Attention Seniors: Important Changes You Need To Know Before Selling Your House!

[@jlb0602]

So much good advice. As a potential buyer, I would prefer people not spend money doing "cosmetic" upgrades in an attempt to get more $$ because they want to price the property accordingly, but usually the cosmetic upgrade is not well done (cheaply done), or is not my taste, so is something I'm going to want to change anyway--so I'm not going to want to pay for it. It would be much better for them to follow your advice!

[@pameladavis45]

Girl you absolutely look younger than 55! And thanks for the info.

[@AudraLambert]

Wow, thank you! I appreciate it.

[@drdtexan]

Great advice once again! We followed a lot of what you suggested. First showing, got a clean contract- cash sale, no contingency, no buyers commission to be paid. We streamlined our home to show well, had everything checked before listing and listed all the custom features. A little bit of work, but prayers were answered. Audra you give great advice!!

[@njBadger]

Listing my folks house. We told our agent Audra's phrase "We are open to all offers" . My agent contacted his manager and we found out this. 50% of sellers are fronting the 2.5 commission for the buyer. The second group of 40% are doing 2% of buyer commission. 10% are doing the open to all offers bucket. I think Audra's solution is flexible, open and allows the new ruling to settle in without handcuffing you into anything. She has another great video on this topic and it really comes down to how much money are you putting in you pocket. If a buyer wants me to front 8% commission and they are going to offer $4million. Hey I am down with that and we are open to all offers. 😀

[@AudraLambert]

You just nailed it...obviously, I agree with everything you are saying. Appreciate you chiming in.

[@karlakay]

Saw that video & want to view again & show hubby. Interviewed agent soon after August ruling and when I mentioned the change he said "Everything is the same. Same 3%. Just can't mention in the MLS" I knew better & more ( watched dozens if legal news vids too) I'm certainly not going to put 6% in a new listing- esp. not knowing what the Listing agent will pay to Buyer's agent.

[@njBadger]

@@karlakay Howdy my stats is just from one brokerage in NJ. The agency is country wide and I think the fourth largest. Audra expression is just wonderful. Open to all offers come on down if the Price is Right!!!!!! I short-circuited our broker and he had to get in touch with his manager. I think he thought long and hard on it and It Just Makes Too Much sense and he started really warming up to it. Audra really helped my sister and I in navigating this. Having to deal with folks house is a pain in the rear and this new change on top to it. All the best to you and tell the hubby you are on the cutting edge of where the market is going to go!

[@Elle-kr8od]

I've lived in my house since 1971, and am slowly sorting it all out, beginning with the living room which is done, and the kitchen which is almost done. Roof replaced last year, outside painted this year, failed double-pane windows dealt with next year. It's the books and papers that are killing me--too many walks down memory lane. I appreciate all your advice, which is encouraging and motivating. I have my eye on a couple of agents, and am watching how they market their listings. Will interview next year. Thanks for your videos!

[@AudraLambert]

Sounds like your are doing great. Keep it up. I know its very emotional.

[@GH-zs9fj]

Books, magazines, receipts from termite bonds, appliance repair receipts, lawn service receipts, family china! Too much!!!

[@Elle-kr8od]

@@GH-zs9fj I agree! One category at a time. With any luck I'll cast a critical eye on the the holiday stuff in a few days. (Why so many Christmas cookie cutters when I don't roll out cookies any more?)

[@arnie1005]

I m old, very old, but I love the internet and doing all my business on it. There not much that I don’t do on the internet.

[@AudraLambert]

Well, I am very proud of you. Well done!!

[@keeptrying5962]

You do look younger than 55 and your energy is so good, which goes a long way to making a person seem more youthful. I admire the way you dress (always inspired by it) and I think you're terrific. 🙌🏼

[@AudraLambert]

Wow, thank you! Appreciate your kind words.

[@rhodastephens-yoder5693]

We just learned that because we have owned our house for decades and the value of the property has increased over $1,000,000 since we purchased it. We learned that because of capital gains taxes, we would owe over several hundreds of thousands of dollars just to sell our house. It looks like we will be staying here for a while. Audra, if you can, please do a video about the Capital Gains taxes and how to deal with them.

[@LeaMcCaw]

@rhodastephens-yoder5693 Are you married? Is this your primary residence for 2 out of the last 5 years? If so, you can exclude up to $500k gain from the capital gains calculation. The LT cap gains rate varies from zero % to 20%, depending on your income. Assuming you make more than $47k regular income, but below $500k (about), that would be a 15% tax on the $500k non excluded gain. Which is about $75k in taxes. Depending on where you want to move to, it might be worth it. You should check with a decent accountant. Also, if you have made improvements over the years, you may be able to add that to the basis. (Purchase cost)

[@createwithconfidence8094]

Thank you for the video. My father in law has his house owned by a trust, and my husband and his brother are executors of the estate. There is a lawyer who manages the trust. Whoa, that house is full of stuff. And since the personal property is outside of the trust... well, that means the estate executors have to deal with that stuff. My husband said he's hiring a service to hold an estate sale and dispose of, donate or otherwise dispense with the stuff that's not worth selling (probably at least 70 percent). We're in our early 60s and yes, our house has a lot of stuff. The difference is that I have decluttered over the years and continue to do so. Still, I am surrounded by my stuff!

[@AudraLambert]

Wow...what an ordeal. Decluttering over the years is the way to go!! Hang in there:)

[@KA-mq4wj]

Don’t underestimate how long it will take you to clean out your home of 20 plus years. I was supposed to sell my home 2 years ago but the junk I’ve accumulated over the years is overwhelming. Going through it all, what to keep, save, donate throw out is a huge ordeal! Then comes repairs and updating! It’s a lot! Give yourself at least a year to get it for sale. If you wait til the last minute, you’ll go MAD!

[@kerryperryman3025]

I owned my home for only 3 years and I had so much stuff it was crazy. So much stuff accumulated. 5 trips to goodwill, a lot of garbage and alot of shredding of documents.

