook Yardsale, or Ebay.
  10. Avoid Car Payments- If your car is already paid off, consider keeping your vehicle rather than purchasing a new one. Not having a car payment can save a tremendous amount of money monthly.
  11. Downsize- If you live in an apartment, consider downsizing to a smaller apartment to save money. You could also look into other apartments in the area. You may be able to find an apartment cheaper than the one you are living in for the same size. Often, apartment communities offer promotions to new residents. This could be something you could take advantage to save money. Another option is moving in with family. This isn’t always realistic for some but if you are able to do this, you could save a lot of money.

 

Do you have any questions or comments regarding saving money for your down payment? Are there any other money saving tips that you’ve tried that we didn’t mention? Leave your questions and comment below. Feel free to call the Hollinden Team with your questions as well: 502-429-3866. 

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USDA Reduces Fees

USDA Reduces Fees

Excellent news! USDA recently made a major reduction in fees charged to borrowers. In this article, we will discuss which fees have been reduced and how you can use our mortgage calculator for USDA loans. First, let's discuss the basics regarding USDA loans: 

What is a USDA loan?

USDA stands for United States Department of Agriculture. The USDA’s Rural Development (RD) loans are for homes in rural areas.  These are commonly referred to as RHS loans or Rural Housing Service loans.  Most of our clients use the guaranteed program as opposed to RHS direct. There are some requirements to obtain an RD loan, including the particular rural area the home is in. Not all rural areas qualify for a USDA loan. USDA will make the determination regarding which areas will qualify. In Kentucky, Jefferson County is not eligible for USDA loans. However, USDA loans are eligible in areas such as Bullitt County, Oldham County, Spencer County, Nelson County, and much more.

Although USDA loans are eligible in these areas, USDA will make the final determination where or not a home qualifies for a USDA loan. Also, there are some household income requirements in order to obtain an RHS loan.

Some of the questions asked by USDA regarding income eligibility are the number of people in the household, the number of residents under 18 years old, the number of disabled residents or full-time students, and loan applicants or co-applicants age 62 or older. USDA also requires that homebuyers occupy the home as their primary residence. For more information, visit the USDA eligibility section on the website. You can type in the address of the home that you have an interest in to see if is eligible.  

USDA Makes Major Reductions to Fees

USDA/RHS loans offer 100 percent financing, which means as a buyer you aren’t required to put down any money when you purchase the home. This is uncommon amongst loan programs unless you are a veteran and obtain a VA loan. If 100 percent financing wasn’t enough, USDA has also reduced some of their fees!

Currently, USDA mortgages charge the following fees: an upfront guarantee fee and an annual fee. Starting October 1, 2016, these fees will be reduced. As of right now, the current upfront fee is 2.75% and the current annual fee is 0.50%. The new upfront fee will be 1.00% and new annual fee 0.35%. The reduction of fees will last up until September 30, 2017. Another reduction is possible in 2017. Usually, USDA will examine financial information and make a decision whether or not more reductions should be made or raise fees again. USDA announced that the reason behind this reduction in fees is due the performance of current borrowers (Lane,2016).

Mortgage Calculator for USDA Loans

Our mortgage calculator is a great tool to use to determine mortgage payments on a house. If you would like to use our mortgage calculator to determine your monthly mortgage payment for a USDA loan, follow the instructions on the mortgage calculator page. Also, add the additional information below:

-Enter Down Payment : 0

- Enter Annual PMI: 0.35%

Do you have any questions or comments regarding USDA's fee reduction? Please leave your questions and comments below. If you would like to speak to a lender about obtaining a USDA loan, contact the Hollinden Team. We have preferred lenders that we can recommend to you.

References:

Eligibility. (n.d.). Retrieved September 19, 2016, from http://eligibility.sc.egov.usda.gov/eligibility/welcomeAction.do 
Lane, B. (2016, August 26). USDA slashing mortgage fees. Retrieved September 19, 2016, from http://www.housingwire.com/articles/37882-usda-slashing-mortgage-fees 
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5 Most Common Myths About Buying a Home

5 Most Common Real Estate Myths

Working in real estate, the Hollinden Team often hears many myths associated with purchasing a home. We decided to debunk some of the most popular myths that we hear often:

•    You Must Pay Your Buyer’s Agent’s Commission- When you are purchasing a home, you are not required to pay your buyer’s agent’s commission. The seller pays the listing agent’s commission.  The listing agent, in turn, shares their commission with the buyer’s agent.  There are some extremely rare cases where the buyer can pay some commission, but that is another whole article.

•    You Need to Have Perfect Credit- This myth is far from true. There are many loan programs available that lend to buyers with credit scores as low as 620; some loan programs lend to buyers with credit scores as low as 550! The loan process may take a little bit longer and the buyer may have to provide more paperwork than normal. However, lending to buyers will less than perfect credit is possible.  The advantage of owning versus renting greatly overshadows the amount of trouble to get this loan.

•    You Must Have 20 Percent Down Payment- Putting 20 percent down on a mortgage loan is ideal if you have the funds. Putting a 20 percent down payment helps homebuyers avoid paying Private Mortgage Insurance (PMI or MI). There are many loan programs available that allow as low as one percent down. VA loans actually allow you to put zero percent down on the home if you are a veteran.

•    Home Inspections Aren’t Necessary on New Construction- One of our most recent blogs about home inspections touched on this issue. There is a very interesting story on this blog about new construction home inspection that you will want to read! Bottom line, a home inspection is highly recommended for new construction homes. It is always good to have a second set of eyes looking at new construction homes once it is completed.

•    Prequalified and Preapproved Mean the Same Thing- When a lender prequalifies you for a loan, the lender will ask for basic information so that he/she can determine how much you can afford. Getting preapproved by a lender requires a lender to evaluate your financial information and credit score. You will also have to submit a mortgage application.

Can you think of any other common myths about buying a home? Feel free to comment below with any questions regarding this article. Feel free to give the Hollinden Team a call regarding all of your real estate questions: 502-429-3866.

