List and have a chance of a holiday.

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Who doesn’t need a holiday? With these winter days already starting to get me down a chance to sail away on the high seas for some RnR sounds really tempting.

If this combined with the fact you are thinking off downsizing, selling up and shifting or just wish to quit some rental investments – list with Team Harper at Black and White and go into the draw so you can relax and plan what’s next.

So give Emerald (027 828 2296)  or Mike (027 444 5373) a call and we can talk to you about this fabulous opportunity.

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“P” Disclosures does your salesperson know the changes?

As Real Estate Sales People we need to be very careful moving forward with disclosures regarding “P”. As the public is aware the Prime Minister’s chief science advisor has reported on “P” contamination and there is obvious repercussions stemming from this report especially when it comes to how “P” has affected the housing market from tenants to owners and insurance companies pushing up premiums.

Sir Peter Gluckman’s May 2018 report has found no evidence of health risks from third-hand exposure to meth (P) smoking residues on household surfaces. What does this mean to you as a Vendor or Purchaser?

REA  (our regulating authority) indicates in there latest comments that “P” contamination of 15 mircograms per 100cm2 or above is considered a property defect that MUST be disclosed to potential buyers. Below this level does not need to be disclosed unless specifically asked by a prospective buyer or where a buyer has clearly shown an interest in “P” contamination. If a property has been successfully remediated back to below 15 mircograms per 100cm2 in a property where “P” has only been used, or to below 1.5 mircograms per 100cm2 where “P” production using highly toxic chemicals was identified disclosure is not required.

Methamphetamine, meth or “P” is a powerful and additive illegal drug. It can affect the health of people who live in a property where it has been produced or smoked in large quantities. There are two reports you can read on-line to give further clarification.

http://www.pmcsa.org.nz/wp-content/uploads/Methamphetamine-containation-in-residential-properties-pdf

http://www.settled.govt.nz/buying-a-home/researching-the-property/understanding-methamphetamine.

The report also found that there was little need to test for “P” contamination unless there was strong suspicion or information from Police or forensic experts that a property had been the site of production or heavy use.

If a vendor or prospective buyer wants a property to be tested, it is important to make them aware that the “P” testing industry is not currently regulated in New Zealand. The report notes that composite field testing, where multiple samples taken throughput a property are combined into a single sample, can lead to false impressions of high levels of contamination. This type of testing is not recommended.

Of importance is always the health of you and your family, the tests will give you piece of mind and its your choice to believe or not to believe what you read in Sir Peter Gluckman’s report.

I have my opinions but prefer to keep them just that!!

 

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Bright Line Test

The latest changes on 29th March 2018 to the Bright Line Test has changed the test, and as Real Estate Professionals we need to be aware of the impacts this could have on our clients. However like any legislation when it comes to dealing with your clients – always advise them to talk to a professional for clarification, and in the case of Bright Line Tests they need to consult with their accountant.

In October 2015, the IRD introduced a ‘bright line test’ for the sale of residential property.

If you buy and sell a property within a certain “timeframe’ this test is used to determine if you are required to pay tax on the profit.

When legislation was originally introduced the time frame was 2 years, however on 29th March 2018 this was changed to 5 years.

To make this confusing; the 5-year rule only applies to properties purchased after the 29th March 2018. The 2-year rule still applies to properties purchased before this date.

In simple terms, gain is taxable on residential properties that have been held for less than the ‘timeframe’ unless the property can meet one of the exemptions below:

The property was:

  • Your main home
  • Transferred as part of an inheritance
  • Transferred to you as an executor/administrator of a deceased estate.

Note you can only use an exemption twice in 5 years (was 2 years under the old rules)

However, with all IRD legislation, there are many fish hooks that can exist and for that reason we ALWAYS as above strongly recommend clients seek independent advice from their accountant.  As salespersons for Black and White Real Estate we do not offer accountancy advice, we leave that for the accountancy Team at Black and White Accounting.

Some of the fishhooks that we are aware of are:

Main Home Exemptions. IRD defines the main home as one the taxpayer has used as their main home for 50% or more of the time that they’ve owned it. Moreover, the taxpayer also needs to use more than 50% of the area of the property as their main home. This means that if you rent part of your house out and the non-rented part is less than 50% of the area in the house. You cannot use that property as your main house under the bright-line test.

If you live between 2 properties, one is able to qualify as your main home.

Subdividing off part of the section. IRD believe that a section does not constitute ‘family home’ as you don’t live in a section, you live in a house, therefore profit made on the sale of part of the section would normally be taxable.

Some exemptions can apply under a matrimonial split.

So at time of listing properties here at Black and White we ask the questions and always advise our clients to seek professional clarification at all times.