[@dianem7771]

This is so helpful. Thank you for taking the time to go over everything in detail.

[@AudraLambert]

@@dianem7771 You’re welcome ☺️

[@kimt8162]

Yes, I'm the daughter.(Adult) and my parents are seniors who have lived in this house for 40 years. Love them,but this house is still stuck in the 70's. When I'm here, it is never ending THINGS that this house and yard needs. It's like a money pit. It's taken several things to just bring it this far. And it's still wayyyyyyyy behind the rest of the world. The bushes, the BROWN/YELLOW.GREEN inside. The fence. The back door, and the stuff. Ironically, it's my Dad who is the sentimental one who won't let go. He has a story for everything. From the cookie jar to the dishware to the golf clubs in the shed. I've even said a couple things to my Dad that would SOOO not pass a home inspection. And, only NOW they are realizing it may be too much work for them, so guess who spends the holidays helping out. It's stressful. And don't even bring up the word assisted living to them. That's an instant argument. So if you have aging parents, be prepared for THIS ordeal that will come up.

[@BobbieJeanM]

Been there, done that, they’ve passed on and now I’m the old parent with too much stuff. House decor is early garage sale and Goodwill. Trying to do things myself…yard, declutter, update on same garage sale budget. And did I mention I am a solid level 3 with several characteristics of level 4 dementia?! Time, money, strength and energy are running out. If I think about it, I could cry, so I don’t think, I just try to get things done. I wish you the best of luck with getting your parents to get on board with what will be best for them in the long run. And continue your own declutter and downsizing for your and your children’s sanity.

[@AudraLambert]

Really appreciate you commenting. Unfortunately I hear a lot of this. You are a good daughter. I know its a labor of love.

[@AudraLambert]

Bobbie, that was very nice. Sorry to hear about the dementia.

[@sharonshyne2642]

I am in the midst of this now. My Dad went into a nursing home in May. We cleaned out and repaired a number of things and put it on the market. Now waiting for an offer, hopefully soon.

[@sherirottweilersforever7772]

My 65 year old husband rolled our ATV and hurt himself so he has 3 months off at work to heal. Now that I have to do everything I’m panicking about all the boats and motorcycles on my 5 acre property. He understands now the importance of getting rid of things you won’t want to deal with when you’re older. Even my classic car is stuck in the backyard because it suddenly won’t go in gear and we realize we don’t need any of this stuff.

[@StacyNeal-w4o]

Thanks for another informative and humorous video. My sister and I are selling my mom’s house in Bellingham WA and we have used so much of your information when we remodeled her house. And painted the inside WHITE WHITE WHITE. Thank you!

[@AudraLambert]

Oh, I am so happy to hear that. Yes, I love white. Best of luck selling your home...you're going to do great!!

[@patriotgrammy8632]

Always enjoy you making us elders (I just turned 82) wiser when it comes to selling and purchasing a home. I’m in the process of downsizing only because I know eventually I’ll need to move into a smaller home. As a person in a very small town and 30+miles away from the closest larger city, it’s become very hard and expensive to get hired help. It’s crazy. Thank you for all the time you put into these videos and I hope you know how valuable you have become to me and others. ❤

[@davekwiecinski]

Ditto!

[@AudraLambert]

Ahhh...you have no idea how much that means to me. Your message has really touched my heart. I know you will do great. So happy I can help.

[@AudraLambert]

Ahhh..thanks.

[@robertwilson5615]

You're very enjoyable and informative to listen to. Thanks so much.

[@debbiew263]

Very helpful! Sold my mother's house in 2018 so I knew most of what you said. We bought our current home 30+ years ago and it helps to know we shouldn't but much into upgrading to sell. We will just declutter and paint. We put in new flooring 5 years ago (LVP). We have newer kitchen appliances and put in new windows, WH, furnace and AC this year.

[@jonnaborosky8836]

Thank you, Audra. I'm learning so much from you.

[@AudraLambert]

So glad I could help!!

[@DillyDahlia]

My husband and I are 64 and 65 and have owned this house 24 years. We’re thinking of making a long-distance move, and the thought of selling is so overwhelming because we know a lot has changed since we bought. I barely remember how it went back then! And this isn’t even our first house, plus I cleaned out and sold my parents’ house 7 years ago, and I barely remember that! I appreciate these “tough love” videos.

[@AudraLambert]

Hello there!! Don't worry...you'll do great. It will be a lot of work...but you now know what to do. Just do one day at a time.

[@diana6842]

We're the same age, have lived in this house the same number of years as you, and trying to get the house ready to sell - however, I feel like I've already moved this year because my dad passed away in June and I immediately had to clean out decades of their accumulation and get my mom moved to assisted living. That was INSANE and I meant to put that in all caps!

[@jlb0602]

We went through this in 2019. I was 65 at the time and we had lived in our home about 10 years--not as long as some, but it's amazing what you can accumulate in 10 years!!! I lost both parents that year. My husband wanted to move to Texas when we retired, so we ended up having to sort/clear their home at the same time preparing our house for sale/move. There was a Goodwill down the street and we took so much stuff there, I thought they would start to close the doors when they saw us coming!! It was a lot of work, and if I could do it all over again I might make different decisions on what to keep or get rid of, but I did the best I could at the time. I was pretty overwhelmed--physically and emotionally (only child). And moving cross country is costly so every decision to keep something is $$$. In the end, I think I did it right... our realtor said that people asked if anyone really lived there (we even had 2 cats)!! I did go through every single drawer and closet and cleaned and organized them and got rid of anything extra. Cleaned and cleaned. No detail went untouched. I even re-organized things people shouldn't be looking in (like dresser drawers, etc.) just in case. Pictures & bookshelves were seriously edited. We did paint touch ups, cleaned windows, patio, porch, put new plants on the porch and patio, etc. We didn't spend a lot of money at the time of sale, but mostly just did all that Audra says to do. Sold quickly at a good price.