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What is a Home Inspection?

Home Inspection in Kentucky

What is a home inspection?

A home inspection is likely one of the most important parts of a home purchase process. Without a home inspection, how would you know if everything in your new home is in safe and working order? A home inspection is a way to protect the buyer from purchasing a home that is unsafe or will need costly repairs. Every buyer of a home is given the opportunity to conduct a home inspection, even if the home is sold-as-is.

A general home inspection isn’t only meant for previously owned single family homes. A home inspection is strongly suggested for new construction homes, patio homes, condominiums, and townhomes as well.

Here is the reason why:

Steve Dobbs represented a buyer purchasing a new construction home a few years ago. Believe it or not, the home inspector found that the new construction home needed a brand new roof! New construction homes almost always provide a builder’s warranty. However, you still need a home inspection. This goes to show it is better to be safe than sorry.  The builder should not be offended; it is another set of eyes looking over the home.

Typically, it is written in the contract that the buyer has anywhere between 10-14 days to conduct a home inspection. You will want to schedule your home inspection ASAP. Especially during the spring and summer, home inspectors get booked very quickly. You need to make sure that your home inspection and repair request are completed within the time frame listed in the sales contract. Home inspections range between $300-$500.

Usually home inspection companies also offer radon inspections and termite inspections. Both of these inspections are strongly advised. Homes in Kentucky are susceptible to radon and especially in our five county area. Steve Dobbs wrote a great article regarding radon in Kentucky homes. A termite inspection usually ranges from $50 to $100 and a radon inspection is between $100 to $200.

Home inspection usually range from two to three hours, depending on the size of the home. We usually advise our clients to come to the home inspection an hour before it is complete for the wrap-up. This way, the inspector has plenty of time to evaluate the home and has no distractions. At the wrap-up, he will go over his concerns and show you important things such as the main water valve shut off.  The home inspector is mainly looking for repairs that will needed involving functionality and safety. Cosmetic repairs will be overlooked.

What will your home inspector look for?

A home inspector will generally examine the following:

-          Foundation of home

-          Frame of the home

-          Roof

-          Plumbing

-          Electrical

-          Heating system

-          Cooling system

-          Interior (doors, walls, floors, stairs, etc.)

-          Exterior (driveway, porch, sidewalks, rails, brick or siding, etc.)

-          Fireplace

-          Insulation and ventilation

What happens after the home inspection?

After your inspector has completed the inspection, he will sit down with you and discuss his findings. Usually he or she will have a computer with pictures to show you the areas in your home that need repair. The home inspector is performing a general home inspection.  He may be uncomfortable with an issue and recommend that an expert in that particular field also inspect the issue in question.  A good example will be a foundation or structural issue.

Within a day, your inspector will email you and your REALTOR a written home inspection report that includes pictures and descriptions of the areas that need to be fixed. If you had a termite or radon inspection, these reports will come in a separate report.  You and your REALTOR will look over the home inspection report to determine what you will ask the seller to repair. The list may be long or short.  Oftentimes, if the list is lengthy, we focus on the most important issues.  At this point, if you do not like the findings of the home inspection, you are legally able to walk away from the real estate transaction.

 Always keep in mind, no home is perfect, especially older homes. It is almost unheard of for a home inspector to find absolutely nothing wrong with a home. Even if there are major issues with the home, you can always ask the seller to repair these issues in the repair request.

Do you have any additional questions or comments about home inspections? Please feel free to share below. We would love to answer any questions you may have.

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Patio Home Living in Louisville: Is it Right for Me?

10108 Cave Creek Rd

Why is patio home living so appealing? Steve Dobbs has lived in his patio home in Forest Village for five years now.  He wrote about his initial reaction to living in a Forest Village patio home when he made the move in 2011. Steve says that he would never go back to living in a single family home. For those unsure if patio home living is the right choice, consider the following:

  • Yardwork Eliminated- Depending on the size of your yard, you should expect to spend two to four hours a week on yard work in a single family home. A yard involves a lot of work such as mowing, edging, weed removal, watering, and fertilizing. How nice would it be to not have to worry about yard work?  In a patio home, yard work is nonexistent. You will pay a monthly homeowner’s association fee that covers the upkeep of your lawn. The time that you would be dedicating to your yard, you can spend doing things you enjoy.  Generally speaking, the HOA will take care of your shrubbery and mulching.  And, don’t forget the leaves in the fall.  Few people enjoy raking and disposing of the leaves!
  • Exterior Maintenance- A typical patio home community will take care of the outside maintenance of your home.  This may include painting, roof repairs, gutter cleaning, tree trimming, etc.
  • Less Space to Upkeep- Although patio homes vary in square footage, often times people will choose patio homes with less square footage so that there is less to maintain. Anyone that has owned a single family home knows how much time is involved in cleaning. Less square footage means less time spent on cleaning.
  • Basements- Living in a patio home doesn't mean that you have to give up having a basement. For those that still want a basement, patio homes with basements are very common. Forest Village patio homes and many other patio home subdivisions in Louisville have basements.
  • More Time to Enjoy Life- With less yard work and home to maintain, you should have more time to enjoy life. This is one of the most common reasons people choose patio home living.  
  • More Affordable- Patio homes tend to be more affordable than single family homes. Usually, you can get the same modern day bells and whistles that a single family home would offer but for a fraction of the cost.
  • Fewer Neighbors- Compared to condominiums, patio home subdivisions typically have fewer residents.  It is pretty common to just share one wall.  That is almost a misnomer, as often there are two walls with a fire break which does double duty for safety and noise concerns.  Condominium complexes usually have more residents because there are two to three floors of condos in each building. In a patio home, you don’t have to worry about having neighbors above or below you. This results in less noise and more privacy.


Patio home living isn’t for everyone but it would be something to consider if you wanted less responsibility when it comes to a home. You can view all patio homes for sale in Louisville and surrounding counties on our website. For more information, call us at 502-429-3866.

What are your thoughts on patio home living? Would you ever consider living in a patio home? Feel free to write your questions and comments below. 

