Tag Archives: Selling a home

RUN!! If Your Agent Calculates Price Per Square Foot

06 Tuesday Jan 2026

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Price per square foot is a concept in real estate which is easy to understand and just as easy to misuse. The formula is pretty simple: To determine price per square foot, you take a price, such as sale price of a home, and divide it by the square footage of the property.

Price per square foot is useful in looking at broad market comparisons, such as comparing one entire metro area to another, or looking at an area’s average change over time. It is not, however, terribly accurate in figuring out the value of your home.

Why? Well, price per square foot fails to take into account the most important factors when pricing a home.

First and foremost, it makes assumptions about the home’s amenities. We all know the quality of materials used in home construction and the condition of the home’s appliances and other features can have a dramatic impact on the value of a home. A kitchen with Italian marble surfaces versus one with pressboard countertops will have completely different values. Price per square foot in a given neighborhood will blend these homes together and produce an average.

Second, price per square foot assumes locations are identical, but in almost any metro area there are up-and-coming neighborhoods as well as neighborhoods in decline. Price per square foot near an abandoned industrial zone will vary considerably from one near a well-established downtown district with a great walkability score.

Third, even the simple methodology of calculating price per square foot can be influenced by how the total number of square feet has been calculated. If one has a garage converted into a mother-in-law, and another home doesn’t, which square footage is valid? And what about home or lot size? Sometimes above or below-grade lots can influence the price per square foot as well.

Price per square foot is more useful in commercial situations where there is tremendous uniformity in the design, construction, and location, but as a tool for assessing your home’s market value, it’s flat out dangerous.

Want a real estimation of your home’s value in its current condition and location? We’d be happy to help. Get in touch today, and We’ll show you what goes into determining the optimal price for your home. Kevin and Jennifer Hanley, REALTORS Keller Williams Realty Atlantic Partners Southside www.HanleyHomeTeam.com 904-515-2479

6 Commonly Forgotten Items on Moving Day – Complete Guide

27 Monday Oct 2025

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The chaos of moving day is a prime time to forget or misplace essential items. When you’re preparing for the big move to your new home, the following items are some of the most overlooked (and the most sorely missed in a time of need!). For example, many people arrive at their new house only to realize they can’t access basic necessities like keys or important documents, turning an exciting day into a stressful ordeal.

Jewelry, watches, and small valuables: These small, expensive, and often irreplaceable items are best kept in a safe deposit box or with trustworthy friends or relatives on moving day. Imagine the panic of unpacking boxes and discovering your grandmother’s heirloom ring is missing—carrying them personally or securing them separately prevents that nightmare.

Garage door opener: The old one won’t be of much use at your new house, will it? Be sure to leave it behind for the new owners. Also, make sure the old owners of your new house give you theirs! Without it, you could be stuck waiting outside your garage on arrival, unable to unload easily.

Spare keys: Sets to your old house should remain with the new owners, but don’t forget sets to the new house! There’s nothing more frustrating than arriving at your new place without a way to get in. Double-check with your realtor or previous owners to ensure you have all necessary keys, including any for side doors, mailboxes, or gates.

Old address books: Yes, we all have fancy new smartphones, but it seems like families all have a well-worn phone book stashed in a spice drawer somewhere. These are practically family heirlooms of information, so don’t leave them behind—scan or photograph pages if possible, but keep the original safe.

Unfinished errands: Do you have any clothes at the dry cleaner? Books due to the library? What about other video game or DVD rentals? It can be a real hassle to settle up on these items from 100 miles away, right? Make a final sweep of local spots a day or two before closing to retrieve and return everything.

Medical records: While a lot of medical information is digital these days, you should make sure you don’t misplace your copies, including dental information and prescriptions. It’s easy to lose them at the bottom of a hastily thrown-away box. Keep these in your personal essentials bag for quick access, especially if you need refills or appointments soon after moving.

