Sandman Team

Selling a Property on the Outer Banks, as in any Market, can either be handled Professionally, or otherwise.  For Most People the Sale of a Property is a significant Financial Move ... 

Be Sure you have an Experienced Professional Realtor assist You throughout the Process ...      after all you are Paying for it, so Why Not Get the Best!

See The Bottom of this Page for the Sample "Exclusive Right To Sell Listing Agreement Form" - this is the North Carolina Association of Realtors (NCAR) Form which we use when Marketing a Property For Sale. 

>>> Below that, See Details regarding Tax Assessments and What They Mean to You ...

Selling a Property, whether it be a Single Family Home, Acreage, Townhome, Land, Commercial Land/Building, Condo, etc., requires a marketing approach unique to that Property - and - the Seller Client. The Outer Banks Marketplace has developed over the years with mostly "Custom" designed / built structures. Most Metropolitan areas develop (especially single family) with "tract" housing developments. The Outer Banks is unique in that the Homes are custom built, and the "Location" can vary tremendously.

When a past Client, or potential new Client, contacts me to discuss the sale of their property, I like to learn as much as possible about the property from the initial conversation, and then I like to discuss how I will go about the process of providing a Market Analysis for the subject property. To provide someone with a Marketing Plan requires a thorough analysis of the property and the market.

This involves inspecting the subject property (taking measurements, noting any deficiencies, checking zoning, etc.), analyzing properties with similar features which are "For Sale," "Under Contract," "Expired," and recently "Sold." Location and Views make a significant difference and are a major consideration with the analysis of any property in our market.

Once I have completed the "Analysis" portion, I then create a Marketing Proposal ... what I like to call my ...
***** 5 Star Marketing Plan.

Within the presentation, I cover all aspects of the Marketing Process - including Advertising (MLS, Outer Banks HomeTour Real Estate Magazine, Multiple WEBSITES, 24 Hour Hotline System, and more!); touch on the benefits of the For Sale Sign and Electronic Lockbox system; discuss the average Number of Days it is taking similar properties to sell in the market, and the "Average" difference between the "Asking and Selling" prices in the market.

The next step would be to discuss the results of the Analysis as to the "Maximum Market Value" of the property based on present conditions. This would consist of a "Low to High Range" of value/price. NOTE: It is the Seller Client who decides what price to place on the property. My goal is to provide a thorough analysis of the property/market to include a recommendation as to the value range/asking price. Ultimately, it is the Buyer, along with the Seller, who together will decide at what price the property will be sold. Along with the recommended value range, I will provide you with a "Breakdown" as to all of the typical expenses of sale (this is generally based on a price that is in the middle of the proposed range). From this you will be able to determine the "Bottom Line" - approximately. This breakdown of expenses will be provided with the presentation of the Market Analysis, and then again based on the offer price of any subsequent Purchase Offer.

In addition to providing you with the paperwork necessary to authorize me to begin the Marketing process (The Exclusive Right To Sell Listing Agreement), I will also provide you with the necessary property disclosure forms, and of course, discuss Agency (of which there are basically 3 types ... Seller Agency, Buyer Agency, and Dual Agency).

It is not unusual for a Property to take 6-9 months (or longer) to sell in our market. I have some properties that I have been continuously marketing for more than 1 year, and I have others that I have sold in their first week on the market! Due to the nature of our Outer Banks Market ... mostly 2nd homes, rental investment property, and with businesses supported mainly through tourism (no industry) ... we are unique from any metropolitan area.

Once we have begun the Marketing process, I will keep you posted as to any serious inquiries. We will have specific arrangements as to how the home will be shown (notification of showings, required notice, appointment if required, etc.)

Upon receiving a Purchase Offer - we discuss it thoroughly from top to bottom. We will discuss each aspect ... amount of earnest money, closing date, price, financing conditions, home/land inspections, and any additional provisions, etc. to determine their benefit to you. Once you have entered into a "contract" with a Buyer, I will assist you with the process of moving toward settlement (help you select a closing attorney, provide you with a list of local utility companies, coordinate any inspections, discuss any repairs that may be requested by the Buyer, make sure the paperwork is right, etc.)

Remember, I have completed all of the above without compensation. I earn my Brokerage Fee upon the closing/settlement ... I have every vested interest in your success.

I have always said that I am in for "the Long Haul!" I have enjoyed working with so many people over the years. Some I have assisted multiple times as they either increase, decrease, or trade their real estate investments, move into a larger home for their family, smaller home as the kids are grown and assisted their Adult Children with the purchase of their own homes. I have worked with some folks whom I have never met face to face ... we did everything by phone, voice mail, E-mail, Fax, etc.

I have enjoyed working with friends and family of past clients who referred me to them. There is one Couple, now dear friends, who have referred me ... many, many times. At last count, over the past 18 years, it has translated to 14 transactions! I attribute this to my desire to provide the very best service possible to my Client(s).

If you are interested in SELLING an Outer Banks Property, there is a Form within this Website which you can Complete the Request for a "FREE Online Property Value Evaluation", or simply give me a call 252-480-4416 Office Direct

I will respond in a timely manner to your request and would appreciate the opportunity to assist. As always, there is No Obligation for this Service, and the Process can Literally all be done by Email with No Phone Calls necessary, unless you are ready to take the next step by placing your Property on the Market.

John "The Sandman"

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TAX ASSESSMENTS ... What They Mean to You ...

There are 2 Taxing Authorities (Dare & Currituck Counties) here on the Outer Banks.  Within these Counties there are some areas that are also under the Taxing Authority of a Municipality (Town/Township), and some areas are not - the areas not within a Municipality are in an "Un-Incorporated" area of the County. 

In an un-incorporated area, there is the single County tazing authority.  When also located within a municipality, a property owner will pay property taxes to the County and the Municipality or Town.

The State of North Carolina requires all Counties in the State to re-assss real property values (at minimum) every
8 years.  A County can elect to perform a re-assessment in a lesser time period, however, due to the expense of the process, most will perform these on the 8 year intervals.  In Dare County, this is scheduled to take place in 2012, with the new assessments "listed in 2013".  In Currituck County, the next re-assessment will take place 2013.

When a re-assessment occurs, generally, property assessed values will increase or decrease.  During the last re-assessments in both Counties, the "assessed values increased" dramatically.  When that happens, the "tax rate was decreased"  so that the County taxing authority remains roughly revenue neutral.  This is not required of the Municipalities.

Since the previous assessment, property values have decreased, so the next re-assessment will likely reflect an across the board "reduction in assessed property values", some being more significant than others.  Once the new assessed values are totaled, the Counties will again set a new tax rate - which will "likely increase the rate" which will be roughly revenue neutral for the Counties.  

Somehow, I think the taxing authorities always seem to realize some increase in revenue when these re-assessments occur!

Q: Is the Tax Assessment a viable benchmark to determine value?
A: They are simply an indicator of the rough value of a property at the time the assessment was performed.  They are not the equivalent of a formal appraisal, because, as you know, the assessor does not have access to the interior of a property.

Q:  Why do some Realtors reference an asking price as "Being $65,000 below Assessed Value!"? 
A:  I don't know why any agent would use this as a benchmark, as it is irrelevant.  The value of any property is based on what a willing & able buyer is willing to pay, and a seller is willing to sell for.  Baseline Value is determined by a buyer (consumer) through comparison with all available properties meeting their requirements for location, condition and price.  What I call the "tri-fecta".

Call or email with any questions!

Best,
John