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102 Sunnyside Ct, Pewee Valley, KY 40056

102 Sunnyside Court is now under contract. Stay tuned for future opportunities or call The Hollinden Team at 502-429-3866 for more information homes in Pewee Valley. Located in the heart of Pewee Valley, you will find this beautiful home on Sunnyside Ct. in Edgewood Manor. As you arrive at this home, you will notice the lush green lawn and beautiful mature trees. If you love the outdoors, this is the home for you. This home sits on a stunning 2.08 acres. Both the front yard and back yard are large. Think about all the space and privacy you would have if you owned this home! This home would be a perfect location for summer cookouts and parties.

102 Sunnyside Ct Front

As you enter this 4,553 square foot ranch home, you will instantly notice the ample amount of windows and natural light beaming in from the great room and dining room. Specifically, the window in the dining room is a Palladian window. The windows allow beautiful views of the yard. The windows in this home are energy efficient. The great room has lovely built-in shelving, allowing plenty of space for a television and decor. From the great room, you can access the back deck. There are vaulted ceilings and plenty of open space in the great room and dining room as well. There is also a well-appointed brick Heatalator fireplace in the living room. The fireplace is wood burning with gas logs.

102 Sunnyside Ct Living Room

The spacious eat-in kitchen is accessible from the living room and dining room. In the eat-in kitchen, you will find Brazilian cherry hardwood floors, a planning desk, smooth top stove, a double oven and a huge three door pantry. Off of the kitchen, you will see the sunroom. The sunroom gives you a front row seat to the beautiful backyard. Nothing could be more relaxing than reading a book in the sunroom and enjoying the view on a beautiful day.

102 Sunnyside Ct Sunroom

Venturing further into the home, you will find three more bedrooms and two bathrooms. Because this home is a ranch, you won’t have to travel up any steps to access the bedrooms. The owner’s suite is spacious and offers a lot of natural light. The walk-in closet in the owner’s suite allows plenty of space for storage. A unique feature in the master bedroom is the door to access the back deck. How nice would it be to wake up in the morning and take a step outside to enjoy the beautiful outdoor area? There is also an owner’s bathroom within the owner’s suite. The owner’s bathroom features dual marble vanity with a whirlpool tub and a separate shower. The additional two bedrooms are adjoined by a Jack and Jill bathroom. Both bedrooms have a lot of natural light and nice views of the yard. The first floor also has a half bathroom and a laundry room.

102 Sunnyside Ct Bedroom

Moving to the lower level, you will first see the open family room with built-in shelving/entertainment center. Throughout most of this level, you will see Berber carpet. There is also an office, game room, full bathroom, and a room used as a bedroom in the basement. Additionally is a lawn equipment garage in the unfinished area of this level.

In the back of the home, you will see the lovely back deck. There is wood bench seating that runs along the deck. There is also plenty of room for patio furniture and plants. The landscaping has lighting on the front and back of the home. The outside exterior of the home is maintenance-free with vinyl-clad windows and soffits. Outside of the home, there is also a three and a half car attached, side entry garage with automatic opener.

102 Sunnyside Ct Backyard

Updates to this home include New roof in 2002; new exterior French doors in 2014; new Trane HVAC system in 2015; exterior doors re-weather-stripped in 2014; and new Bradford White 50-gallon gas hot water tank in 2014.

For a private tour of this gorgeous home located at 102 Sunnyside Ct. located in Pewee Valley, known as Louisville MLS 1451720, give Tim Hollinden a call at 502-429-3866. If you want to see other homes for sale in Oldham County, The Hollinden Team can help you with that as well.

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Selling Your Home in Louisville

Selling your home in Louisville: Prepare your home for fall/winter

Selling Your Home in Louisville

This summer, we experienced a record-breaking real estate market in Louisville. We have seen the lowest inventory in years in summer of 2016. In addition, many homes haven't lasted on the market more than a day. Some homes even sold within a few hours!  Moving into the colder months, market conditions could change quite a bit. Here are a few tips for selling your home in the fall and winter in Louisville:

Price it Right: You should price your home right in any season; however, the fall and winter are especially important. Fewer people are looking for a home in the fall and winter versus the spring.

Make Your Home Move-in Ready: Buyers are less willing to purchase a fixer-upper in the fall and winter because the weather is colder. If your home will require a lot of sweat equity for the buyer, you may want to consider putting your home on the market in the spring instead. If your home only needs a few repairs and updates, go ahead and fix these things. The less work a buyer has to do to the home in the fall and winter, the better. Buyers like move-in ready homes in Louisville.

Make Sure Your Home is Showroom Ready: The first impression a buyer has of your home is the outside. Make sure your lawn is well-manicured on the outside. Pick any weeds in flowerbeds and shrubbery and remove loose branches from trees. On the inside, your home should be clutter free. Buyers want to imagine their belongings in your home. You could rent a storage unit to store some of your belongings until you move to your new home.

Autumn/Winter Curb Appeal: Selling your home during the holidays can actually be a great time because homes can look prettier if decorated for the Holidays. Make sure the décor is tasteful. In the fall, planting seasonal flowers can be a nice touch. If the exterior of your home needs touch-up paint, consider a warmer color for the fall. Also, clearing snow from your sidewalk and driveway can also add to curb appeal. In addition, it makes it safer for buyers viewing your home.

-  Make Your Home Feel Cozy: Buyers don’t want to walk into a cold home. Set the thermostat at a temperature that will be comfortable for the buyers. Also, open the blinds to let in light, it’ll make the rooms feel larger.

-  Allow Daytime Showings: People want to see homes in the daylight.  It is hard for the imagination to work properly if you can’t see the backyard. Buyers are serious; if they are tromping through the snow and cold, they are not window shopping. 

