Thinking about buying a Townhome or Condo? Look Closely at the HOA

As a real estate agent with extensive experience in helping people find their ideal homes, I can tell you there’s more to buying a townhome than meets the eye. While the home-buying process is largely similar to purchasing a single-family home, buying a townhome comes with its own unique set of considerations—especially when it comes to the HOA, or homeowners association. It’s one of the most important factors that can impact your enjoyment and investment in a townhome. In this article, I’ll break down the key HOA aspects you need to think about, research, and fully understand before making an offer.

What is an HOA, and Why is it So Important?

If you’re new to the term, HOA stands for homeowners association. When you make an offer on a townhome, you’ll likely enter into an agreement with an HOA, a group of homeowners in your community that sets and enforces rules for everyone’s benefit. In Minnesota, you have a 10-day right of rescission period to review all HOA documents before you’re committed. During these 10 days, you can thoroughly review the rules, fees, and conditions that will govern your new living space, giving you a chance to understand how the HOA operates.

This period allows you to ask questions, contact the HOA’s management company, and even reach out to current residents to get a feel for how things are managed. Some associations are organized and transparent, while others may be more challenging to work with—this is valuable insight for making an informed decision.

Understanding HOA Fees and Voting Rules

One thing to remember about HOAs is that they often operate on a voting basis. Typically, any changes to the HOA’s policies or fees require a 67% majority. While this seems fair, non-voters count as “no” votes, which can create a roadblock to necessary updates and repairs. If repairs are needed and enough residents don’t vote to approve funding, everyone could end up with hefty assessments to cover these costs.

If you’re the type who wants a voice in the community, consider joining the HOA board after moving in. It can be a great way to protect your interests and contribute to your community.

Rising Insurance Costs in Older Buildings

HOA dues often cover insurance for the building’s structure. However, if you’re looking at a townhome or condo that’s over 30 years old, be aware that insurance premiums may be higher, with additional costs added to your HOA dues. Insurance companies tend to adjust coverage and increase deductibles as buildings age, which can significantly impact your costs.

To avoid surprises, read the HOA’s insurance policy closely and, if needed, contact the insurance company directly for clarification. Additionally, it’s wise to supplement the HOA’s insurance with a personal homeowners policy to cover your belongings, as the HOA’s policy only protects the building itself.

Protecting Your Investment with Additional Insurance

One insurance aspect that’s often overlooked is the HOA master policy’s deductible. Unlike single-family homes, where your insurance covers most repair costs after the deductible, townhome owners may be on the hook for a portion of the master policy’s deductible—sometimes as high as $10,000.

Adding coverage for this deductible to your personal homeowners policy costs around $100 per year, a small price for peace of mind if something were to happen.

Using the 10-Day Right of Rescission Wisely

The 10-day rescission period starts once the HOA documents are delivered by the listing agent. This window allows you to review all documents, dig into the fine print, and cancel the contract for any reason. This period is your opportunity to assess whether the HOA’s fees, rules, and policies align with your lifestyle. Maybe the HOA fees are higher than expected, or you discover that guest parking is restricted—whatever the reason, you have the freedom to withdraw from the purchase during these 10 days without penalty.

The Importance of a Well-Maintained Community

One last tip: pay attention to the community’s overall upkeep. When you arrive for a showing, look around—are the buildings and common areas well-maintained? Do the garage doors and exterior spaces look tidy, or are there signs of neglect? How an HOA maintains common spaces is often a sign of how proactive it is in managing property and protecting property values.

Let Me Help You Find the Right Fit

Buying a townhome is an exciting decision, but it’s crucial to do your homework—especially with the HOA. I’m here to guide you through every step, from evaluating the HOA documents to assessing the overall condition of the community. With my experience, you’ll have an advocate by your side to ensure that you’re fully informed and confident in your choice. Let’s get started on finding your ideal townhome today!

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What HOA Documents Are Involved with the Purchase of a Townhome?