[@KendellNashRealtor]

Good advice! Thanks so much.

[@AudraLambert]

@@KendellNashRealtor You’re welcome ☺️

[@jsmum196]

My seller's agent said that I need to tell her what I'm offering the buyer's agent bc they will call her and ask. If I'm not offering enough they will steer the buyer elsewhere. I asked if she has to disclose what I'm offering and she said yes. This is disturbing bc the whole lawsuit was about agents steering buyers away for that reason! Thank you for explaining to be open and not to discuss until I see an offer! Let me know if I'm wrong please. Very tricky now.

[@arizonashopper5095]

This is good info. I'm in an area where lockboxes prevail and it's considered rude to have the listing agent there. But my coworker had a listing that was empty... she was driving 45 mins each way to check on the house every 2 or 3 days for her client. We'll she got there and the carpet was wet. Someone's client had obviously used the restroom, and the toilet kept running, and they didn't notice and it continued to run after they left. And it caused enough of a water leak that client had to replace 2 rooms of carpet that had gotten wet and moldy. So having the agent on site during or right after the showing would have prevented that.

[@jlb0602]

Wow. How terrible. As she was covering this, I was thinking as a seller, I would prefer not to have a lockbox. I much prefer the idea of having my agent (or one of their team) there when the property is shown. But as a buyer, it is much more convenient to have a lockbox and the flexibility that provides. Most of the time, I think people should be able to make appointments and it shouldn't be a problem. But when we were moving from California to Texas, we made a quick trip to Texas and only had a few days to view as many properties as possible. We tried to do as much looking online ahead of time to narrow our search, but while we were there we just wanted to get through as many properties as possible and then the last day or so we were going back and forth between two properties... so it was very convenient to have the lockboxes. So there are pros and cons... just wanted to point out this type of situations when people are relocating and have a short period of time to make a big decision!

[@arizonashopper5095]

@jlb0602 In addition, when I'm out showing properties, sometimes we will drive past a For Sale sign, and decide to see it just bc we are in the neighborhood, and it approximately fits buyer's parameters. So not being able to do a last-min showing would definitely get the house seen less.

[@P.Galore]

I bought a home in NJ represented by an elderly Realtor who had a very good relationship with the "fire water". I overheard a conversation she had with another buyer regarding the lack of a master walk-in closet. She said " Honey!.. ANY closet is a walk-in if you try hard enough!"

[@AudraLambert]

okay...that is funny.

[@midlifemom5829]

Jr senior citizen here! You look fabulous! Last child just started college, so soon to be empty nester. Love ur channel

[@AudraLambert]

Ahh..so glad you like my channel..and thanks for the compliment. Wow..last child started college? Good for you!!

[@AlvaradoPinup]

Always great information, thank you Audra!

[@AudraLambert]

You are so very welcome. Glad I could help.

[@lyudmilalogvin3331]

You look Amazing (no matter what age) but I love your Real Estate content...direct, professional, funny, and informative! One can learn a LOT from your videos!

[@AudraLambert]

Wow, thank you! I appreciate it. Glad you are getting a lot of value.

[@gretchenburton7184]

Thank you so much. Very pertinent information. Am older and inherited a mobile home from parents in a land-owned MHP in San Marcos, CA. Great view lot on the hill. 330 homes in here. 'They' would either remodel and sell for over 400k or install a new one and ask for over 500k. This is one of the best lots.

[@kt6332]

Great advice for everyone! Thanks 😊

[@AudraLambert]

Thanks for the comment. I appreciate it.

[@RaymondWong-u3m]

I'm 68 and moving from the Bay Area to Elk Grove in search of a single story home. The homes there are much more affordable, although it gets much hotter during summer.

[@AudraLambert]

@@RaymondWong-u3m Sounds like a big change. Best of luck with the move.

[@suefranz3571]

Great tips! Thanks!

[@AudraLambert]

So glad you got some value.

[@jsmum196]

Yes, you are gorgeous and look "forever young". You obviously exercise and take care of your health and look. You truly are a beauty WITH brains!!

[@showdogmissy]

Great video for anyone who has lived in their home more than 20 years... I am coming up on 40! The curbside donation vultures are going to be circling my house! LOL (selling next year)

[@diana6842]

About 2-3 times per month, I'm stacking stuff on the curb with a free sign. No matter what it is, the items are usually gone in less than two days - or should I say nights because for some reason, overnight shoppers seem to be the biggest shoppers. And how can I keep putting stuff out there, and making trips to drop off donations, and sell things on marketplace but still feel like I'm barely making a dent? This is ridiculous!

[@AudraLambert]

Glad you got some value. Decluttering is the most important part if you've lived there for awhile.

[@jlb0602]

@@diana6842 I understand. We decluttered big time before we moved to Texas in 2019 from California... but still seem to have too much stuff. We also end up putting much on the curb on our monthly bulk pickup day. We put it out a few days early, and much of it is gone before the pick up day! One time I had some older silk plants that I put out there and our mail person ran up to the door, rang the bell and asked if she could get them after her shift. She was worried they'd be gone by then, so we moved them to the porch so she could pick them up later. She was so happy! That felt good.

[@Bayybeycakes]

No way you’re 55! You look fantastic. Great video. Love your channel ❤😊

[@AudraLambert]

Ahh...thanks!! I promise I am. Appreciate your support.

[@LCB-d5y]

Hi.I have a question. When selling a house,is it ok to decorate the house for the holidays? Due to that, not everybody celebrates Christmas. Thank you. I like your teaching videos. Cecy

[@erickestrada6782]

I think I'm going to contact you so you can put my condominium on the market. You seem like a great realtor 🙏

[@deelehey2827]

I ALWAYS insist on a physical contract for anything legal that I am involved with.

[@AudraLambert]

Great idea...that's very smart.