We make sure our clients’ experience selling their old home and moving into their new dream home is a smooth transition. If you’re interested in a hassle-free home selling experience, please get in touch today: Kevin and Jennifer Hanley, REALTORS 904-515-2479 The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside www.HanleyHomeTeam.com

Top 10 Ways to Make Your Home Sell Faster – Complete Guide

20 Monday Oct 2025

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The devil is really in the details when buyers look at a home. Lots of everyday wear and tear that you don’t even notice can ding your home in the eyes of potential buyers. Here’s the Hanley Home Team’s list of ten simple improvements you can do to help your home sell faster:

1. Spruce up your baseboards: Pets, kids, and stumbling husbands in the dark can make a mess of your baseboards. Repainting baseboards after repairing scratches with putty can make the border of any room look new.

2. Fill in nail holes: Part of interior repainting should be careful attention to those errant nail holes from pictures, shelves, and other wall-mounted baubles. Putty, smooth, sand and paint!

3. Sniff for smokers: Filter replacement is a must if someone’s been puffing in your home. Also wash down those walls, prime them to seal in any cooked-in nicotine, and repaint. Be sure to check entryways and lawns for cigarette butts, too!

4. Review the roof: Do you have missing shingles? Broken tiles? Is mold and moss sprouting up there? Do some cleaning and spot replacing.

5. Reinforce your gutters: Clean them out, dry them out, then caulk them to prevent leaks. This will keep water off the siding, reducing staining and damage.

6. Replace bad vinyl floors: Not only are they tacky when they’re cracked or cut, but they can suggest water damage to buyers.

7. Repair dripping faucets: Buyers will turn faucets on and off. What will they find? If your sinks and baths dribble, fix them before buyers imagine their future headache.

8. Tune up screens: Did you have a dog that liked to lean against the front door? Look for the sagging, hanging, bent, and bubbling screens, especially around doors. New screens look clean. Old screens suggest neglect.

9. Patch cabinet scratches: Tibet Almond Stick, Old English Scratch Cover, or even some artful re-staining can make cabinets seem new. Remember to polish them up when you’re done!

10. Reseal wobbly toilets: If the bowl moves when you sit on it, the bolts are rusted, or the bathroom floor is damp and discolored around the commode, replace the toilet or at the very least reseal it.

By the way, you can also use our tools and vendors to help you sell faster, too!  Get in touch today. http://www.HanleyHomeTeam.com – Kevin and Jennifer Hanley, REALTORS – The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside 904-515-2479

Boost Your Home’s Value Ahead of Your Appraisal – Complete Guide

11 Monday Aug 2025

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Painting TrimWhether you’re planning to sell or refinance, a home appraisal is a necessary step in determining the true value of your home. This means your home should be in the best possible condition, so it will be appraised at the highest potential value. While it may be tempting to swing for the fences with big-ticket renovations, there are smaller things you can do to efficiently raise the market value of your home.

Start Small with a Little Spackle
If you’ve lived in your home for any length of time, you’ve probably hung things on the walls, put up shelves, or simply had accidents that resulted in minor damage. Now is the time to repair those blemishes. Filling these holes and crevices with a little spackle and painting over the area will leave your walls looking like new. While this may not boost the value of your home, it will keep the appraiser from deducting for the damage.

As Long as You’re Painting…
After you’ve touched up your walls, you might want to consider freshening up the paint. Repainting worn trim and moldings around the home can give it a fresh look. Venture outside and touch up the trim around the windows and doors too. This will boost curb appeal and help you add value to the home. Any area where the paint is peeling, chipping, or simply has lost its luster should be retouched with a fresh coat.

Update Your Crawl Spaces
An upgrade that’s growing in popularity (and will grow your home value) is crawl space encapsulation. Crawl spaces are essential for providing homeowners and contractors with access to important systems of the home. However, these spaces are vulnerable to moisture and water damage caused by humidity and harsh weather conditions. In drier climates, dust and insects can interfere with HVAC systems. To protect crawl spaces, homeowners have started sealing these spaces with polyethylene barriers to keep out moisture, dust, and pests.

Do a Deep Clean
This is also the time to really clean your home from top to bottom. If you have young children and pets, there may be odors and damage that might not be noticeable to you, but strong odors and scuffed hardwood floors will be the first things your appraiser notices. Consider hiring professionals to wax the floors, shampoo the carpets, and conduct an intensive cleaning of the entire home.