When you’re buying a townhome, you’re not just investing in a piece of property. You’re also buying into a community that operates under a set of rules governed by a homeowners association (HOA). For those unfamiliar, an HOA is essentially a group of people living in the neighborhood who oversee community standards, property maintenance, and sometimes even dispute resolution. If you decide to buy a townhome, you’ll become a part of this association with the option to get involved on the board—possibly even as president or treasurer.

But before you even get to that point, there’s a critical step in the buying process: reviewing the HOA documents. These documents are essential because they outline the rules, regulations, and financial health of the association. As a buyer, you have the right to thoroughly review these documents, and it’s a contingency that can allow you to back out of the sale if you find something concerning. I’ve had buyers back out of sales for a variety of reasons, some valid and others quirky—like realizing they couldn’t legally set up a dog kennel in the backyard.

To help you understand what to expect, here are the key HOA documents you’ll receive during your townhome purchase:

1. Resale Disclosure Certificate

This is one of the last pieces of documentation you’ll receive, usually because it’s provided by the management company at a cost. This certificate is essentially an acknowledgment that you’ve received all the HOA documents, reviewed them, and agree to abide by the HOA rules and pay any associated fees. Think of it as the official “I’m on board” statement from you, the buyer.

2. Declaration of the Association

This document outlines the structure of the HOA board, listing the president, vice president, treasurer, and any other board members. It may also include details about how new members can join the board or take part in decision-making, giving you a chance to know who’s in charge and how you could get involved.

3. Amendments and Supplemental Declarations

These documents detail any updates or changes to the original declaration since its creation. Over time, an HOA may adjust rules or clarify certain policies. As a new buyer, you’re entitled to all these updates to ensure you’re aware of any recent changes that could affect your ownership experience.

4. Articles of Incorporation

The Articles of Incorporation are filed with the state, formally establishing the HOA as a corporation. These documents confirm that the HOA is a legally recognized entity in good standing with the state and list the registered agent, verifying that the HOA is operating within legal boundaries.

5. Bylaws of the Association

The bylaws govern the operational aspects of the HOA—when meetings are held, how board members are elected, and other administrative procedures. These details ensure transparency, and the bylaws themselves must align with both state law and the association’s declaration.

6. Rules and Regulations

This is often the most scrutinized document, as it includes all the community-specific rules and guidelines. Want to know if you can have pets, rent out your unit, or place a grill on your balcony? This document will clarify all such questions. While I’m here to help, it’s vital that you read this section carefully and confirm all details for yourself, as I may not be familiar with every rule. If you have questions, I can assist by reaching out to the HOA or management company on your behalf.

7. Projected Annual Budget

Typically included with the resale disclosure certificate, the budget outlines the association’s financial health. It lists out current charges, the association’s savings, and a detailed breakdown of your monthly HOA fee. This transparency is critical, as it lets you know exactly where your money is going and how well-funded the association is for future maintenance needs.

8. Master Insurance Policy

Finally, the master insurance policy proves that the association has insurance coverage. This policy also specifies the deductible amount, which you would be responsible for if, for instance, a fire or other disaster destroyed your unit. Many buyers also add this deductible to their renter’s insurance policy, which covers the interior and personal belongings, offering added protection against unexpected out-of-pocket expenses.

Each state may have slightly different requirements, so your document package could vary. Here in Minnesota, these are the core HOA documents I see for townhomes and condos. While reviewing these details may not be as thrilling as choosing paint colors or imagining your new furniture layout, it’s a crucial part of ensuring your purchase meets your needs and expectations. I strongly advise dedicating the time to thoroughly read through all these documents. If any questions arise, I’m here to support you and help you get the answers you need.

Buying a townhome doesn’t need to be a complicated process, and I’m here to help every step of the way. Ready to dive into your HOA documents or start the home-buying process? Reach out to me, and let’s get started!

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Buying a Townhome Versus a Condominium: What Are the Differences?

As a real estate agent, I’ve seen an increasing number of homebuyers exploring townhomes and condominiums as alternatives to traditional single-family homes. These options appeal to people across all price ranges and age groups. Not everyone dreams of a white picket fence and a sprawling backyard—some prefer the convenience and lifestyle that comes with owning a townhome or condo. Let’s dive into the differences between these two types of homes to help you decide which might be the best fit for your needs.