Selling Your Home in Louisville: Price it Right the First Time

Listing Your Home in Louisville

We all want to make money when we sell our home. For some home sellers, overpricing your home seems like the best strategy to make a profit on your home in Louisville. Actually, it is the exact opposite. Your REALTOR will determine the best price to list your home in Louisville based on comparable properties in the area and the condition of your home. So why is it such a bad idea to overprice your home? Here are a few reasons why:

It Won’t Appraise: This is likely the most important reason not to overprice your home. Appraisers are going to look at the same things your REALTOR looks at, comparable properties and condition of your home. A mortgage institution isn’t going to lend money for a home that doesn’t appraise. The mortgage institution will lend money for the price the home appraises for but no more than that. In these cases, either the buyer has to come up with the difference or the seller has to lower the sales price. The buyer has the opportunity to walk away from the transaction at this point too.

Lack of Showings: When your home is overpriced, you will likely not have many showings. The buyers’ REALTORs will most likely advise them not to see the home if it is overpriced.

Lack of Offers: If you do receive offers, they will likely be low ball offers. Some buyers won’t even offer you a low-ball offer. Many times, buyers might wait until you price your home right. By that time, the buyer could have already found a home.

Becomes ‘Stale’ Home on the Market: Once your home has sat on the market a month or so, people start wondering if something is wrong with your home.

It Will Cost You: The longer your home sits on the market, the longer you are paying the mortgage. If you price your home right the first time, it will sell quicker.

Pricing your home right doesn’t mean pricing the home below its value. It means pricing the home based on its true worth. Pricing your home right should stimulate interest amongst buyers. In turn, you will see better results. Call Tim Hollinden at 502-429-3866 for more information regarding selling your home in Louisville and surrounding counties.

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Kentucky State Fair Information

Kentucky State Fair Information

It’s almost that time of year again! Every August, Kentuckians look forward to the Kentucky State Fair. The Kentucky State Fair will take place August 18th-August 28th at the Kentucky Fairgrounds. Admission at the gate for adults, seniors and children are $10. Children under five years old can enter for free. If you want to save a little bit of money on admission, you can purchase your tickets online in advance for $6. You can purchase your tickets on Ticketmaster until midnight on August 16th or at Kroger through August 17th at 10 p.m. Parking will cost $8 per car and $20 for buses. You can also purchase parking in advance for $5 at the Kentucky Exposition Center or at Kroger. For passes on the rollercoasters, you can purchase an all-day pass for $25 for adults and $12 for children. Passes can be purchased in advance for $20 online through August 19th.  Gates will open at 7 a.m. and exhibits open at 9 a.m. Most of the rides and tents will close down by midnight Sunday-Thursday and 10 p.m. on Friday and Saturday. Many rides and tents could close down early on Sunday.

The following concerts and shows will take place on the main stage this year: Reba McEntire, Jeff Dunham, and Chris Young & Brett Eldredge. Tickets to main stage concerts usually range between $40 to $60 which includes gate admission. There are also a number of free concerts to go to this year, including seven tents that will have bands playing music.  

It would not be the Kentucky State Fair without the horse shows. There will be several horse shows including 4-H Horse Show, Quarter Horse Show, and Miniature Horse Show. There will also be a livestock show. During the show, some of the exhibitors will be selling their champion livestock. In addition, there will be agriculture products for sale such as tobacco, honey, fruits, vegetables, nuts, etc. There will also be a contest to judge the largest pumpkin and watermelon.

There are also many free shows to choose from this year. Some of the types of shows are the fair are magic shows, animal shows, and dance shows. Some of the free shows include Discovery Farm, Paw Patrol Roll Patrol Road Tour, Lady Houdini, Chinese Acrobats of Hebei, and The Magic of David Garrard. 

Do you have a talent that you would like to showcase? The performing art showcase allows people around the Bluegrass State to present their various talents. Singers, dancers, musicians, comedians, and storytellers are some of the many types of talented individuals that sign up for this show. If you have a product or service you have created and want to demonstrate it to the public, you may want to consider signing up for the product showcase. There are also several cooking contests that you can sign up for as well. You can even register to be a judge!

Stay tuned for more Louisville KY Happenings presented by the Hollinden Team. For more information on Louisville and surrounding counties, call us at 502-429-3866.

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Most Expensive Homes For Sale in Louisville

Ever curious to know where the most expensive homes on the Louisville real estate market are located? Louisville currently has several homes listed for over a million dollars! In today’s blog, we are going to look at the top five most expensive homes for sale in Louisville:

1.) 5802 River Road, Louisville, KY 40059

5802 River Road is no longer on the market.             

List Price: $16,000,000

This home is currently the most expensive home listed on the Louisville real estate market. As you could imagine, a home this expensive is going to be impressive! This home features FOUR homes and 148 acres! The main house is a whopping 12,000 square feet. There is also a 20,000 square foot barn with 24 stalls! In addition, there is also a 30,000 square foot outdoor arena and eight paddocks.  This home is listed by First Realty Group.

5802 River Road

5802 River Road

5802 River Road

5802 River Road

2.) 5224 Avish Ln, Harrods Creek, KY 40059

List Price: $4,900,000

This stunning six bedroom and eleven bathroom estate is located on 21 acres with views of the Ohio River. This estate was built in 1905 and is on the National Register of Historic Places. This home features an elevator, indoor pool and solarium, garden house, greenhouse, guest quarters, and so much more. This home is listed by Lenihan Sotheby’s International Realty.

5224 Avish Lane

5224 Avish Ln

5224 Avish Ln

5224 Avish Ln

3.) 15 River Hill Rd, Louisville, KY 40207

List Price: $4,500,000

This home is no longer on the market. This five bedroom and nine bathroom Indian Hills home is a true standout. Some of the many features this home has to offer are Saltwater pool, four car garage, five fireplaces, white marble-clad bathroom, and Control 4 home entertainment and monitoring system. The lovely kitchen includes double dishwasher, marble countertops, Viking gas range, and stainless appliances.  The outdoor is just as impressive and includes 3.86 acres of land. Listed by Lenihan Sotheby’s International Realty.