Conduct Other Repairs
At some point, you should tour your home with the mindset of a home buyer. This will help you identify problems that you live with every day but just don’t notice anymore. Look for things that need to be repaired, such as a loose handrail, a leaky faucet, or a shorted electrical outlet. Repairing these problems ahead of time will ensure you won’t lose money on the appraisal.

By taking the time to spruce up the home ahead of the appraisal, you may be able to increase the value by thousands of dollars. The suggestions offered here should give you a head start, but if you have additional questions on how to add more value to your home, please don’t hesitate to reach out us – Kevin and Jennifer Hanley, REALTORS, The Hanley Home Team of Keller Williams Realty http://www.HanleyHomeTeam.com 904-515-2479

Getting Ready to Take Listing Photos? Hide These

04 Monday Aug 2025

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If you want your listing photos to attract buyers, they need to frame your home in the right light—and that might mean saying goodbye to some of your home decor prior to snapping your photos. Professional photographers and top agents agree: cluttered or oversized items can distract buyers and make rooms appear smaller or less appealing online. By decluttering strategically, you help highlight your home’s best features—like spaciousness, natural light, and beautiful flooring—encouraging more clicks, showings, and offers.

Tall vases. Tall vases can make a statement in a room—but because they’re so large, they can dominate the frame and draw attention away from the space itself. If you want to display flowers or plants in your listing photos, opt for shorter, simpler vases or small clusters that complement rather than compete with the room’s architecture and flow.

Area rugs. Area rugs may add color and character to a room, but they often make spaces feel smaller and hide the home’s original flooring. Before your photo shoot, remove small area rugs, runners, or throw mats to open up the floor plan and showcase hardwood, tile, or luxury vinyl—especially if your floors are a selling point. Buyers love seeing clean, unobstructed surfaces that suggest easy maintenance.

Appliances. Obviously, you’ll want to keep major appliances—like your refrigerator and dishwasher—where they are. But if you have a variety of small appliances cluttering your counter space (toasters, blenders, coffee makers, knife blocks), clear them off and store them temporarily. Empty counters create a clean, spacious, and organized look that makes kitchens feel larger and more inviting—key for online photos where first impressions count.

The Takeaway: Bottom line? Your listing photos play a large part in your home sale—and if you want your listing photos to attract serious buyers and help you get your property sold faster and for top dollar, plan to put these items away before your photo shoot. A clean, minimalist look in photos can dramatically increase buyer interest.

We work with a professional photographer to create your best “home story” which helps us sell your home quickly and for the most money! Get in touch today and let’s start telling your home story!

Kevin and Jennifer Hanley, REALTORS The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside 904-515-2479 www.HanleyHomeTeam.com

Tips for Tree Removal

26 Monday May 2025

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images-8If you have a troublesome tree on your property, dealing with it responsibly, economically, and safely is important. While you may own a chainsaw, tackling the project yourself can be extremely risky. Here are some questions to ask and tips for tree removal:

1. Make sure you need to remove it. Mature trees are good for property value. Before you go clear-cutting your property, be absolutely sure removing it is the right move. A certified arborist can help you make the decision between removal or sensible trimming.

2. Don’t do it yourself. What if the tree falls on your house? What if it lands on your neighbor’s car? What if you get crushed? Are you experienced enough with a chainsaw to handle it without injuring yourself? Hire a pro.

3. Hire a certified company. This means someone certified by the International Society of Arboriculture or a Tree Care Industry Association Accredited business. If the tree is near power lines, they’ll also need to be “Approved Line-Clearance” arborists.

4. Can you legally remove the tree? Be absolutely sure the tree is legally on your property before you take action. If you determine it is, find out if any permits are required to remove or trim the tree. Some communities have strict guidelines pertaining to tree removal.

5. Ask about trimming methodology. If the company handling your tree recommends “topping” the tree or uses spikes on their boots for routine tree trimming, find another company. Both can expose the tree to disease and result in serious wounds.

6. Get a detailed estimate from three companies. Nail down what they’ll do, how long it will take, and what equipment they plan to use. You need an apples-to-apples comparison to make your decision, and you might just find out one company takes greater precautions when it comes to safety.