What is a Condominium?

Think of a condominium as a form of apartment ownership. Many condos, especially those built before the 1980s, started life as rental apartment buildings before being converted into condominiums. This conversion sometimes means that older condo buildings have higher association fees. Why? Because the building associations often need to budget for ongoing maintenance, upgrades, and reserves for major repairs like roof replacements. Additionally, condominiums often come with a wealth of shared amenities, like pools, saunas, exercise rooms, and tennis or pickleball courts. While these features can add value, they also drive up maintenance costs.

What is a Townhome?

A townhome, on the other hand, is typically built with ownership in mind from the start. Townhomes generally have lower monthly association fees compared to condos. That’s because there are fewer shared amenities, and the cost of maintaining a smaller complex is typically lower. Townhomes also often feature individual upgrades like newer windows, which means each unit may be more self-contained in terms of maintenance.

Key Differences to Consider

1. Association Fees
   The most significant difference I’ve observed is in monthly association dues. Condo fees are often double those of townhomes due to the age of the building, shared amenities, and higher insurance costs.
2. Privacy
   Townhomes often offer more privacy, with fewer neighbors in close proximity. In contrast, condos typically have multiple units on the same floor, making them feel more communal.
3. Amenities
   Condos usually shine when it comes to amenities, offering heated underground parking, pools, fitness centers, and community spaces. Townhomes are less likely to have these features but often include an attached garage, which many buyers find convenient.
4. Maintenance
   Both options eliminate outdoor chores like shoveling snow and mowing the lawn. However, because townhomes typically have fewer units, their shared maintenance needs (and costs) are less complex.
5. Lifestyle Considerations
   Townhomes tend to attract buyers who want a quieter, more private space, while condos are ideal for those who value community living and shared facilities.

Cost of Living

One common misconception I hear from buyers is that association fees for condos and townhomes are excessively high. But when you break it down, they can actually save you money. For instance, these fees often cover items like snow removal, lawn care, garbage collection, and exterior maintenance. If you were maintaining a single-family home, hiring services for these tasks could cost the same or even more. Some condominiums even include heat and cable in their fees, offering additional savings.

Which is Right for You?

Choosing between a townhome and a condo comes down to your lifestyle preferences, budget, and priorities. Do you want a community feel with access to amenities? A condominium might be perfect. Do you prefer privacy and lower monthly fees? A townhome could be the better fit.

As real estate prices continue to rise, both townhomes and condos present affordable alternatives to single-family homes. They offer convenience, cost-effectiveness, and a simplified way of living that appeals to many buyers.

Let’s Find Your Perfect Fit

I’d love to help you explore your options and find a home that matches your needs and lifestyle. Whether you’re leaning toward a condo or a townhome, I’ll guide you every step of the way. Contact me today to get started!

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How Do You Know What Your Home is Worth?

One of the most common questions I get as a real estate agent is, “How do I know what my home is worth?” The answer might seem simple at first, but determining your home’s true market value involves more than just looking up numbers online. Let me walk you through the process and explain why it’s important to work with a professional when determining the value of your largest investment.

Why Zillow Isn’t Enough

Let’s start with the elephant in the room: Zillow. While it’s tempting to look at their Zestimate and call it a day, relying solely on this number is like throwing darts at a wall and hoping for the best. Zillow’s algorithms can’t account for unique factors like your home’s upgrades, condition, or location-specific trends. A Zestimate is a general starting point but far from the accurate market value of your home.

The Role of a Licensed Professional

To truly understand your home’s value, you need a Current Market Analysis (CMA) done by a licensed real estate agent like myself or a certified appraiser. While appraisers often use specialized software, I align my process closely with theirs to ensure my analysis is as accurate as possible. This approach allows me to provide you with a realistic value, one that will stand up to scrutiny during negotiations or appraisals.