[@JesusCruz-nx9ts]

Good point of view . Thank you . Agents steal or send other people to steal the appliances

[@paulawilliams7030]

Always good info.

[@AudraLambert]

Glad you think so!

[@kristinb5121]

This is a topic that deserves more attention. The changes to the tax law that got rid of roll-overs in favor of exclusions didn't do any favors to long term home owners, especially with the build up of home prices. While I would love to move to a more age-friendly home, the capital gains taxes make it prohibitive. With those, plus fees and simply the cost of moving, I'd be in a big hole. From the stand point of cost savings, down-sizing is a myth in many cases. A catch phrase that doesn't mirror reality.

[@diana6842]

We are in the process of getting our house ready to put on the market - but what you're saying is true and depressing for us. We want to move from Oklahoma to Texas to be near our daughter and her family. The trips back and forth are wearing us out and my husband has some health issues that makes the trips extra stressful and tiring. Real estate is more expensive in TX, and add the other negative factors you mention - this move is costing us dearly. We want to be near our granddaughter so much, so I guess we'll bite the bullet and do this, but this is taking a big bite out of our retirement money and we won't be able to afford a house as nice as what we have here.

[@AudraLambert]

Unfortunately, I really can't argue with that. For some, it is a myth.

[@cackleberrycottage2340]

@@diana6842 This is the boat we are in. We are in So Cal and would like to move to Prescott AZ as we have 2 daughters there and 5 grandbabies there. We have 2 daughters here as well, so it is a hard decision. The traveling back and forth is wearing as I have fibromyalgia plus all the stress of getting pet sitters etc. Plus we are in the mountains, so we don't like to leave during fire season, which is now pretty much all year long now. The houses in Prescott are far more expensive than we imagined and we won't be able to sell our current house for enough to get a similar house there. We won't be able to afford a mortgage in retirement so I am not sure where that leaves us. But with California's insurance issues (we have been canceled and the California Unfair Plan quadrupled our insurance costs) and them constantly trying to raise our taxes, I don't know that we will be able to afford to stay here either once my husband retires. It is quite the dilemma.

[@cindypatrick785]

@@diana6842I can relate to your predicament.We thought we knew how things would go once we retired and turned our 39 year carpet cleaning business over to our son-n-law and daughter.We had thought we would sell our 2900 sq ft ranch style home on 1 acre and purchase a much smaller home on 1/2 acre lot. But, after a family discussion and due to my husband’s life shortening health conditions and the fact that the business shop is on our property and the kids don’t want our house it looks like we’ll be staying here. It’s ok w me though because I start having panic attacks when I even think of decluttering to sell😜. Wish you the best in whatever you decide to do. I know how important being around your grandchild is.I have 2 grandsons and now 2 Great Grandchildren 🤗 10:07

[@jlb0602]

@@diana6842 I think you have to also count the cost of the trips and the wear and tear on you when you are figuring out the cost/benefit of moving. As you get older, you don't need as much house anyway... it seems the greater value is to be close to your daughter, granddaughter, and family. Buy less house, and enjoy your retirement near your daughter and granddaughter! Life is short.

[@tonyk3116]

Excellent. We fall in this demographic and all your suggestions are appreciated.

[@AudraLambert]

So glad you got some value. I know you will do great.

[@rhondalouise332]

Do we disclose that my husband fell through the ceiling and repairs were made? that a water pipe broke in the lower level and a professional service cleaned and repaired the damage? that the upstairs refrigerator turned on the door water dispenser when no one was home and cleanup and repairs were made? (Oh the joys of home ownership!)

[@markh.6687]

That depends on your state where the property is. For example, Illinois does not require conditions affecting health, safety, or the value of the property to be reported IF the seller reasonably believes the conditions have been corrected. Other states may have different requirements. I am a non-attorney commenter.

[@AudraLambert]

Hello there...If I was representing you, I'd say YES. However, it really depends on the scope of the damage. If the refrigerator issue was minor...then no. However, if it required a lot of clean up, remediation...then YES. Its better to over disclose than under disclose.

[@Miz-Newsy]

You can also PRINT the PDF if you have a printer. so you can mark areas that you may have questions about. (Retired Technical writer/Editor)

[@karlakay]

Per your advice, we have kept up with our local market for >1yr, done research, tracked sales & time on market, prices, sqft costs, fixed Everything, cleared clutter, updated mechanicals & appliances, etc Now interviewing Realtors. Our unique 20yr old, custom built 2-family, urban 'green' efficient house has no comps. Realtors use 100yr old comps (flipped to look fancy, but not quality houses) or they suggest price which is the same as smaller Single family houses built same year! Q: We're afraid some are more concerned about their OWN statistics like Market time and Sale/ list ratio. We THINK in this slower market they want to make their numbers look really good by pricing our listing really low! The question is - Does that (unethical?) Practice happen ?? They ALL say "Too hard to get comps"

[@AudraLambert]

The problem with no comps is that its going to be difficult to get a bank to appraise the property...which means anyone making an offer who needs a mortgage may not get a loan on the property. Its just terrible. Not sure where you live...but perhaps the spring season may be a better time to sell your home. I have four properties on the market right. now...its very slow going. Its never a good idea to reach for the stars in a slow market. Sometimes really special homes (which yours sounds like) will sell quickly...even in a slow market. The whole appraisal process is a challenge.

[@karlakay]

@@AudraLambert Excellent reminder; forgot about banks need to have the appraisal & loan be very close. Wonder if banks consider income from renting the smaller unit. A High rent area. Location is urban Columbus OH. Growing population. Desired location between OSU & Downtown & medical corridor. Perhaps should get an official appraisal & also can finance some of house Started to write your team for a realtor recommendation.

[@AL_aboutTown]

Can you please talk about being too emotional when selling? I plan on selling in a few years to upgrade neighbourhoods. I find myself wanting to make various upgrades (windows, upgrading tile, etc), despite my realtor's advice to just focus on paying my mortgage and not making the house perfect. After watching your vids on selling your home yourself, I now realize I may be making emotionally driven mistakes. Can u pls talk about this?