7. Get references. Don’t rely on Yelp alone for a review of your arborist. Ask them for references you can speak to independently.

Trees are beautiful and essential to our ecosystem, but there are times when steps must be taken to deal with dead wood and other incursions. Do yourself a favor and treat your property with the respect it deserves.

Need a good referral for tree work? Get in touch: Kevin and Jennifer Hanley, REALTORS The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside http://www.HanleyHomeTeam.com 904-515-2479

 

Organizing Your Fridge this Easter

21 Monday Apr 2025

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Easter brings a big meal, and despite our best efforts, we seldom finish all the amazing food. Ever found your fridge too stuffed with leftovers?

The truth is, many of us don’t manage our refrigerator space well. There’s actually a ton more room in your fridge if you make smart choices about how your organize what you need to store. Here are some surprising ways to make the most out of the cold space you have in your kitchen.

1. Ditch the round storage containers. Plastic storage bins are cheap enough now that you can probably afford to replace those old circular ones with stackable square ones. Square or rectangular shapes are far more efficient for the typical fridge.

2. Prioritize the shelves. Put what you want eaten soon on a middle rack, and don’t let it drift to the back. Items which fade into the back get forgotten, and typically don’t require the coldest temperatures. Put your milk and your meats in the rearward cold zones for freshness and storage efficiency.

3. Remove tomatoes, onions, potatoes. You’re doing these veggies a favor by keeping them out of the cold. Tomatoes will get mealy and soft, while the cold amps up the starch in potatoes. Onions and potatoes can survive just fine if separated into bags and placed in a drawer away from the light.

4. Check your condiments. Many of us keep condiments in the fridge that don’t need to be chilled and can be stored in the pantry or cabinets. This includes mustard (8 weeks), ketchup (4 weeks), fish sauce (2 years), hot sauce (3 years), and soy sauce (1 year). Keep them out of direct sunlight in a relatively cool room.

5. Supplement with a beverage fridge. Sodas, beers, and other beverages can take up a lot of room in your fridge. Consider investing in a smaller beverage fridge. Many can be found for under $300. A beverage fridge will also reduce the in-and-out traffic to the main fridge, ensuring greater energy efficiency and more stable food storage temperatures. Decluttering your fridge can also promote food safety. A packed fridge prevents air from circulating and keeping foods at their optimal temperature.

If your fridge isn’t the problem, but your small kitchen is, maybe it’s time to start hunting for a bigger house! Get in touch with us, and we’ll help you find homes in your area with dream kitchens: Kevin and Jennifer Hanley, REALTORS Keller Williams Realty Atlantic Partners Southside – The Hanley Home Team 904-515-2479 www.HanleyHomeTeam.com

Just Sold Your Home? Make Sure to Do These Things

14 Monday Apr 2025

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You just sold your house. Congratulations! But while you’ve knocked the biggest task off of your moving to-do list, there are still things you’ll need to take care of as you transition out of your current home and into a new living situation.

So what, exactly, are those things?

A recent article from realtor.com outlined key things sellers will definitely want to consider doing following the sale of their home, including:

  • Organize and file all of your paperwork. After you sell your home, you may be tempted to toss your paperwork into a drawer and forget about it—but when tax day rolls around, you’ll need copies of any paperwork associated with the closing and settlement. Make sure to organize and file all of your paperwork in a safe place; that way, when April 15 hits, you’ll have everything you need for your taxes ready to go.
  • Send change-of-address notices. Once you sell your home and move out, you want to make sure your mail follows you to your new address—so make sure to fill out your change of address form ASAP. (In fact, the US Postal Service recommends completing your change of address request 30 days before you move out.)
  • Think about what you need from a buying agent. Sometimes, the agent that helped you sell your house is the perfect person to help you find a new home—but not always. Before you commit, think about what you need from a buyer’s agent—and whether your selling agent fits that criteria. (For example, if you’re moving to a new city, you’ll probably want to work with an agent that’s familiar with the area.) If you do opt for an agent other than the one who helped you sell your home, ask him or her for a referral to an agent they trust to help you with your purchase.