How We Determine Value

Both appraisers and real estate agents use similar methods to assess value, including:

• Comparable Sales: Reviewing homes sold in the past 90-180 days within a 2-mile radius. If the market is shifting quickly, I narrow the focus to more recent sales.
• Property Style: Comparing like-for-like homes (e.g., a two-story home versus another two-story, not a rambler).
• Key Features: Factoring in bedrooms, bathrooms, square footage, foundation size, and any upgrades or renovations.

However, there’s nuance involved. For instance, upgrades like a remodeled kitchen or bathroom can significantly boost your home’s value. But some repairs—like replacing a sewer line—are necessary but don’t necessarily add marketable value. It’s my job to differentiate between these and guide you accordingly.

Understanding Market Trends

Another critical part of determining your home’s value is analyzing market trends. I look at:

• Market Time: How long similar homes in your area stayed on the market before selling.
• Absorption Rate: The pace at which homes in your price range are selling. This helps us predict how quickly your home might sell once listed.

Why It Takes Time to Get It Right

I understand the need for instant answers in today’s world, but when it comes to pricing your home, rushing leads to mistakes. The best approach involves taking the time to:

1. Visit your home and understand its unique features.
2. Collect data on recent sales, active listings, and pending sales.
3. Analyze the information and create a detailed, side-by-side comparison of your home to others in your area.

I back up my findings with data and examples, so when I present my pricing recommendation to you, it’s not just a guess—it’s an informed, accurate analysis.

Why Who You Hire Matters

Choosing the right real estate agent matters. Selling your home is one of the most significant financial decisions you’ll ever make. Just like you’d carefully select a trusted doctor, accountant, or attorney, you should take the same care when hiring someone to sell your home. Make sure they can explain their process, show you their research, and justify their recommendations.

If you’re ready to understand your home’s true value, reach out to me. I’m here to guide you through the process, answer your questions, and ensure you feel confident every step of the way.

Let’s find out what your home is truly worth! Contact me today to schedule a free, no-obligation consultation. I’ll show you exactly how I determine your home’s value and help you make the best decisions for your future.

Reach out to Tom today and book a virtual appointment on your schedule! No obligation, just a conversation. Click the link below

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What Are the Tax Implications of Selling My Home?

Selling a home can be an exciting yet overwhelming process, and one of the biggest concerns for homeowners is often the tax implications. As someone who has guided countless clients through the home-selling process, I’m here to break it down for you in simple terms so you can feel confident about your financial future.

Do I Have to Pay Taxes When I Sell My Home?

The short answer is: it depends. The good news is that the IRS offers a capital gains tax exclusion for homeowners. If you’ve lived in your home for at least two of the last five years before selling, you may exclude up to $250,000 of your profit if you’re single and up to $500,000 if you’re married and filing jointly. This exclusion applies only to your primary residence, not vacation homes or investment properties.

What Are Capital Gains?

Capital gains are the profits you make from selling your home. For example, if you bought your home for $300,000 and sold it for $400,000, your capital gain is $100,000. Thanks to the exclusion, many homeowners won’t owe taxes on this profit. But if your gains exceed the exclusion limit, you’ll likely owe taxes on the difference.

What If I Haven’t Lived in My Home for Two Years?

If you haven’t met the two-year residency rule, you might still qualify for a partial exclusion under certain circumstances, like a job relocation, health issues, or other unforeseen events. It’s important to consult a tax professional to explore your options.

What About Home Improvements?

Did you know that certain home improvements can reduce your taxable gain? Major updates like a new roof, kitchen remodels, or even adding a deck can be added to your home’s cost basis. This means the IRS allows you to subtract those expenses from your profits, potentially lowering the amount of tax you owe.

State Taxes

Don’t forget about state taxes! While federal exclusions are generous, your state may have additional rules for taxing home sales. Make sure to research your state’s laws or consult a local tax expert.

What If I’m Selling an Investment Property?

Investment properties are a different story. You won’t qualify for the capital gains exclusion, but you might consider a 1031 exchange, which lets you defer taxes by reinvesting the proceeds into another property. This is a highly specialized area, so working with a real estate professional and tax advisor is essential.

How Can I Prepare for Tax Season?

