When To Sell A House

Taking the idea of trying to time the market out of the equation, how do you know when the best time is to sell a house with equity? I get this question from even the savviest investors all the time. I was just reading some articles from an experienced investor in the Denver area. I know this investor well and have a high level of respect for him. He mentioned something that got me thinking, I don’t know for sure if I agree or disagree, but it is an interesting topic. He mentioned that he has a condo in another part of the country that has a little over $200,000 in equity. He plans to sell the condo this year and leverage that into two or three properties in Denver, where he lives. His arguments are:

The $200,000 in equity is not growing. In fact, he is losing money on that equity because of inflation. Investing that equity into more properties will help him reach his financial goals much faster.
He does not want the hassle of owning out of state properties. He wants to invest where he lives.

There is no argument from me on his second motive to sell. I own properties in several states and can tell you that my best, least stressful investments are all within 45 minutes of my office. My out of state properties perform okay when they are rented, but they are hard to manage without jumping on a plane, even with a property manager. Unfortunately, you just need to show up from time to time to get things done.

It’s his first argument that made me stop and think, although I do agree with the basic concept of not holding equity in real estate. I believe this for a few reasons. First, I agree with him that equity in property is producing a zero percent return, and if your goal is to grow financially, you are slowing it down by not leveraging. No one can have a good argument against that, but there are a lot of investors that want to own free and clear property. One advantage of a free and clear property is that you can have a higher cash flow, meaning fewer properties to reach the same monthly income goal. There is also something very comforting about owning property without debt. There won’t be a creditor or lender that can take it from you if things get financially challenging. From that prospective, it is very safe to own debt free real estate.

With that said, another reason I don’t like a lot of equity in houses is that you become a target to lawsuits. I am not an attorney, but I have friends and colleagues that are, and they agree with me on the risk here. Many personal injury attorneys get paid on what is called a contingent fee. This just means that their fee is contingent on them being able to win or settle a case and collect. A fee might be 40%-50% of the collected amount. Knowing this is true, how many attorneys would take a case where the defense appeared to be broke? You cannot collect from a dry well. On the flip side, if you got in a car accident, even if it was not your fault, and the other party wanted to sue, the opposing counsel would first look into your assets. There is no asset that is more transparent than real estate. They can look and see what properties you own and how much debt you have. Even an LLC that owns one house could be at risk if there was a slip and fall on the property. If the asset was leveraged, it would at least appear as if there was not much in the way of assets to pursue. Obviously, insurance is your first line of defense, but many lawsuits take place from mistakes that are not covered by insurance. Free and clear properties could create a target on your back.

So, you can see why I would agree with this investor’s position of selling his property to buy others with more leverage. There are a few augments that come to mind on reasons I might not agree.

First, we don’t have enough information to make that call. If I owned a property and I was considering selling, the first thing I would think about is what I would do with the money and how much is it going to cost me to get it. The returns would need to be high enough in the new investment to cover what I was making and pay me for the cost to do the transfer. For me, I might want to have the return sufficiently high enough that I can recoup all my costs in 18 to 24 months, and everything after that is additional profit above what I was getting with the old investment. I hear investors occasionally mention that they want to sell a property and cash in on their investment. Great! But what are you going to do with the money? If you don’t have a plan in place to reinvest proceeds, you will end up with a much lower return than just leaving the money where it is.

The other argument I would challenge this investor on, is that he can potentially keep the condo but still cash in on the equity. I love to use lines of credit on my rentals, this way there is a lien on title, so it appears to be encumbered, even if I am not using the money. It is also cheaper because I only pay interest if and when I use the funds. Setting this up in advance allows me to make quick decisions and take advantage of opportunities without keeping a bunch of cash in the bank. He might say that he can access more of the equity if he sells and can potentially buy more Denver real estate, which is true. With a line of credit, you would be limited to a percentage of the value, so you are limited on how much you can access.

It is important to point out that each situation is going to be different and based on the individual investor’s goals and needs. There are also many variables that go into this type of decision, and it can be tricky to navigate. It would be a good idea to have a trusted advisor look over your strategy to help you make the best financial decision for you. Please feel free to reach out to our office if you ever want to bounce an idea off us. Obviously, we would love to make a loan to you on your next project, but we are also opened to helping if you need a little hand holding.

Gurgaon a Promising Location Exceptional Amenities and More

Countless mega projects are available by major real estate players of the district making it an ideal destination for the investment in the realty sector. Property rates here are certainly increasing but it assures the investors to get the lucrative deal for the investment. This millennium city is in a location where it is close to Delhi, domestic and international airport, and other prime locations in and around the city.

Numerous renowned names such as IBM, Samsung, Maruti, Pepsi, etc. have occupied spaces in developing and developed localities of the city. In addition to this, the city is known for luxurious residential, industrial properties, office spaces, plots, condominiums, builder floors, resorts, luxury flats, apartments and more.

