The Nutcracker at Shea's - a WNY Theatre Gem!

I took my son to see The Nutcracker Ballet for the first time this weekend.  We went to see it at Shea's, performed by the Neglia Ballet with music by the BPO, and once again I am amazed by both the beautiful architecture of our city, and the wealth of cultural gems we have here.

Shea's Performing Arts Center is a absolute beauty of a theater - if you haven't been there lately, you need to go.  Every time I step foot in the place, the beauty and grandeur takes my breath away.  Give yourself a great gift for the holidays - go see a show.

The music was performed by the Buffalo Philharmonic Orchestra, under the leadership of the incredibly talented Joann Falletta.

The men, women and children of the Neglia Ballet put on a performace that was top-notch.  The dancing, choreography, costumes and scenery were beautifully done, and combined into a wonderful visual display to kick off the holiday season.

If you missed it this year, don't worry.  Put it on the calendar for next year, and go see another show this holiday season.  There are several to choose from at Shea's, and at Kleinhan's Music Hall.

Happy Holidays!  Enjoy it by celebrating Buffalo and the cultural arts!

There's no place like Buffalo and Western New York

As I'm sitting here out of town, watching the palm trees sway in the breeze,  it occurred to me.....there's no place like Western New York!

Sure, the snow and cold is frustrating for a few months of the year, but without it we'd miss out on so much!  

Hockey
Hockey (Buffalo Sabres, through the good and the bad) are a huge part of WNY life - and as I sat here listening to the play-by-play on my iPhone the last few nights because I couldn't find the game on TV, I realized that I can't live in a non-hockey town!  Or, really, a non-Sabres town! Through the good and the bad (and yes, we're experiencing the bad) I'm a Sabres fan that needs her fix!

Skiing
Western New Yorkers love their skiing, and we have so many great places to do it!  Kissing Bridge and Holiday Valley are just an hour away, and provide a great day (or weekend!) of skiing and snowboarding.  There are also several private ski areas within an hour's drive of downtown Buffalo.  If you're a skier, it's a great place to live!

Snow
Yes, I said I'd miss snow.  As I was shopping for beach supplies this weekend, it just seemed somehow wrong to see Christmas decorations up next to sunscreen and surf wax!  Even though I hate driving in the white stuff, I can't imagine Christmas without cold and a dusting of snow - it's just the way it's supposed to be for me!

Cold Weather Fashion
I admit it - if I lived in a warmer climate, I'd miss my Northface, my Uggs, my Sorels, and all my other warm weather gear that I bundle up in when I go out and face the cold.

So, back to Buffalo I'll go tonight, thankful for the few days I spend in this warm paradise every few months, and even more thankful to call Buffalo my home!  Now - I just have to decide where to stop for a snack on the way home from the airport tonight.  So many great Buffalo food choices!  But that's a topic for another day.

Remember - if you're ready to make Buffalo and WNY your home, call us to help!  The Maxian Culeton Team is only an email, phone call, or text away for all of your real estate buying and selling needs.


The Maxian Culeton Team at HUNT Real Estate ERA
Jennifer Maxian - Associate Broker
Michael Culeton - Real Estate Salesperson
8780 Sheridan Drive
Williamsville, NY 14221
(716) 633-5350
Jennifer direct - (716) 946-6112
Michael direct - (315) 402-0208
maxianculetonteam@huntrealestate.com

Do Pictures Matter?

You're ready to list your house for sale, but have you thought about how your Realtor is going to handle the pictures?

In today's world of online house searching (90% of homebuyers search online!) the pictures of your home provide the first impression to the potential buyers. And we all know that you only get one chance to make that first impression count!

The last thing you want is to have potential buyers skip over your house because your pictures don't show it well.  So what can you do to make sure this doesn't happen?

Pictures taken with cell phones, inexpensive cameras, with bad lighting, etc. can turn buyers away before they even decide to walk through your front door.  If your pictures don't show your house well, you won't have as many showings.

ASK your Realtor how they will get your pictures.  There are really only two good answers to this - your Realtor has a professional grade camera and can take professional quality photos, or he or she uses a professional photographer to take pictures of your home.

Professional photographers use a variety of lenses, lighting, and skill to make sure that your house shows beautifully in pictures.

Some other tips to make your house photo ready:

• Clear kitchen counters and sink.
• Take everything off the fridge - that means off the top, sides, front, etc. - no pictures or magnets allowed in photos!
• Let as much natural light in as possible - and then let your photographer adjust as needed.
• Clean!  Make sure the house sparkles before the pictures are taken.
• Put toilet lids down, remove dirty towels, and clear bathroom countertops.
• Vacuum the carpets.
• Make the beds.