Before listing your home, gather all the necessary paperwork, including:

• Original purchase documents
• Records of any home improvements
• Mortgage payoff statements
• Closing documents from your sale

This information will help you calculate your gains and determine your tax liability.

Let’s Make This Easy

Selling a home is a big decision, but it doesn’t have to be stressful. If you’re unsure about how taxes will impact your home sale, I’m here to help. Whether you’re planning your next move or just exploring your options, I’d love to guide you through the process and connect you with trusted tax professionals.

Reach out to me today, and let’s get started on your journey to a successful sale!

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3 Questions a Home Seller Will Ask a Realtor – Part 1

If you’re thinking about selling your home, you’re likely brimming with questions—and you’re not alone. Over my 20+ years as a licensed real estate agent in Minnesota, I’ve heard just about every question you can imagine. While there are more than three common questions sellers ask, I wanted to break this topic into a series. In this first installment, I’ll tackle three of the most frequent questions and provide you with insights that will help you feel more prepared and confident as you navigate the home-selling process.

1. How Is the Listing Price Determined?

This is one of the most critical questions, and the answer can vary depending on your agent’s approach. Here’s my process, which I believe is the most effective:

When determining a listing price, there are three key data points to consider:

• Sold Homes: These give us the most concrete information about what buyers are willing to pay for homes similar to yours.
• Pending Sales: While we don’t know the final sale price until closing, we can gauge market trends based on the listing prices and how quickly these homes went under contract.
• Active Listings: These represent your current competition. Understanding the features and price points of similar homes on the market helps position your property competitively.

I dig deep into the data, pulling information on homes that are similar in size, layout, amenities, and location. My goal is to price your home strategically—high enough to maximize your return but realistic enough to attract serious buyers. While appraisers use precise formulas and software to break things down to the dollar, my expertise lies in understanding market dynamics and how buyers perceive value.

Want a more detailed breakdown? Let’s set up a time to chat. I’m happy to walk you through the process step by step.

2. How Do You Communicate?

This might seem like a simple question, but it’s actually one of the most important. Communication is the backbone of any successful real estate transaction. When you hire me, I make it a priority to keep you informed every step of the way.

Whether you prefer phone calls, texts, or emails, I’ll adapt to your preferred method of communication. Regular updates ensure you always know what’s happening with your home. For me, it’s not just about delivering updates—it’s about being accessible when you have questions or concerns.

In fact, lack of communication is one of the top complaints clients have about real estate agents. It can lead to misunderstandings, frustration, and even legal disputes. I recently attended a continuing education course on ethics, and the instructor emphasized how poor communication is at the root of most industry disputes. That’s why I prioritize proactive, transparent communication from the moment we start working together.

3. How Do I Time the Sale of My Home?

Timing your home sale is crucial, especially if you’re buying another property at the same time. Most sellers don’t want to move twice, and I get that. Coordinating the sale of your current home with the purchase of your next one requires careful planning and teamwork.

Here’s how I approach it:

• Plan Ahead: If you’re buying locally, I recommend previewing homes before your current property is under contract. This gives you a better sense of what’s available and prepares you to act quickly when the time comes.
• Flexible Closings: Buyers are often willing to adjust their closing dates to accommodate your timeline. This can give you the breathing room you need to find and close on your next home.
• Avoiding Double Moves: While it’s rare for clients to move twice, it can happen—especially with new construction delays. In these cases, temporary storage and short-term accommodations are often the solution.

By keeping the lines of communication open and understanding your goals upfront, I can help create a timeline that minimizes stress and ensures a smooth transition to your next chapter.

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3 Most Common Reasons a Home Doesn’t Sell

After 22 years in real estate, I’ve seen it all—homes that sell in hours, and others that linger on the market for months. If your home isn’t selling, there’s always a reason. But don’t worry, I’m here to help you understand what might be going wrong and how to fix it. Let’s dive into the three most common reasons a home doesn’t sell, based on my years of experience in the industry.

1. Price

Before you roll your eyes, let’s get real. Pricing your home isn’t just about throwing out a number that feels right—it’s a science. When you sat down with your agent to set your listing price, did they provide you with a comprehensive market analysis? If not, it’s easy to miss the mark.