Call Mike 0274445373 or Emerald 0278282296 and experience first hand TEAM HARPER

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TEAM HARPER

Mike and Emerald ‘TEAM HARPER,’ are a father, daughter combo who list and sell property throughout Hawke’s Bay.

You will not find a more dedicated team; they pride themselves on making your property transaction as simple as possible, taking control of difficult situations and mediating where necessary. Their ongoing referrals and satisfied client testimonials are reflective of this.

Customer service is paramount to their business, they will listen to your needs and cater accordingly, well aware of differing circumstances, where no property transaction is the same.

Mike has over 30 years’ diverse experience in the property sector, from sales, large-scale developments, branch management through to project management. Emerald comes with an infectious enthusiasm, tenacity and a love of customer satisfaction. Her 3 years’ experience in property sales has been successful, both independently and within Team Harper.

Team Harper are proud to represent Black & White Real Estate with their innovative marketing techniques and exceptional buyer reach across all mediums. Working alongside professionals within the Black & White organisation; accountants, mortgage brokers and insurance specialists, builds competence and makes us your ‘one stop property shop.’

 

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We Love Boutique

As professionals, we constantly strive to develop and grow our business. To do this we engage with our consumers and the general public on what they want from an agency and their real estate professional.

Although, there is never ‘one solution for all,’ we regularly receive comments such as:

  • Great advertising reach and exposure – Black & White Real Estate promote property on all industry websites (realestate.co.nz, oneroof.co.nz, trademe.co.nz, homes.co.nz … just to name a few), Social Media, and all tactile property publications, finding YOU buyers, both nationally and globally.
  • Affordable fees – as a boutique agency we don’t have the middlemen or staff that larger corporations require, therefore, we can pass these savings onto the consumer, YOU. Don’t be under the illusion that you won’t receive the same service – the more ownership we have, the better informed you will be.
  • Strong negotiators – everybody wants the best price for their house within the most ideal time frame, we pride ourselves on negotiating buyers up in price and not negotiating vendors down in expectations, this is why we often exceed expectations and retain relationships.
  • Trust and compliance – Black & White are ahead of the game in compliance procedures and protocol, keeping both ourselves, our clients and our customers safe from potential disputes.

We would love your feedback and hear what you value in an agency or salesperson.

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A Snapshot of the Hawkes Bay Property Market

The latest figures from REINZ for April makes interesting reading as it shows a 3% fall in medium sales price from March 2018 over April 2018. What does this mean? Has the market peaked and are we experiencing a correction? Or is it just a shift in the range of properties coming to the market at present?

When you study the statistics I believe it is the latter as when you look at the medium list price you see the average was down from $375,000 to $349,000 across Hawkes Bay. That is a decrease in value of $26,000.

When you look further into the statistics Central Hawkes Bay and Wairoa also makes a difference in the values, with a different picture emerging if you look at the main Urban centers across Napier and Hastings with the medium sales prices for April 2018 being as follows:

Hastings – $410,000 a drop from $436,000 in March 2018 – this drop could just be a slight correction or simply lesser valued stock coming to the market and being SOLD over April. The trend would need to be analysed over a longer period to make a firmer prediction.

Napier – $490,000 an increase from $486,000 in March 2018. Really it is steady as she goes with values being relatively stable over this two month period.

What will be interesting to watch however is what happens to interest rates over the next 6 months as the major lending institutions indicating the cost of obtaining funds is rising globally. Meanwhile the Reserve Bank has kept the cash rate at 1.175%. Want to learn more about the Reserve Bank check out their web site. www.rbnz.govt.nz.

What is obvious is the market is still strong, we are all enjoying a surplus of buyers with not enough options for people to purchase.

Whilst the current trend is steady as she goes it really is the perfect time to bring your property to the market if you are thinking of selling. Major cities throughout New Zealand are showing signs of slowing and reducing values it is only a matter of time that the provinces follow. We all know how quickly the market can change it is a matter of being prepared.

Give Mike (0274445373) or Emerald (0278282296) a call if you’d like an appraisal and discuss you options. Remember as a vendor you are always in control.

 

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Acres in Meeanee

Very rarely does a 4 hectare Horticultural block become available in the heart of Meeane. Well The Harpers have listed just that.

This block is currently being planted as a market garden with areas of pumpkins and corn. The property has 2 bores one for irrigation and one for the domestic supply. There is a two bedroom cottage on the property which has had some recent improvements, it is currently rented at $250 per week.

The land is zoned rural – we have available on request a copy of Napier Cities District Plan which does provide information what is permitted or discretionary activities on the property.