15 River Hill Rd, Louisville, KY 40207

15 River Hill Rd, Louisville, KY 40207

15 River Hill Rd, Louisville, KY 40207

15 River Hill Rd, Louisville, KY 40207

4.) 3424 Glenview Ave Glenview, KY 40025

List Price: $3,850,000

Gorgeous 12,323 square foot estate in Glenview.  Built in 1998, this home was inspired by Thomas Jefferson’s Monticello. Six bedrooms and seven bathrooms allow for plenty of room for a large family or entertaining. In addition, there is an apartment on the property. Although this home has many magnificent features, two features that really stood out to me are the wine cellar and pool with terrace and pool house. The wine cellar holds up to 2,200 bottles and is climate controlled. The outdoor area of this home is absolutely stunning and the pool area is ideal for entertaining. Listed by Kentucky Select Properties.

3424 Glenview Ave, Glenview, KY 40025

3424 Glenview Ave, Glenview, KY 40025

3424 Glenview Ave, Glenview, KY 40025

3424 Glenview Ave, Glenview, KY 40025

5.) 5505 Juniper Beach Rd, Louisville, KY 40059

List Price: $3,500,000

5505 Juniper Beach Rd. is no longer on the market.

Last but not least is the contemporary four bedroom and six bathroom home named, ‘River Garden House’. This home is located on the Ohio River and has TWO private docks and a seawall. The inside of the home offers many gorgeous panoramic views of the river. A few of the MANY features include elliptical granite, natural stone accents, porcelain travertine, heated floors in the bathroom, heated patio & garden room, elevator, and four car garage. Listed by Gant Hill & Associates, LLC.

5505 Juniper Beach Rd, Louisville, KY 40059

5505 Juniper Beach Rd, Louisville, KY 40059...

Buying Your First Home in Louisville

why should you buy a home in the fall and winter?

Why Should You Buy a Home in the Fall and Winter?

For buyers, the fall and winter can be a great time to purchase a home. This summer has been one of the most competitive real estate markets in years. Buyers purchasing a home this fall and winter may experience a more relaxed environment when searching for a home. Here are a few reasons to buy a home in the fall and winter:

- Sellers are More Serious: The most popular time to put your home on the market is in the spring and summer. If a seller puts their home on the market in the fall or winter, it usually is because they are serious about selling their home. If a seller is serious, sometimes negotiation is easier.

- Competition Amongst Buyers is Lower: More buyers purchase a home in the spring and summer versus the fall and winter. Many buyers that have children like to move into a new home before their children go back to school. You may have an easier time getting the home you want in the fall and winter. In addition, you should have the opportunity to go back to view the property several times before making a decision. This past summer, the competition was so high that buyers were having to make a decision immediately after seeing the home.

Do you have questions about buying a home in the fall and winter? Leave your comments below.

Why use a realtor when buying a home?

Buying Your First Home in Louisville

When you are buying your first home in Louisville, you need a great real estate agent on your side. If you have never purchased a house before, you will need the skills of a seasoned REALTOR to find a home that meets your criteria. Even if you have purchased a home in the past, a REALTOR is necessary. Here are a few reason why:

1.)    Access to all Properties Listed- Did you know that not every home for sale is advertised on large national websites like Zillow? REALTORs pay yearly fees to have access to the MLS. The MLS will show every home for sale in the local market and surrounding areas. Without a REALTOR, you could miss out on several homes for sale.

2.)    Knowledge of Neighborhoods and Schools- REALTORs are your local neighborhood experts. Your REALTOR can help provide information regarding appreciation rates, schools, crime rates, and so much more.

3.)    Up-to-date Information on Real Estate Laws and Regulations- REALTORs are required to attend continued education classes. These classes cover the latest trends and regulations that help REALTORs serve their clients better.

4.)    Price Guidance- Homes are overpriced more often than you would think. Do you really want to pay more for a home than what is worth? Often, buyers will determine a home’s worth based on inaccurate home value tools on the Internet.  A REALTOR will have access to comparable properties that have sold in the area to determine the best price to offer. 

5.)    Negotiation- When you work with a REALTOR, many of the emotional aspects are taken out of the negotiation. In relation to price guidance, if you really love a home that is overpriced, you may be forced to put in a lowball offer. REALTORs have been in this situation before and can present the offer in a diplomatic fashion. Also, there may be additional items in the home that you want to request to remain with the property. Your REALTOR will be able to determine which items would be appropriate to request to stay with the property.

6.)    Strategy- Some sellers are harder to negotiate with than others. This is when you need a great real estate agent with excellent sales strategy. Every seasoned real estate agent has sales strategies to ensure you get the best deal on your home.

7.)    Paperwork- There are loads of paperwork involved in a real estate transaction. A Greater Louisville real estate sales contract alone is seven pages! You’ll also be required to sign numerous documents in addition to the sales contract. These documents are filled with legal terminology and information that are best understood by a seasoned REALTOR.

8.)    Hiring a Buyer’s Agent is Free- The listing agent and buyer’s agent split the commission that the seller pays. You not are required to pay your REALTOR to represent you when you are buying a home.

Do you have any further questions about purchasing your first home? Leave your comments below.

References:

 7 Reasons to Work With a REALTOR®. (n.d.). Retrieved August 29, 2016, from http://realtormag.realtor.org/sales-and-marketing/handouts-for-customers/for-buyers/7-reasons-work-realtor 

buying a home in Louisville in the fall/winter

Buying a House in the Fall and Winter

Although buying a home in the fall and winter in Louisville could be a less competitive time to purchase, there are many factors that buyers tend to forget about when searching for a new home. Follow these tips to ensure you are smart about your next home purchase:

- Driveways: Is the driveway steep? This could make maneuvering in the ice and snow especially difficult.
- HOA: Does your association fees cover snow removal? If not, are the streets city owned? City owned streets should be snow plowed. If the neighborhood has no HOA and the streets are not city owned, driving through the neighborhood could be difficult when it snows.
- Water Drainage: Ideally, you want water to drain away from your house. We don’t have as much evaporation in the winter.
- Windows: How old are the windows? Old windows are less energy efficient. It is important to have windows that are in good condition and newer in the winter.
- Air Conditioner: Although you won’t be using the air conditioning in the winter, you want to make sure that it is going to work for the following summer. This is something that buyers often forget about when buying a home in the winter.
Being a well-prepared buyer and/or seller makes the home buying or selling process a smoother transaction. As a seller, following these tips should help you find success in selling your home quicker. As a buyer, these tips should help you avoid costly repairs and inconvenience when purchasing a home. For more information regarding buying a home or selling your home in the fall and winter, call The Hollinden Team at 502-429-3866.