Here’s the truth: if your home is overpriced, most buyers won’t even consider it. Buyers today are cautious about offending sellers by offering a lower price, so they’ll often move on to something they perceive as more reasonably priced. On the flip side, underpricing your home could mean leaving money on the table.

Pricing your home as close to market value as possible not only attracts more interest but also increases your chances of receiving solid offers. Multiple offers can drive the price up, but even more importantly, they give you options to select the best buyer. An overpriced home, however, might never even make it to the offer stage.

2. Presentation

First impressions matter—big time. If your home doesn’t stand out in photos or showings, buyers will scroll right past it. In today’s digital age, your online listing is your home’s first showing, and it needs to shine.

Ask yourself: is your home clean, decluttered, and staged for success? Professional photography is a must; dim lighting or cluttered rooms in your photos can be deal-breakers. Buyers need to imagine themselves living there, not see evidence of your life in the space.

Simple fixes like a fresh coat of neutral paint, updated lighting fixtures, or sprucing up your landscaping can make all the difference. It’s worth investing time and effort upfront to maximize your home’s appeal.

3. Marketing

Even the most beautiful home won’t sell if no one knows it’s for sale. Your agent’s marketing strategy should go beyond putting a sign in the yard and listing it on the MLS. With the rise of digital platforms, your home needs to be advertised on social media, real estate websites, and even video platforms like YouTube.

A great agent knows how to target the right audience with the right message. From high-quality photos and video tours to open houses and email campaigns, there’s no one-size-fits-all approach. If your home isn’t getting enough attention, it might be time to rethink your marketing strategy.

Final Thoughts

Selling your home doesn’t have to be a stressful experience. By addressing the price, presentation, and marketing, you can significantly increase your chances of success. If your home has been sitting on the market with no bites, let’s talk. I’d be happy to review your situation and help you create a winning strategy. Contact me, Tom Sommers, today to get started! With over 22 years of experience and $100 million in sales, I’ll help you sell your home quickly and for top dollar.

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The Most Important Thing a Home Seller Can Do to Get Their Home Sold

Selling a home is no small task. There are countless factors to consider: hiring the right real estate agent, creating a comprehensive marketing plan that leverages social media, and producing a high-quality video tour to captivate potential buyers. But after 20+ years in the real estate industry, I can confidently tell you that the most important factor in getting your home sold is presentation.

Why Presentation Matters

The condition and presentation of your home often determine whether buyers will fall in love with it—or walk away. It doesn’t matter how incredible the marketing is or how many people see your listing if the home itself doesn’t impress when they arrive.

We’ve all heard the saying, “You never get a second chance to make a first impression.” That’s especially true in real estate. Buyers are forming opinions the moment they step through the door, and if they’re greeted by an unkempt or poorly maintained home, that negative impression can overshadow everything else.

Creating a Blank Canvas

One of the key strategies to great presentation is making your home feel like a blank canvas. This means creating an environment where buyers can easily imagine themselves living there. Here’s how you can achieve that:

1. Declutter and Depersonalize
   • Remove excessive artwork, family photos, and personal items.
   • Keep décor simple and neutral to appeal to a wide range of buyers.
2. Fresh Paint and Touch-Ups
   • A fresh coat of neutral-colored paint can do wonders.
   • Touch up any scuffed woodwork, walls, or baseboards to give your home a polished look.
3. Cleanliness is Key
   • Deep clean everything. Carpets, floors, windows, and even appliances should sparkle.
   • Avoid using artificial air fresheners like plug-ins—they often raise red flags with buyers. Instead, opt for a professional cleaning to eliminate odors naturally.

Make it Smell as Good as It Looks

Never underestimate the power of smell. I’ve walked through hundreds of homes with buyers, and every time they encounter a heavy scent from air fresheners, their immediate reaction is skepticism: What are they trying to hide? Instead, focus on making your home smell fresh and clean through deep cleaning or carpet treatments.