[@jlb0602]

There is a good chance that you may make upgrades that potential buyers don't like and will want to change. I think that's why she says focus on making sure things are working and clean and uncluttered and never mind the cosmetic things. Let the new buyers update the cosmetic things to their liking. What if you put in a tile floor or backsplash that they hate? They will want to change it anyway, so they aren't going to want to pay for the upgrade. I would try to keep that in mind. But as she says, and as a potential buyer, I agree... I'd rather know the roof is sound, the HVAC is newer, water heater is newer, etc., so that I can spend my money on the cosmetics that I like. Windows (and window treatments) are tricky, too, because if you put in black windows because they are trendy right now, some buyers might not like that. If you are replacing windows to be functional (or dual pane replacing single pane) just stick to basic white. And even at that, I wouldn't get creative with windows. If a buyer wants to remodel, they may have something in mind, so your "upgrade" might still get ripped out. If this is a lower end house, some of this may not apply, but cosmetic changes could be helpful or not, depending on how well they are done and how much they appeal to your potential buyers. I certainly wouldn't jeopardize my mortgage payment to try to do cosmetic changes to the house.

[@AL_aboutTown]

Very sound advice

[@audiophileman7047]

Since you brought it up, I will honestly say that you look a lot younger than your age. If I had to guess, I would say you are in your mid 40's. You've got good genes and/or you take care of yourself. 💪👊 As someone who has lived in our current home for nearly 27 years, I hear you on a lot of things you mentioned in this video. We're having to pack a lot of stuff up and move it to storage to work on the interior of our home. We're repairing walls, and we're going to paint. We have old vinyl wall paper that's in good shape, so we plan to service it. Painting the cathedral and vaulted ceilings is going to be BIG fun! 😲 Once we get past the wallpaper and painting, everything else shouldn't be too tough (famous last words). As always, thank you for your sage advice with the giggles and a smile. 👍👍👍

[@AudraLambert]

Ahh..thank you. Appreciate your words. Looks like you are busy with projects!! I know you will do great!!

[@user-es9mb8wi3m]

Hire a painter to do those high ceilings. You do not want to fall and wind up in the hospital. This happens more than you may think. Hospitals cost more than a painter’s fee.

[@karenbrown8837]

I have 50 house plants and am not giving them away. My sister wouldn't take care of them. Some I've had longer then my husband (40yrs).😅😊

[@Reed-2big]

I’ve started decluttering in part because I have some of the stuff from 3 deaths. And my hubby and I didn’t purge when we married because we didn’t know where we’d be. I figure at the rate I’m going I’m going to have live to about 110 years old🥴 Things, unfortunately, may get given away a bit quicker because of Helene.

[@AudraLambert]

Oh no, so sorry to hear about your loss. I hear ya...decluttering takes a long time.

[@Reed-2big]

@@AudraLambert Thank you, it’s been a series of not acting, myself. But, we have a lot of things, for spare parts, that now that I don’t have rentals I don’t need! Working items went to ReStore! My Dad had actually been planning to not leave a mess, he’d downsized to the extreme and still I couldn’t believe how much came out of 2 bookcases that looked nearly empty!

[@KatiSpaniak]

Ugh! I know you are talking about me!!! Accompanied showings are not always a good idea! Buyers hate it, buyer agents hate it. Trying to get a schedule coordinated between a buyer, a buyer's agent, the seller and the listing agent is really hard when you have a lot of showings! And when the house is priced at $250,000 and you have showing after showing after showing all weekend, you cannot get to every single showing. Now, if agents have over million dollar listings, I agree with you... Those should most of the time be accompanied. But I have $400,000 sellers telling me that they must have their agent at every showing. In the middle of rural America. I think that you are setting expectations for sellers who have agents who aren't super sophisticated. I was trying to show a condo that was about $700,000. The agent would only allow showings for two hours on Sunday because that was the only time that she could do it. TOTAL disservice to the sellers! Tell me how I'm wrong... ;)

[@AudraLambert]

Wow! I must have struck a nerve…not my attention..and no, I was not referring to you (Brandon M). You know I respect you greatly. You are an amazing agent. For what it’s worth, I just sold a $439,000 property and yes, I did private showings every single time. In my area, we don’t get a ton of showing requests. If a buyers is going to make the appointment, they’re serious. I’m also going to qualify that buyer before I get in my car and drive out there. I’ve never met a buyer that doesn’t like it when I’m there…Or a team member that knows the property inside and out. I know every area, and every price point is different across the nation. . To be fair, I do focus on higher in properties. My average price point is right around $2 million. Service is service at any price point however. I only sell 30-40 homes a year. If my close sales transactions go up, I hire more people to assist with the service I provide. I think we have different models. Nothing wrong with it. Sounds like what you’re doing is working. If your clients aren’t complaining, you shouldn’t worry about it. My clients would freak out if I or someone on my team wasn’t present at the showing.

[@KatiSpaniak]

@@AudraLambertno nerve struck. More laughing on my end. I’m not sure who Brandon is but now I must look!! At 2 million… I’m there!! Or my team is for sure. Respect right back at you because you’re one of the few out there that has your own original content!! Keep doing your thing!

[@MrMarkS-lg7yk]

It's another good video with excellent advice. Perhaps I shouldn't say it, but young lady, you could pass for 39 years old on a bright sunny afternoon but easily pass for 29 years old after a few drinks. :>)

[@AudraLambert]

Wow, thank you! I really appreciate the compliment.

[@MaddieBr]

I have done a lot of digital signing and always have been able to read the text. Often it's required to confirm you have read before esigning. I would be surprised if RE contracts don't allow that.

[@schex9]

We used digital signature to make an offer on a house, and we certainly could read the entire contract. We used our laptops and never tried to conduct important transactions on a phone.