Want more tips? Get in touch! Kevin and Jennifer Hanley, REALTORS The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside 904-515-2479 HanleyHomeTeam.com

Retirement Strategy? Relocate!

07 Monday Apr 2025

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RetirementUnlike earlier generations of retirees who paid off their mortgages and retired in their family home, today’s Baby Boomers are looking to capitalize on home equity to enhance their retirement savings. If you’re thinking how relocating might stretch your retirement dollar, below are a few points you should consider before relocating, downsizing, or trading up:

1. Speak with your spouse or partner first, even if you think you’re both of the same mind. Don’t assume that you’re in agreement. When the moment to make the leap comes, feelings may change.

2. Consider the cost-of-living in a different part of the country. There’s a pretty big swing between rural Florida and urban San Francisco, for example. This might also mean factoring fuel costs if you’re moving into an area where you’re likely to spend more time driving.

3. Consider whether your plans are realistic. For example, could you really live in a 1-bedroom condo after spreading out for years in your present 4-bed/3-bath?

4. How much will the ease and pleasure of retirement depend on family and friends? What are the pros/cons of moving nearer/farther away? Conversely: Are there any detriments to moving closer to younger family members? (I.e. are you ready to open a free grandkid-sitting service?)

5. Consider the potential impact of capital gains if you have substantial equity in your home– speak with a tax professional. This is especially true if you’re downshifting from ownership into a rental market.

Relocating to a more affordable area as well as to a smaller home is a strong strategy. But real estate values and property taxes can vary immensely by locale, even within the same state. Research thoroughly. Also, you want to spend significant time in the location to make sure its compatible with your lifestyle, pace, and interests.

If you’re thinking about relocating or know someone who would like to speak to a local agent about relocation plans, please pass along our information. We would be honored to serve your friends and family: Kevin and Jennifer Hanley, REALTORS 904-422-7626 Keller Williams Realty Atlantic Partners Southside http://www.HanleyHomeTeam.com

Turn the Lowball Offer into a Great Offer

24 Monday Feb 2025

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surpriseYour agent is required to bring you any and all offers made on your home, so once and a while you’ll receive what’s known as a “lowball” offer. Lowball offers are buyer offers which far fall below your asking price. Sometimes they’re so low that they only serve to make you angry.

Don’t get angry! While selling your home is an emotional process, there are rational, effective strategies for dealing with the lowball offer. Sometimes the lowball offer can even turn into the right price if you handle negotiations the right way.

1. Remain calm. Your urge may be to tell the buyer to go #*&@! themselves, but there’s nothing to be gained in making enemies.

2. Understand that sometimes buyers aren’t familiar with true market value. They may be from somewhere where homes are much less expensive, or they could be first-time buyers who have been counseled by friends and family to begin with lowball offers.

3. Have your agent communicate that while you’re happy to work with them as buyers, you’ll need an offer which is somewhat more competitive and at a level you could consider seriously.

4. Consider countering for a small amount off your asking price to signal your willingness to negotiate, but reiterate that you will need to hear something more in line with market value to continue negotiations.

5. Alternately, if you really are in a hurry to sell, counter with your rock-bottom offer. This number may not be close to their lowball, but it could be substantially less than your listing price. This may make the lowball buyer suddenly reconsider their position, tempted by the opportunity to purchase the property at what they consider to be a “substantial discount.”

6. Ask the buyer to justify their price. If they truly believe their offer is genuine and fair, they should be able to point to reasons why your listing price is inflated. Make them show their homework. If they haven’t done it, you’ll know soon enough.

7. Don’t fall for the “but we can’t afford more” pity play. Sympathize with their financial situation, but in no way let it sway you from the true value of your home.

Of course sometimes a stream of lowball offers can indicate that the home is priced too high. Occasionally agents will “buy the listing” by assuring sellers they can get the higher price, only to take a lower offer much later down the line. It’s not a sound strategy. If you’re looking for the honest market value of your home, get in touch with us today: Kevin and Jennifer Hanley, REALTORS, The Hanley Home Team of Keller Williams Realty Atlantic Partners Southside 904-515-2479 http://www.HanleyHomeTeam.com