Why You Should Buy a Home in Louisville Right Now

Why You Should Buy a Home in Louisville Right Now...

9823 White Blossom Blvd, Louisville, KY 40241

9823 White Blossom Blvd Front

9823 White Blossom Blvd. is now under contract.  Stay tuned for future opportunities or call The Hollinden Team at 502-429-3866 for more information homes in Springhurst. Welcome to 9823 White Blossom Blvd! This stately five bedrooms and two-and-a-half-bathroom Springhurst home is ready for new owners to call home. Approaching the home, you will see that the home has great curb appeal. The landscaping is well manicured and the outside of the home is polished looking. Inside the home, there is an attractive foyer with a lovely staircase with iron spindles. There are Brazilian cherry hardwood floors throughout most of the home. Moving to the right of the foyer, you will find the formal living room. The formal living room has nice windows that let in a lot of natural light. The formal living room flows into the dining room. To the left of the foyer, there is a home office. Like the formal living room, the home office offers great natural light. The office is very well-appointed as it is away from other rooms in the home, allowing for a quiet place for someone to work. Moving to the dining room, you are offered plenty of space for a large dining room table. The dining room features a trendy woven light fixture that would go with just about any color scheme. The dining room offers access to the eat-in kitchen.

9823 White Blossom Blvd Kitchen

The kitchen is tastefully remodeled with modern day upgrades. Some of the features in the kitchen are granite countertops, stone and glass backsplash, stainless steel appliances, center island, and pantry. Next to the eating area in the kitchen are doors to access the patio. Connected to the eat-in kitchen is the family room. The kitchen and family room are separated by beautiful columns. The family room features built-in bookcases, fireplace with mantle, and updated ceiling fan. There is a laundry room and half bathroom on the first floor as well. The laundry room has a folding table and cubbies for storage. The half bathroom has an updated vanity and light fixtures.

9823 White Blossom Blvd Bathroom

On the second floor, there are five bedrooms and two bathrooms. Each bedroom has the same lovely Brazilian cherry wood flooring as the downstairs. The bathrooms are truly a must-see in this home. Each bathroom features dual contemporary vessel sinks, updated vanities, and ceramic tile HEATED floors. The owner’s bathroom also has a large soaker tub and separate frameless glass door ceramic tile shower. The owner’s bedroom boasts vaulted ceilings and double door entry. The walk-in closet has many racks and shelves for all your clothing and shoes.

9823 White Blossom Blvd Basement

The lower level has a nice sized family room, perfect for movie night. The walls are painted a neutral beige color, allowing you to personalize as you please. There is also a room used as a playroom now in the basement. This room could be used for many things such as an office, bedroom, home gym, or game room. The last area in the basement is an unfinished area that could be used for storage. The basement is roughed for a full bathroom. Also, a radon mitigation system has been installed.

9823 White Blossom Blvd Yard

In the back of the home, there is a large fenced in backyard. The patio is covered and has ceiling fans to keep you cool on hot days. There is also a nice playset in the yard that will remain with the property.

For a private tour of this gorgeous home located at 9823 White Blossom Blvd. located in Springhurst, known as Louisville MLS 1453021, give Tim Hollinden a call at 502-429-3866. If you want to see other homes for sale in Springhurst, The Hollinden Team can help you with that as well.

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Why Your Home Isn't Selling in Louisville

Your home has sat on the market for months. You get occasional showings, but no offers on your home. Why isn’t your home selling in Louisville? You think you have a beautiful home but maybe there are a few things missing. If you are having issues selling your home in Louisville, consider some of these suggestions:  

Asking Price is Too High-  Don’t list your home for what you think your home is worth, list your home for what it is actually worth. T.J. Hollinden with the Hollinden Team says this is the most common reason why a home won’t sell. A real estate agent will be able to look at comparable homes in your neighborhood and determine the best price to list your home. Remember, if a buyer is obtaining a loan to purchase your home, he/she will need to get an appraisal. If a home is way overpriced, the buyer can only receive financing for what the home is actually worth. This means the buyer will have to come out of pocket for the remainder of the sales price. Many times, this will ruin a deal and you will likely have to put your home back on the market.

Key

Bad First Impression- Pictures of your home on the Internet are the first impression a buyer will have. Bad pictures take away from the overall beauty of a home. When hiring a REALTOR in Louisville, you should only hire an agent with a good camera that knows how to use it, or willing to hire a professional photographer. You may consider viewing homes that the agent has listed before on the Internet. That way, you can get a better idea of the quality of their pictures. Your agent should also take ample photos of your home inside and out; just a few pictures will not do.

In addition, your curb appeal applies to the first impression as well. Even if you have a gorgeous home on the interior, you can lose a potential buyer if it is poorly maintained on the outside. We hear over and over that buyers make their mind up in the first eight seconds of entering the home.  Part of that reasoning is they already have a first impression before they open the door.  Make sure your landscaping is manicured and that your home appears inviting. Consider a nice wreath and patio furniture if you have a porch on the front of the home.

Your Home is Outdated- People are searching for updated homes in Louisville. If your home isn’t updated, consider discounting the initial listing price. This will let the buyer have room to make upgrades. You could also consider a few inexpensive updates. Fresh paint and carpet can go a long way towards the quick sale of your home. You might consider updating fixtures and hardware in the home. Often, even cheaper updates can increase your chances of selling your home in Louisville.