[@AudraLambert]

Hi there...it really depends on what digital software system the agent is using. I use Docusign. My eyes aren't that great...so I do have a difficult time reading the fine text before signing.

[@karlakay]

RE contracts online DO flip from One Signature or Initials line to the next! Yes - I'm getting the .pdf version first, next time ! I find SO many mistakes (as a proofreader) Even misspelled Seller names, addresses, parcel #'s, etc

[@donaldlee6760]

At 12:38 - do you normally replaced one or two fogged windows in a home if all the other windows are still clear?

[@AudraLambert]

Yes, if all the other windows are good...I probably would replace it if it were my house.

[@johnhaller5851]

You may be able to just replace the panes, which may be cheaper and less disruptive that replacing the frames with the windows, and not give a mix of windows. Contact a local glass repair company.

[@donaldlee6760]

@@johnhaller5851 - that's actually a great idea. I looked at a couple YT videos and learned 1) the window pops out of the window frame and 2) confirmed my insulated glass unit (IGU) will pop up in the normal manner using a putty knife or similar. I'll pop them out and take them to a local company to make identically sized IGUs when we have several consecutive days of nice weather here in California.

[@LeaMcCaw]

Look for repair companies. You can just replace the sealed glass pane unit. Just did it. Way cheaper than replacing the whole window. And certainly less than any concession the buyer would ask for

[@lindawilson4625]

55? You look great!

[@AudraLambert]

Thanks...I needed that today!!

[@larryberry2436]

A senior agent that is 25-years old with 15-years of experience 😊.

[@AudraLambert]

Laughing.

[@schex9]

How can I ensure that agents schedule appointments to show my house with people who said, "We looked online and we want to see 123 Horton Dr" rather than them using my house as a comparable to show how fabulous some other house is that is just $20,000 more? I only want to have my house shown to people who might actually buy it.

[@AudraLambert]

Great question: You really don't know. Sometimes, the buyer may like yours better. If they are qualified, it's not a bad idea to show them. You never know what could happen.

[@markh.6687]

You can require the prospective buyer to provide "proof of funds" before showing the property. That can limit the pool of "Looky Lous" using your house as a comparable.

[@jrs2024]

I’ll research further but what are Net Sheets, and what information will help my parents? Thank you, love your videos. Parents selling their 1-story in Cali, awesome neighborhood.

[@AudraLambert]

Great Question: A net sheet is a list of all the costs associated with the sale of a home. Its like a balance sheet. Your title, escrow, and/or realtor can provide this to you. You'll do great.

[@jrs2024]

@@AudraLambert Oh ok, thanks. Would we see the Net sheet before or after the sale? My parents are concerned abt the capital gain & taxes. Do you have a video on that? I’ll look. Thank you!

[@LeaMcCaw]

@jrs2024 The net sheet won't really show anything with regards to capital gains. It shows sales price minus outstanding mortgage to be repaid and other fees associated with selling to give you a net number you can expect to receive at closing. The capital gains would be calculated on sales price minus original purchase price and cost of any material improvements. One can exclude up.to $500k (filing married) of gains before the capital gains tax is applied.

[@jrs2024]

@@LeaMcCaw Thank you! I understood that Net Sheet did not have anything to do with capital gain equation, but now I have a clearer idea of Net Sheet, thanks. So we are given the Net Sheet AFTER the sale, yes? I wondered how the Net Sheet could help my parents before listing the house, unless it’s used to determine what to list the house for?

[@SallianneHines]

@@jrs2024 No, you get the net sheet BEFORE you list the house. It helps give you an idea of how much money you will walk away with at any given price. There are lots of fees etc. involved in closing. You will also get a net sheet at closing, or sometimes your realtor can run one when you have a firm offer in hand so you can see what you will actually net from the sale. This sheet does not include anything about your individual tax situation like capital gains. You probably need to consult a tax person about that, even before the sale with a "tentative" sales price just so you know the ballpark you are in.

[@akontilis1792]

Great video!! I was wondering what the realyors and buyers actually define as "deferred maintenance"? You gave a few examples, but what are all the categories? Can you do a video about that? 😊 Thanks!!

[@AudraLambert]

Great idea!! I am filming today...but will do this one next week.

[@japexican007]

I got into a contract with an agent that was 3%/3% buyer/seller agent compensation We’ve been getting all low offers so we decided to ask if we could change the contract to have the buyers agent compensation be open and to bring it with their offer in order to help us have leverage on negotiating these low offers, The agent told me that they don’t advise that because if we lower it even from 3% to 1% we run the risk of not appraising, does that sound right to you?

[@diana6842]

I have a mean rescue malti-poo. I'm afraid if I leave the house for a couple of hours, with a lockbox on the door, some realtor will pop in and get a chunk out of her ankle.

[@AudraLambert]

Laughing...good. Just kidding. No one should come to your door and access the lockbox unless your give permission. If they do, let your malit-poo eat them alive.

[@heyjude1101]

Audra, your advice is very good but it is also scary. I feels like I'm sure to get taken advantage of.

[@AudraLambert]

You can do it! I am here to help!!

[@cackleberrycottage2340]

Hi Audra. Thanks for these tips. We have an unusual situation as we live in Idyllwild and our house is a cottage from 1946 that has been higgledy piggledy put together. We have been living in it for 12 years now and we have put a lot of work into it, but we have also tried to keep the original cabin feel of it. We are considering moving to Prescott, AZ in a year or two possibly. A few things have to come together first. Anyway, we know we have to declutter and I have started doing that. Do you have any suggestions on what to do with an older mountain cabin style house? We have redone the fireplace, the floors, the windows, insulation, painted the outside, new woodstove, new roof, new main bathroom ,etc. Should we re-wire the whole house? Some has been done, but not the whole house. Should we pave the driveway? These are things we were planning to do if we stay but haven't had the money for just yet. Also my husband will not hear of painting the pine T&G, which a lot of people do after moving up here. It does make the kitchen dark, but it is cozy too. We are 67 and would like to be prepared should we be able to afford to move once my husband retires. Thank you!