We always accompany photographers to the house, and will work closely with them to move things around as needed to make your pictures beautiful.

Remember - The Maxian Culeton Team at HUNT Real Estate ERA is always available to answer any real estate related questions! We're only a phone call, text, or email away!

Amherst, NY Sale Statistics - January 2013

Below is a breakdown of the statistics of closed sales in Amherst, NY for the month of January 2013. 

For more specific information drilled down by zip code, or by neighborhood, contact me directly at jennifer.maxian@huntrealestate.com.

Amherst, NY- January 2013

Total Homes Sold (based on closed date):  57

Sale Price Data:

Highest Sale Price: $540,000

Lowest Sale Price: $69,900

Average Sale Price: $204,325

Median Sale Price: $179,900

Average Days on Market: 

Highest Number of Days on Market: 199

Lowest Number of Days on Market: 0

Average Days on Market: 56

Median Days on Market: 42

Sale Price as a Percent of List Price:

Highest Percent of List Price - 113%

Lowest Percent of List Price - 81%

Average Percent of List Price - 97%

Median Percent of List Price - 98%

What do these numbers mean?  Contact me with any questions, or for a free market analysis of your home anywhere in Erie or Niagara Counties.

Jennifer Maxian
Associate Broker
Hunt Real Estate ERA
8780 Sheridan Drive
Williamsville, NY 14221
(716) 633-5350 office
(716) 946-6112 direct
jennifer.maxian@huntrealestate.com

Are you thinking about selling your home on your own? It sounds simple, right?  Put a sign in the yard, an ad in the paper, maybe a post on Craigslist, and save thousands of dollars!  Unfortunately, statistics show that it rarely works out like that.  

If you want to sell on your own have you considered all of the following?

Price – make sure to review recently sold comparable properties in your area to determine the actual selling price.  If you set a price that’s not in line with other sales, you may run into trouble with the bank appraiser once you are in contract with a buyer. 

Buyers – make sure buyers who view your home are pre-qualified, for your own protection.  When making the appointment with buyers, ask them to bring a copy of their mortgage pre-approval with them (or better yet, ask if they can fax it to you ahead of time so you don’t waste time with buyers who aren’t qualified to buy your home).  

Marketing – Because you won’t appear in the Multiple Listing System, it is important that you plan a well-thought out marketing campaign to overcome this.  A combination of print and online advertising, as well as targeted mailings and signs should be considered to maximize your exposure.  Have you compiled a list of all the online sites you will advertise your home on?  A recent survey showed that 88% of home buyers started their search online.  Consider the use of QR codes to drive traffic to your website if you create one.  Also consider subscribing to a text-for-information service so that people passing your “For Sale” sign can instantly receive more information on their cell phones.  Brochures left by your “For Sale” sign can be helpful as well.  Make sure they are colorful, and include many professional-looking photos.

Safety – when showing your home, never let anyone in without a prior appointment, for your own safety.  When showing the home by appointment, make sure someone knows you will have a stranger in your home, and that you’ll check in with him or her after the showing.  Store any valuables and prescription medications out of sight.  

Open Houses – when you hold your Open Houses, make sure you ask guests to sign in, so that you can follow up with them afterward.  Don't be surprised if many of the people who come through your open house are you neighbors, just wanting to see what your house looks like!

Offers – Make sure to fully evaluate each offer you receive, and don’t focus solely on price.  Did the buyers include proof of funds, gift letters, or a pre-approval?  Pay attention to any contingencies involved (does the buyer have to sell a house in order to buy yours?), pay attention to what they’re asking for in the purchase (do they want you to leave behind your appliances? Any furniture? Window treatments?), review their terms of financing (are they asking you to pay part of the closing costs?), and note the proposed closing date (do they need to be in sooner, or later, than you’d prefer?).  If you get multiple offers, make sure to analyze all the terms, not just the price, to determine which offer is the most appealing to you.   

Paperwork – be aware of any required paperwork that you must legally provide potential buyers.  These vary by area, so you should consult an attorney that focuses solely on Real Estate to make sure you don't find yourself in violation at any point.  There are some required forms that can cost you money at closing if you don't provide them to the buyer prior to signing a contract.

If this all seems overwhelming, don't worry.  You can change your mind at any point and contact me for help!

Jennifer Maxian

Hunt Real Estate ERA

8780 Sheridan Drive

Williamsville, NY 14221

office - (716) 633-5350

direct - (716)-946-6112

www.jennifermaxian.com

jennifer.maxian@huntrealestate.com