Bath

You Aren’t Using a Real Estate Agent- You will never get the exposure you need to sell your home if you don’t use an agent. When you work with an agent, your home instantly becomes visible on many websites as soon as your home is listed on the MLS. You just won’t get that kind of exposure selling your home yourself. In addition, if you have never practiced real estate, you may find the transaction quite challenging. Seasoned REALTORs have ample experience with negotiation and the legalities involved with real estate.

Too Many Personal Items in the Home- When a buyer views your home, he/she should be able to visualize living there. If you have excessive personal pictures and items around your home, it will hurt your ability to sell your home. However, it is okay to have some furniture and décor left in the home. Doing this could actually help the buyer see the potential for the home. Just make sure the home doesn’t look cluttered.  Closets that are jam packed make the buyers wonder if their items will fit.

We hope that this information was helpful for those struggling to sell their home. If you would like to discuss listing your home with a professional REALTOR, call the Hollinden Team at 502-429-3866. We would love to assist you in selling your home in Louisville. 

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Fixer-Upper Home or New Home in Louisville?

So, you are in the market for a new home in Louisville. You see many homes on the Internet, both new and old. Both options seem intriguing. The idea of saving some money on the sales price and buying a fixer-upper home sounds pretty appealing. On the other hand, how nice would it be to move into a home that was brand new and completely move-in ready? How do you make such a tough decision? We will discuss a few factors to help you decide.

What makes rehab homes in Louisville so attractive to buyers? The most obvious reason is the price. Typically, if a home needs a lot of work that the seller isn’t willing to do, the listing price is low. Likewise, fixer-uppers allow buyers to move into more desirable neighborhoods for less money. In addition to saving on the sales price, distressed properties in Louisville provide savings on Jefferson County property taxes. Many times, distressed homes in Louisville allow homeowners to take advantage of a tax credit for their rehabilitation costs. Often this tax credit will apply to historic homes only (Hurwith,2016).

In some cases, rehab homes are eligible for an FHA 203k loan or a rehabilitation loan. Rehab homes can have a lot of character too. With a fixer-upper home, you have the opportunity to create a unique looking home. Many people that fix up an older home are able to add modern day upgrades but still maintain some of the historic charms. Fixer-uppers also allow you to put your own stamp on your home. You are free to design and decorate the home from scratch. 

Fixer-Upper Home in Louisville

Although some of the mentioned factors may seem appealing, rehab homes can be a lot of work as well. First, rehab homes can take a lot of time! Sometimes hiring contractors can speed up the process; however, you may want to try to do some things yourself to save money. Do you have experience making home renovations? If not, anticipate running into some road blocks.  Being new at making home repairs can take even longer and may end up being quite expensive. Do you have the time to invest in a rehab home in Louisville?  You should get many estimates on the cost of the homes repairs before purchasing the home.

Whenever you calculate the estimated cost of renovating the home, make sure to add another 20% to the total cost. In the end, you may find that you will need to hire a contractor after all. Another factor to keep in mind is that although you may be getting a good deal by buying a fixer-upper home in Louisville, you are still going to be spending a lot of money on repairs. This is the number one issue for people purchasing distressed properties in Louisville. You must have a source of cash to make the repairs on the home.

In addition to upfront repairs and renovations, if it is an older home expect the unexpected. Older homes have a tendency to have many issues. At any time, a new problem could arise. Of course, there is always a chance that the home would be a candidate for a rehabilitation loan, but don’t count on this. 

Also, don't forget about the permits you will need to make the repairs on your home. A permit can be required for the following repairs: fencing installation, plumbing, electrical work, heating maintenance, and window installation. Typically, if a home renovation costs more than $5,000 you will likely need a permit (Davis, 2014).

Fixer-Upper Home in Louisville

Another thing to consider is whether or not the home is a cosmetic or structural fixer-upper. Many times cosmetic fixer-uppers aren’t nearly as expensive as a structurally distressed property. A structurally distressed property will likely require a lot of work and money. It may be best if a home has structural issues to pass it up.

Fixer-Upper Home in Louisville

Move-in ready homes are obviously the most convenient options. Typically, the home is updated and needs no work. Usually, the only work that may need to be done is just adding your own personal touches to the home. Also, new homes are usually easier to finance. Obviously, your credit score, down payment, etc. play a role in financing as well. However, in general, financing is usually quicker and easier for new homes in Louisville. Newer homes are also more energy efficient and cost you a lot less on electric bills. 

Move-In Ready Home in Louisville

Of course, there are downsides to purchasing a new home. New homes are expensive. Because they are move-in ready, you are charged more than you would be if you were buying a distressed property. Move-in ready homes also don’t allow much room to customize. Move-in ready homes usually match the seller’s taste. If it is a new construction, sometimes you are limited to only a few styles of homes to choose from. There may be many things you like about the home but a few that you don’t. The problem is that you are already spending so much on the home that there may not be room for improvements. Also, new homes can have issues too. Just because a home is a new construction doesn’t mean that no problems will arise. You need to do a thorough investigation on the builder prior to purchasing a new home.

Hopefully this information will provide some guidance for you when it comes time to buy a home. The Hollinden Team has closed several transactions involving distressed homes in Louisville. If you have questions about homes in Louisville or surrounding counties, feel free to call the Hollinden Team at (502) 429-3866.

 References

 Davis, A. (2014, October 6). Which Home Improvement Projects Require a Permit? Retrieved June 24, 2016, from https://www.redfin.com/blog/2014/10/which-home-improvement-projects-require-a-permit.html 
 Hurwith, J. (2016, January 20). Fixer-Upper Vs. Move-In Ready: Pros & Cons. Retrieved June 24, 2016, from http://www.improvenet.com/a/fixer-upper-vs-move-in-ready-pros-cons 
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9831 White Blossom Blvd Louisville KY

Our beautiful Springhurst listing at 9831 White Blossom Blvd features four bedrooms and three and a half bathrooms. Check out our blog for more information. is now under contract. Stay tuned for future opportunities or call The Hollinden Team at 502-429-3866 for more information homes in Springhurst.The Hollinden Team invites you to 9831 White Blossom Blvd! As you approach this four bedroom and three and a half bathroom Springhurst home, you will notice the immaculately maintained lawn and landscaping. The landscaping features a beautiful four-tiered fountain that adds additional curb appeal. There is also a two car garage with plenty of storage space.