[@AudraLambert]

Hello there. Well, I have to be honest: I am not a puff on cabins. However, I would probably try to keep the cabin feel. If the electrical is really outdated and a safety issue, then yes, I'd probably do something about that. Not sure about the driveway. I'd have to see it. I would check with an realtor you trust for their recommendations. Its hard for me to give advice when I haven't seen the propety. Your cabin does sound lovely. I am sure it will sell quickly.

[@cackleberrycottage2340]

​@@AudraLambert Thank you so much for the suggestions. I know you probably aren't that familiar with this area, but to be honest, I am not a fan of most of the relators up here. That's why I thought I would ask you. We did have one over to get us some advice, but she wasn't that helpful. I think we will just keep on fixing things up as we can afford it and continue to keep decluttering and then see where we are once husband retires. Will keep watching your videos as well but I have the feeling if we sell, we are going to be in for a very rough ride.

[@donnareed3822]

You think yours is going to be hard to sell. Mom’s place is a 100 year old Victoria farm house sitting on a 100 acre property. She’s lived there for over twenty years and she’s 86 and her health is starting to fail. My husband and I are in or late sixties. We live in another state. The house has five bedrooms and five bathrooms. It’s two stories with a large attic. Not only is it overwhelming for her it’s overwhelming for us. Plus it’s so hard to help her because we can’t make any decisions. She has to make decisions about everything single thing. It’s exhausting and takes forever. So even though I go spend weeks with her trying to help. We don’t get much done. It’s a drop in a rather large bucket

[@cackleberrycottage2340]

@@donnareed3822 Oh my. You certainly do have your work cut out for you. My mother in law is 92 and we are trying to help her as well from across the country, but she is incredibly stubborn. She is now at a point where she cannot live alone and that is turning into an ordeal. You just never expect things to become so difficult.

[@catherinewhitfield7814]

Had that happen to me realtor left my back door open 😮 unlocked and open florida 95% apart from the safety issue

[@AudraLambert]

Ugh...so sorry to hear that.

[@blujeans9462]

Why do so many people think the boomers are computer illiterate? Do you realize that a person about 75 years old (around the age of the oldest boomer) was in their late 30s when folks started buying pc's and that the Internet came out just a few years after that (late 80s, early 90s). We were in our prime for new technology . We cut our eye teeth on computers. Now, our parents - well over 80 - ok, yeah, they probably don't know the difference between mice and a mouse - but most of them are already in their final homes or retirement complexes/nursing homes.

[@karlakay]

Amen ! Constantly see that 'dig' on boomers in LinkedIn posts. Every you said - plus we had to develop critical thinking & math skills & social skills. We didn't have an APP for everything. First computer we bought was in 1983. Been learning & keeping up for 40 years

[@diana6842]

I'm 65 and know my way around the Internet pretty well, but my 86 year old mother doesn't know how to access her online bank account, can't place an Amazon order, can't check her online health records, etc. We keep trying to show her but she gets frustrated and says, "Daddy always did this for me." So my 86 year old father knew his way around the Internet quite well - but she can't at all. I guess it depends on the person.

[@AudraLambert]

Hello there. I think it really depends on the person. My mom and dad don't even own cell phones...I am serious. Nor do they own a computer. Not joking. I have several clients that are older and aren't comfortable with computers. Heck, I am 55 and I struggle with technology. The purpose of the video is just don't get pressured into signing something. you don't know what you are signing. Youngsters often times sign electric documents they shouldn't. Just trying to help.

[@blujeans9462]

@@AudraLambert Oh, I'm definitely guilty of signing things without reading it! So, yes, this was an eye-opener in many regards. I can tell you after watching your videos I am so glad my recent sale went through without a problem. I know I didn't check half the things you talk about in some of your videos - oh my!

[@lindadupuis1531]

You need to do a video on how to keep so young lady looking! 😉

[@AudraLambert]

Awe thank you!!!

[@Cocolicious08758]

Wow you're 55? I thought you were 40 you look fantastic!

[@AudraLambert]

Yes! Thank you! I needed that today!!

[@katethatcher6874]

You do not look 55! You are beautiful and freaking hysterical.

[@AudraLambert]

Wow, thank you! I am so glad I make you laugh.

[@user-xs9835]

Audra, you look beautiful just , like 36 years old woman should look! ❤

[@AudraLambert]

Ahh...thanks so much!!

[@bonniesmith4958]

lol… it IS called service honey. I would rather have you as my listing agent vs any other you-tuber.

[@janetsnyder4368]

Thank you from this 76 year old

[@AudraLambert]

You are so very welcome. Happy to help.

[@ChrisMalfaIIX-k9b]

55 WOW, share your secrets.

[@AudraLambert]

You're kind. Thanks so much!

[@bettysmith4527]

Fillers, LOL!

[@DerekDokoto]

I enjoy your channel. Used to live in SJC 30 years ago. Can you address the followIng query... Question about taxation on escrow holdback proceeds. How are the proceeds from escrow holdbacks treated when received in a different tax year than the sale of the home. This is different than installment sales . For example, a $500,000 home is sold with a $100,000 cost basis. A $250,000 121 exclusion is used by the single homeowner with no other income creates a taxable $150,000 capital gain. There is a $12,000 escrow repair holdback which is fully released (in a month) to the seller in the next tax year since closing was in the last week of the year. What is the tax treatment of the $12,000? If received in the same tax year, it would have been part of the overall capital gains. Is this true in the following tax year, i.e. is it 100% capital gains? Seems like a curious side effect is that the $12,000 capital gain has a 0% tax rate with no other income, but if received in the same year, it would have been at the 15% tax rate (part of a $150,000 cap gain) creating an unexpected tax saving. Installment sales have different rules requiring pro-rated basis calculations and may not apply. Internet research comes up empty. IRS customer service and CPAs have no clue. Tax software I've used do not cover multi-year escrow holdbacks.