The city has some prominent locations where the home buyers are keenly investing. These include-

Golf Course Road and Golf Course Extension Road

One of the most promising locations in Gurgaon, Golf Course Road is surrounded by prominent sectors of Gurgaon including Phase I, Phase IV and Phase V. The location is connected-well to Cyber City, Corporate Park, and other commercial hubs. It attracts huge working professionals to the locality due to the presence of renowned companies which increases the demand for residential projects on the Golf Course Road, Gurgaon.

It becomes easier for the residents of this location to travel to Gurgaon-Sohna Road, NH 8, New Railway Station and IGI Airport. Also, the Extension Road provides easy access to Rapid Metro and Sikanderpur Metro Station, increasing the demand for home son Golf Course Extension Road.

South of Gurgaon or Sohna

The location boasts of natural beauty being among the serene Aravalli Hills with developed basic infrastructure. It has functional educational institutes, medical facilities, shopping complexes and more. South of Gurgaon is close to Sohna Road, Golf Course Extension Road, National Highway 8, upcoming Delhi-Mumbai Industrial Corridor, and Kundli-Manesar-Palwal Expressway.

Dwarka Expressway

This prominent location is the 3rd link connecting Gurgaon and Delhi. It has metro corridors situated parallel to the expressway, proximity to IGI Airport, and Aerocity. Also known as the Northern Peripheral Road, it is connected well to prominence locations and makes it easier for the professionals to commute on daily basis.

Several reputed and renowned developers have come up with luxurious residential projects in the city. Some of these developers are-

DLF Limited

DLP Limited is a leading real estate developer in India. The group has numerous luxurious projects in prominent locations in Gurgaon. Some of these projects in Gurgaon are DLF Magnolias, DLF Camellias, etc. With over 70 years of track record, the group has the active presence in Gurgaon and surrounding areas.

Central Park

Central Park is the fastest growing uber luxury real estate brand with great presence in the National Capital Region. It has delivered over 5.5 million square feet across residential properties in the most prime location in the millennium city, Gurgaon. The group has delivered projects like The Room, Central Park Bellevue, Central Park Flower Valley and more.

Vatika Group

Vatika Group is a renowned name in the realty market. The group believes in delivering some value home by creating services and products that enhance the life value. In Gurgaon, it has delivered projects such as Vatika India Next, Vatika Turning Point, Vatika City Homes, Vatika Xpressions, etc.

Tata Housing

Tata Housing is a known name in the real estate sector in Gurgaon. The group has developed some fascinating residential projects in the city, including Tata La Vida, Tata Primanti to name a few. Since 2006, the group operates in various aspects of realty development such as project planning, marketing, and property services among many others.

Ireo

The Ireo world is one of the reputed groups in the millennium city, Gurgaon. It is known for developing luxurious projects across the city. The group has developed various projects in Gurgaon. Some of these include Ireo Grand Arch, Ireo Victory Valley, Ireo Skyon, etc.

The city certainly is on a roll when it comes to residential properties. It has grown drastically and has brought in numerous beautiful projects for the home buyers. Definitely, Gurgaon is one of the most promising cities across India and the home buyers are looking up to this city for investing in the real estate sector.

Tips to Get Ready For Your House Valuation

If you take the right steps to get ready for your home valuation, it will make the process easy for the valuation expert and yourself. In this article, we are going to give you a few tips that can help you to get ready for your home valuation.

It is a great idea to clean, declutter and repair your home before the valuation begins. A little dust here and there won’t be a problem but a lot of clutter scattered around your house will create a bad impression. Therefore, you may want to make your house as tidy as possible. Read on.

Key areas to focus on:

Mow your lawn and clean it
Clean your kitchen and bathroom areas
Sweep and vacuum
Remove the rubbish

In your valuation report, you should have at least five photos of your house. Typically, you should take photos of the pool areas, backyard, bathrooms, kitchen, and the front of your house. Therefore, these areas should be clean and tidy.

Provide Access

Make sure each of your rooms is accessible. You can boost the process by providing easy access to all the rooms. The reason is that the valuer will need to measure your house.

Provide Documentation

Before the valuation day, you may want to provide the valuation expert with a printed or digital copy of the building plans. This way you can speed up the process until the valuation is complete. You may also provide other documents that the valuation expert may ask for.

Provide Additional Information

If you know the value of other similar houses in your neighborhood, let the valuer know about it. You can also provide evidence of this such as the contact details of a real estate agent or sales figures.

Don’t Miss Anything

If your house has a few difficult to see features, you can let the professional know about it. For example, if you have done a renovation lately, you may want to let the valuation expert know the cost of it.

Be Realistic and honest

Make sure you are honest with the valuer. Expert valuers can determine your property value. Therefore, you don’t need to exaggerate as it will be of no use. The job of the valuer is to make an assessment of the value of your property on the basis of the market value and selling price of the similar houses in your neighborhood.

Keep your Dogs at your House!

You don’t need to leave your dog at your friend’s house before the valuation. The valuation expert doesn’t mind seeing pets in your house.

Valuation Time

Normally, house valuations take about an hour or so for most properties. However, if you have a large property, it may take longer.

The Takeaway

After the valuation is complete, the expert will need a couple of days to do their research and make an assessment based on many factors. Therefore, make sure your property is in a great condition before the valuation begin.