9831 White Blossom Blvd Front 

When you enter the two-story foyer, the first thing you will notice is the standout French empire chandelier hanging from the ceiling. To the right of the foyer is the living room and to the left is the office. The formal living room flows into the formal dining room. Both the formal living room and formal dining room have wainscoting and crown molding along with the pristine neutral color carpet. The office also has neutral colored carpet and neutral paint, allowing for you to personalize the space as you please. 

9831 White Blossom Blvd Foyer

Moving towards the back of the first floor, you will find the family room and eat-in kitchen. The family room features the same wainscoting and neutral colored carpet as the other rooms on the first floor. This gives off a very crisp and clean look to the home. There is also a gas fireplace with granite hearth, mantle, and updated ceiling fan in the family room. The family room is open to the eat-in kitchen, allowing for a nice flow when entertaining. The eat-in kitchen has quite a few updates including hardwood flooring, granite counter tops, smooth top range, double oven, side by side refrigerator, crown molding, and pantry. The kitchen is spacious and has a lot of counter space for preparing food or entertaining. There is also a very nice wet bar off the kitchen in the former laundry room which makes a nice butler’s pantry.  This space can easily be converted back to a first-floor laundry as the plumbing is still in the walls. The wet bar itself has quite a few cabinets and a sink. The dining room is conveniently located to the right of the kitchen.

9831 White Blossom Blvd Kitchen

Moving to the second floor of the home, you will find all four bedrooms. The owner’s suite has crown molding, vaulted ceilings, and a ceiling fan. The owner’s bathroom is very eye-catching. Porcelain flooring, dual sink, large tub with separate glass shower, and a linen closet are the beautiful features that the owner’s bathroom includes. The walk-in closet in the owner’s suite offers plenty of space for your belongings. The three additional bedrooms on the second floor have carpet, crown molding, ceiling fan, and double closet. The second bathroom on the second floor has ceramic tile, ceramic tile shower with glass doors, and crown molding.

9831 White Blossom Blvd Bathroom

In the basement, there are two no-egress bedrooms. One bedroom has two double closets and the other has one double closet. The full bathroom has ceramic tile and shower & bathtub combined. The laundry room has ceramic tile and space to add storage shelves. Both the washer and dryer will remain with the property. The family room in the basement is carpeted and very spacious. 

9831 White Blossom Blvd Basement

The backyard is fenced in and has a nice patio with attached pergola and stamped concrete. There is ample space for entertaining and plenty of patio furniture.  The landscaping is very well maintained in the back of the home. 

9831 White Blossom Blvd Backyard

Additional updates include irrigation in the back & front yards, security system with a separate camera system, new furnace (June 2016), gas water heater, radon mitigation system & extra insulation blown into the attic.

For a private tour of this gorgeous home in Louisville located at 9831 White Blossom Blvd. located in Springhurst, known as Louisville MLS 1450818, give Tim Hollinden a call at 502-429-3866. If you want to see other homes for sale in Springhurst, The Hollinden Team can help you with that as well.

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Applying for a Home Loan in Louisville

Applying for a Mortgage Loan in Louisville

You’ve just been preapproved for a loan. You begin your search for your new home and find your dream home right away. Your REALTOR writes a contract and it is accepted by the seller. This is such an exciting time in your life! Purchasing a home is one of the most monumental events you will ever experience.  However, there are many things you should keep in mind when purchasing a home, especially when it comes to your home loan. In order to receive a mortgage loan and move into your new home, you will need to follow a few guidelines.

Here a few things you should NOT do when applying for a mortgage:

1.)    Do Not Take Out a New Loan- Taking out a new loan will increase your debt-to-income ratio (DTI). Lenders don’t like to see this when you are in the process of receiving a mortgage loan.

2.)    Do Not Make Late Payments- It could really jeopardize your chances of getting a loan if you pay bills late while in the process of receiving a mortgage loan. According to Credit.com, a 30-day late payment can drop your credit score by 60 to 110 points. If the 30-day late payment is a mortgage payment, you may be at risk of being rejected by the lender. 

3.)    Do Not Switch Jobs- Lenders want to see that you can hold down a job and have a steady income. Sometimes if you switch jobs within the same field of work, and you are not taking a pay cut, you may still be able to get a loan. You will also want to avoid taking any jobs that are commission based during the time you are applying for a mortgage loan.

4.)    Do Not Purchase Big Ticket Items- This would include things such as cars or furniture. Big ticket item purchases will increase your debt-to-income ratio which makes you at higher risk for being ineligible for obtaining a loan. In addition, this could lower your credit score. In general, you do not want to put too much money on your credit card before purchasing a home. If you cannot avoid purchasing a big ticket item, consult with your loan officer before doing so. If you need a loan officer in Louisville, we would be happy to help you.

5.)    Do Not Open or Close Credit Cards- If you open a new line of credit it is creating an inquiry on your credit report. This could result in lowering your credit score.

6.) Do Not Co-Signing a Loan- This can be very risky, especially when you are applying for a mortgage loan. To be on the safe side, avoid co-signing a loan altogether when you are applying for a mortgage loan.

Make sure to always consult with your loan officer if you have any questions or concerns. If you don’t have a loan officer and want to purchase a home, contact the Hollinden Team at 502-429-3866. We would love to help you get in touch with a loan officer in Louisville. We have several loan officers in Louisville that we can have contact you. If you are interested in mortgage rates in Louisville or the Louisville mortgage market, we can help with that as well. We also have information about the mortgage preapproval process in Louisville on our website. If you are interested in finding a home for sale in Louisville or surrounding counties, we would also love to help you with that as well.

References

 Birk, C. (2014, January 27). The Worst Things You Can Do Before Buying a Home | Credit.com. Retrieved June 22, 2016, from http://blog.credit.com/2014/01/the-worst-things-you-can-do-before-buying-a-home-74570/ 

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