[@sherifboshra729]

55 … have you ever considered modeling

[@AudraLambert]

Okay...you are my new best friend. Thanks for saying that!!

[@sherifboshra729]

@@AudraLambert 🌹

[@RABPWarrior]

FIND BETTER HOMES FOR THE PLANTS 😅😅😅😅😅😅😅

[@AudraLambert]

Just keeping it real..lol.

[@deelehey2827]

Don’t have a computer

[@AudraLambert]

Yup..either do my parents. Its okay. You're probably better off.

[@KatherineEmbrey-d2q]

Agents can't help you fill out disclosures. Come on now.

[@AudraLambert]

No..but they can explain what the heck the questions are asking. Those questions are tricky..for real!!

[@Bety-m3i]

Yes,you look younger 🎉👍🌷🥳

[@AudraLambert]

Oh thank you!!

[@williamwatson7495]

Audra, terrific video, as usual. It’s helpful to let sellers know they have power. It’s a crazy world. I especially appreciated your comment on wire fraud. Beyond frightful. Look forward to wishing you happy birthday when you turn 30!

[@AudraLambert]

You make me laugh...30! I like you! Thanks for the comment.

[@mushroom_thrillers]

Excellent. Thank you

[@AudraLambert]

You are welcome! Happy to help.

[@robertlee810]

If I signed the contract with the agent to list my house to sell in May or June. but changed my mind in October cause death in the family. Do I still have obligations with this agency? And love your show, watches a lot of your shows.

[@missvivian710]

“A junior senior citizen”…I’m copying that!

[@AudraLambert]

Laughing...I actually get discounts at the movie theater now. Not complaining:)

[@ladikmk]

This senior lady says thank you, Audra. Great video that should prove very helpful next Spring.

[@AudraLambert]

Glad it was helpful! I know you will do great!!

[@Grumpy_nurse]

There are Realtors who will trespass (ignore signs) to peer into your windows & knock (pound) on the front door - then quickly leave the property. Really?

[@AudraLambert]

Yup...I have heard about this. Just not right.

[@marianlassettre]

OMG & LOL, so feeling the potted plants thing. Better Half & I pawned off a bunch of (emptied) clay pots on our next door neighbor recently and... the Better Half treats these stupid pots like they are treasure. Meanwhile, I'm letting the neighbor know it's okay to toss what she doesn't want. Life is NEVER dull, eh? (Btw, I'm 59 & he--Better Half-- is 63). And yes, no one wants stuff. When my parents died, we (I have 3 siblings) donated some awesome but vintage stuff to Habitat for Humanity, Goodwill and Salvation Army. We still filled three full sized dumpsters full of 'great stuff'. My SIL & I joked that SOMEBODY had to contribute to future Archeological digs! Anyway, just a thought.

[@AudraLambert]

Love this comment. Cracking up about the pots. Your experience is not that rare (getting rid of parents stuff).

[@JuniperusAshei]

Clay pots and plants cost quite a bit to replace, two sides to every story.

[@sfurgas]

No way you're 55. Early 40s maybe. We've been watching your videos for a while now. We are in our early 70s, getting ready to move to another state in 10 months. We are trying to get rid of 20 lbs of stuff each week. Interviewed and choose our agent, will sign with her in the spring. She went through the house and gave us some advice, including getting rid of our plants, we are donating them to a community garden nearby. In early spring, we'll have the agent's staging person in to give more advice. We're very DIY, so I'm painting per our agent's advice, including all cabinets to white. We're moving to Youngstown, OH, rated the least expensive city, our hometown. Fair inventory of "ranch" homes. Your videos are a great help and we'll keep watching. Thanks for the advice.

[@schex9]

I thought she was older than me. I'm 58.

[@AudraLambert]

Thanks for the compliment. Sounds like you found the right agent. Great job. You're doing all the right stuff. Best of luck in your transition Youngstown, OH!!

[@billfly2186]

But, pot plants could be a selling point. Better than a re-model. Never a good idea to discuss a woman's age. Let's just say you're a great looking human being.

[@AudraLambert]

I love pots too. However, there is a point where there can be too many. Just trying to help. You are right about not discussing age...just trying to gain the support of the older crowd....cause I am one of em.

[@lindascull6327]

Yes you do look so much younger for all your wisdom too❤ I love that senior saint that's what I am well I don't know you should ask my husband he'd say senior🤎💩😂Thanks for great vid❤

[@AudraLambert]

Ahh..thanks for the comment. Appreciate your kind compliment. Happy to help.

[@Mytriumph650pre-unit]

Yeah you look younger for sure.

[@AudraLambert]

Ahhh..thanks so much!

[@gerelynreynolds2391]

Selling homes today is a JOKE..I would prefer to work with a reputable Investor.!!

[@AudraLambert]

It can be difficult

[@tprev400]

So much flexing going on here. Lockbox on the door, I guess a sign in the front yard doesn't give the same signal, the home has dozens of publically accessible portal sites. No one wants you there for showings, your doing a diiservice to the sellers. I think you need to make a vidoe on talking to seniors but directed a message to yourself that you are not selling a home in 1990's any longer. Oh, someone might leave the fridge open, your not a nanny or butler, your job is to sell the home, not babysit it.

[@AudraLambert]

You must be a lockbox realtor:). Any home seller should want their realtor on site protecting and selling their home. I see you agree that you do agree it’s the agents job to sell the property…how exactly to they do that if they aren’t present? Text message? lol.

[@tprev400]

@@AudraLambert Not an agent at all. If you think hovering and hassling buyers at a showing is selling, you just sound desperate to justify your existence, which is likely short-lived. You just come across as someone who knows they offer little value and is trying to overcompensate. Its 2024, not 1990.