The property is being marketed by way of TENDER which will close on the 28th February 2018. Check out the property www.bwhbrealestate.co.nz/lifestyle-for-sale/23-basil-road-meeanee-bwr10012

Phone Mike 0274445373 or Emerald 0278282296 to arrange an opportunity to view.

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Is it time to sell?

Time to Sell Now?
One of the questions we often get from prospective home sellers is should I list my home now or wait until I find something I want to buy? There really is no right or wrong answer. Much of the decision making process should center around your personal circumstances, along with local market conditions.

For example, what if there are very few homes for sale? Low inventory is fantastic for home sellers. Basic economics of supply and demand tells us that most things sell for more money when there is less of them available. It has been proven time and again this applies to housing.

THIS IS OUR CURRENT MARKET CONDITION IN HAWKES BAY!

Here a just a few of the Pros when listing your home before you find a home to purchase.

1) A lot of people don’t realise that you can negotiate a longer settlement or better still, cover yourself by inserting a condition to the Sales & Purchase agreement allowing yourselves time to acquire another property. Buyers still fulfil & confirm their conditions so most of the time it leaves you in a position where it is only subject to you finding a home. If you don’t find one, the offer and sale does not proceed.

2) You are in a better position when you do find a home. We all know that multi offers are still happening on most homes and those with homes to sell often miss out in this process. If you are in a position where the contract on your home is just subject to you finding a home, you will not require a subject to sale clause. That places you in a stronger position when entering negotiations.

3) Interest Rates still remain low so making changes sooner rather than later could work in your benefit if you are interested in fixing at lower rates. Will they rise this year like predicted? We don’t have a crystal ball, but if you are considering a move this year, now is a good time.

4) Motivated Buyers are looking everywhere throughout Hawkes Bay. There are still plenty of first home buyers with pre approvals looking and not finding a lot out there and the same can be said for buyers with budgets between $450,000 – $650,000. Most buyers in this bracket have homes to sell but they are ready to List when they find the right one, which brings us full circle back to point 1.

So, when it comes to selling; The statistics are in your favour – historically, homes sell for more with low stock there’s no better time than now.

2018 is here & NOW IS THE TIME TO GET SOLD!!

* Call your preferred Black & White Real Estate Sales Consultant NOW to discuss our NEW YEAR COMMISSION SPECIAL OF 2.95% + GST & receive a $850 Marketing Package absolutely FREE.

What are you waiting for? Call Mike 027 4445373 or Emerald 027 8282296

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Sunny Surprise – Shakespeare Rd Bluff Hill Napier

Perfect opportunity to own an affordable and cosy character home, zoned for Napier’s most popular schools and conveniently central to both Napier CBD and Ahuriri. This home is available now and we strongly encourage you to view.

This attractive home has been recently updated, enhanced with a crisp modern kitchen, renovated family bathroom and generously proportioned bedrooms. The light-filled and sun-drenched lounge is equipped with a compliant wood burner, heat pump and heat transfer system – ensuring year-round content ambience.

Set on a maintainable, fully fenced section, with private external entertaining options and safe play areas for pets and children. Complete with two off-street car parks and room to build a garage, thus adding potential value to this desirable property.

Families, first-home buyers and investors, view this charming home today! Call Mike or Emerald at Black & White Real Estate for prompt and genuine service.

Check out the listing on this link  www.bwhbrealestate.co.nz/house-for-sale/101-shakespeare-road-bluff-hill-bwr10007

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Black and White Real Estate – Hawkes Bay’s latest Real Estate Option

Welcome to Black & White Real Estate, the latest addition to the Black & White family of businesses.

We now proudly deliver accounting, mortgage, insurance and real estate services – truly making us Hawke’s Bay’s one stop property shop!

At Black & White our goal is to provide you with complete certainty as you embark on the sale or purchase of your property, complete certainty of our fees and complete confidence in our team. The focus is on you – the client – and working in partnership with you to ensure you achieve your property ownership goals. The key to this relationship is gaining an understanding of your individual needs and tailoring our service to best meet these needs.

Whether it is purchasing your first home, downsizing for retirement or growing your investment portfolio our team of professionals will work with you every step of the way to make your experience as stress-free as possible.

We deliver the full spectrum of services to assist you with your property ownership dream and we are committed to providing these services to our clients with enthusiasm, integrity and excellence.

The Black & White Sales Team are dynamic, diverse and driven – your success is their success!

The Harper’s are proud to represent this new exciting brand and look forward to working with the team to provide exceptional service for all our clients.

Trust, Experience, Dedication to Excellent Service is what can be expected.

Call Mike 0274445373 or Emerald 0278282296 for a free consultation.

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