Why It’s Worth It

Taking the time to present your home in its best possible light isn’t just a suggestion—it’s a proven strategy for success. It helps your home stand out in a competitive market, encourages higher offers, and ultimately ensures a quicker sale.

I’m not saying you need to spend thousands of dollars on professional staging. While staging can be helpful in some cases, most of these changes can be made with minimal cost and a little effort. Trust me, these small investments will pay off in the end.

Let’s Get Started

If you’re thinking about selling your home and want to ensure it makes the best impression possible, let’s talk. I’m happy to share my experience and guide you through the process. No obligations, just a conversation to help you achieve your goals.

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Getting Divorced? Should You Make Repairs Before Selling Your Home? Here’s What You Need to Know

Going through a divorce is never easy, and when a home is involved, it adds another layer of stress. One of the biggest decisions you’ll face is whether to make repairs before listing your home for sale or to sell it as is. I’ve helped many homeowners in Lakeville, Burnsville, Apple Valley, Eagan, Bloomington, and Farmington navigate this exact situation, and I’m here to guide you through it, too.

If you’re preparing to sell due to a divorce, let’s break this down so you can make the best choice for your situation.

Why Repairs Matter When Selling During a Divorce

First impressions are everything, especially when selling a home during a divorce. Buyers are often looking for a property that feels move-in ready and requires minimal work. If one or both of you want to sell quickly and move on, making minor repairs can help your home stand out in a competitive market, particularly in areas like Lakeville or Eagan.

Minor improvements like fresh paint, fixing broken fixtures, or addressing obvious issues can prevent buyers from assuming there are bigger problems with the house. This can lead to fewer negotiations and help you close faster—something that’s often a priority during a divorce.

Repairs That Add the Most Value (and Simplify the Sale)

When you’re selling your home due to divorce, the goal is often to sell quickly while maximizing value. Not all repairs are worth the effort, but these simple updates can make a big difference:

1. Painting: A fresh coat of neutral paint gives your home a clean, updated feel and makes it easier for buyers to imagine themselves living there.
2. Fixing Leaks and Plumbing Issues: Small drips and plumbing problems can scare buyers and show up during inspections—addressing them now avoids surprises later.
3. Flooring: Replace worn-out carpet or refinish hardwood floors. It’s a small investment that can make a big visual impact.
4. Curb Appeal: Simple tasks like mowing the lawn, trimming bushes, or power-washing the driveway can create an inviting first impression.
5. Kitchen and Bathroom Touch-Ups: Even minor updates, like replacing hardware, faucets, or lighting, can make these key spaces feel refreshed.

These repairs are especially valuable in sought-after areas like Burnsville and Bloomington, where buyers are looking for homes that are move-in ready and worth the asking price.

Selling As Is: Pros and Cons During Divorce

Selling the home as is might be appealing if neither of you has the time, energy, or funds to make repairs. This is often the right choice when:

• You need to sell quickly to finalize the divorce proceedings.
• One or both parties are moving out of state or into a new home.
• Major repairs are required, and you prefer to leave them to the buyer.

The downside? Selling as is can sometimes result in lower offers and a longer time on the market. Buyers looking for fixer-uppers may see it as an opportunity to negotiate aggressively. That’s where I come in—I can help you weigh the pros and cons and decide if it’s better to make small improvements or list the home as is.

How I Help My Clients Navigate Divorce Sales

Selling a home during a divorce requires careful planning, communication, and expertise. I’ve worked with many divorcing couples in Lakeville, Burnsville, and the greater Minneapolis-St. Paul metro area to create a strategy that works for both parties.

Here’s how I help:

• Honest, Objective Advice: I’ll give you straightforward recommendations on repairs that matter most to buyers.
• Market Analysis: I’ll compare your home to others in your area to determine whether repairs will increase your sale price.
• Coordination: I work with both parties to streamline the process, ensuring you get the home sold quickly with minimal stress.

I understand that selling your home during a divorce can feel overwhelming, but my role is to simplify the process and help you move forward with confidence.

Let’s Get Your Home Sold and Help You Move Forward

If you’re navigating a divorce and need to sell your home, you don’t have to go through it alone. With over 22 years of experience and $100 million in real estate sales, I’ve helped many families in situations just like yours.

Whether you’re deciding to make repairs or sell as is, I’m here to guide you every step of the way. If you’re in Lakeville, Apple Valley, Burnsville, or the surrounding areas, reach out to me today, and let’s create a plan that works for you.

Contact me today to get started!

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Why Are Association Fees Higher with a Condo vs, a Townhome?

As a homeowner or prospective buyer, you might have noticed that the association fees for condominiums tend to be higher compared to other types of properties, such as townhomes. But why is that? Why does living in a condo come with a higher price tag in terms of monthly fees, especially when compared to a townhome?

Let me walk you through some of the main reasons that contribute to this cost difference. It’s not always a simple answer, but understanding these factors can help you make an informed decision when choosing between a condo and other housing options.

1. Insurance Costs

The biggest factor in determining the association fees for a condo is insurance. It’s a lot more expensive to insure a large building compared to a smaller townhouse or a side-by-side unit. This is because condos typically have multiple units packed together, which increases the potential risk for damage.

Imagine if there was a fire, water leak, or structural issue in one unit. The damage could easily spread to multiple units, making the insurance claim much larger and more complex. That higher risk drives up the cost of insurance for the entire building.

Moreover, many insurance companies have a cutoff rule that increases premiums for buildings that are over 30 years old. If a condo building has been around for decades, it’s more prone to issues, which results in higher monthly fees to cover the costs. In fact, in many associations, hazard insurance alone can make up more than half of the monthly dues.

2. Amenities and Extras

Many condominiums come with a wide array of amenities, and these can be a major contributor to the higher fees. Think gyms, weight rooms, saunas, pools, jacuzzis, party rooms, tennis courts, libraries, and conference rooms. These amenities are great perks, but they also come with a significant cost to maintain.

Condo associations are responsible for the upkeep of these facilities, which means they have to hire staff, maintain equipment, pay for utilities, and ensure everything is safe and functional. While these amenities might help you save money on things like gym memberships, you’ll need to weigh whether the value of these extras is worth the extra monthly fee.

Additionally, the land that the condo is situated on is often much larger than what you’d find in a typical townhome community. Maintaining that land, including landscaping, snow removal, and general upkeep, all contributes to higher association fees.

3. Age and Maintenance of the Building

Another issue that impacts condo fees is the age of the building. Many older condo complexes originally started as rental apartments. Over the years, past owners may not have kept up with regular maintenance or set aside money for future repairs. This means that even decades later, the building could still be playing catch-up when it comes to fixing things like plumbing, electrical systems, or structural issues.

A lot of these condos may need major repairs that weren’t properly accounted for in the past, which increases the cost for everyone living there. This is another area where reviewing the association documents can give you some peace of mind. You should always take time to carefully review these documents and ask questions about the building’s maintenance history and future plans. This will help you understand the financial health of the building and whether you might face hefty fee increases in the future.

4. Included Utilities and Services

One more reason for higher condo fees is that many associations include essential services like heat, cable TV, internet, and sometimes even electricity in their dues. While this might seem like a bonus, it can also drive up the fees because the association is responsible for paying those bills for every resident.

Once you’re aware of which services are included, you can better assess if the overall value of the condo is worth the cost. For example, if you’re already paying for your own internet and cable elsewhere, but they’re included in your condo fee, it could be a great perk. However, if you’re not utilizing these services, you may feel like you’re paying for things you don’t need.

Conclusion

As you can see, there are several factors that contribute to the higher association fees in condos compared to townhomes. The combination of higher insurance costs, extensive amenities, the age of the building, and included services all add up to increase the overall monthly fees.

Before making a decision, it’s essential to evaluate if the condo’s amenities and services justify the higher fees for your lifestyle. Take the time to review all the association documents, ask questions about maintenance, and understand exactly what is covered by the fees. This will ensure that you’re making the right choice for your budget and your needs.

If you’re considering buying a condo and need guidance on how to navigate association fees or find the right property, don’t hesitate to reach out. I’m here to help you get started on your journey!

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