Slide background
Award Winning Real Estate Services for Buyers & Sellers
in Randolph, Holbrook, Avon & Surrounding Towns
Slide background
Slide background
Slide background
Slide background
SEARCH OUR LISTINGS
$
$
 

Finding The Right Home

After determining how much you can afford and what type of neighborhood you would like to live in, a Todd Sandler Realtors agent can help you to find a property that will best suit your living needs. A Todd Sandler Realtors agent can help you to determine the characteristics of a home that are important to you, and how to rate the individual homes you are considering. While it's true that all homes share similar attributes: walls, floors, doors, etc., the same can be said about people: arms, legs, feet, etc. But like people, each home can have a distinctly different personality, and different qualities to offer. When you begin the process of finding the structure that you will call home, you should have a plan for evaluating (or should we say interviewing?) your prospective new residence. You must remember that you can spruce-up a building with a little paint and elbow-grease. But the features of a home that cannot easily be changed need special consideration in advance.

Understanding Appraisals & Market Values

Once you have narrowed down your choices of homes you are attracted to, you should then get an appraisal of the market value of the homes. A "Market Appraisal" differs greatly from a "Tax Assessment". Tax Assessments are set by appraisers who represent the city or town where the property is located, for the purpose of setting a value to base the property owner's local tax bill. The town appraisal will often only account for the most basic specifications of the home, such as lot size, square footage, number of bedrooms, etc. Tax Assessments often ignore any special features the home may have. As a result, most town appraisals are substantially less than the actual value of the home; thus, any arguments about the town appraisal are avoided.

A "Market Appraisal" accounts for all of the special features the home, the condition of the home, and the current state of the real estate market, and other factors. This more comprehensive appraisal offers an educated conclusion regarding the actual market value of the house, or the monetary amount that the house is worth. It is important to get a Market Appraisal of the house to know whether you are paying the appropriate price. An appraisal can be done one of two ways: through a complete appraisal or by having an "eyeball" appraisal done.

Professional Appraisal

A complete appraisal involves a professional appraiser and can take some time. The appraiser needs to look up public records of similar houses that were recently sold, do a thorough examination of the house itself, and evaluate the economic condition of the community. This whole process might delay the closing of a house, but it is often ordered by the lending institution anyway. If the lending institution does the appraisal, you may want to consider getting a Market Appraisal of your own to confirm the other appraisal.

Eyeball Appraisal

An option to a professional appraisal is to have an "eyeball" appraisal done. This type of appraisal is not as thorough as a complete appraisal but it is better than no appraisal at all. An eyeball appraisal is also an inexpensive way to verify the lending institution's valuation of the property. This type of appraisal calls for the expertise of an experienced professional who can look-over of the house and make determinations that would be close to that of an actual appraiser. Todd Sandler Realtors has experienced professionals who are familiar with this process and can help you to with an Eyeball Appraisal that can determine if the house purchase you are considering falls within the right price range.

Once the Eyeball Appraisal has been completed, you will want to answer the following questions:

- What price is the seller asking for the house?
- How does the price compare to similar homes on the market?
- What was the amount of the "eyeball" appraisal?
- How does this compare to the lender ordered appraisal?
- Are these prices consistent with courthouse records?

You should log these answers to make sure that neither the seller nor the lender are overstating the value. By doing your research, you are protecting yourself against being taken advantage of. It is obvious why a seller would ask for more than the appraised value of the house: more profit for them. The lending institution may also overstate the value to get you to take out a higher mortgage than necessary for the same reason. Many people simply love their home and hold it in high regard, with a high price to match. Keep in mind, however, that in a tight market or in a very desirable neighborhood a seller can ask for, and get, a selling price that is higher than the appraised Market Value of the property.

Any of the above examples represent great reasons to get a professional appraisal. You can never be too careful. Your home will most likely represent the largest investment of your life and your most important piece of equity. It makes sense to spend a little extra to make sure you paid the right price.

Understanding Home Inspections

Once a new home has been picked out, one very important step in the buying process is the home inspection. This differs from the appraisal in that it tells you the "physical condition" of the house and what items may need your attention in the near or distant future.

If you believe that you should have a mechanic check out a car before you purchase it, you should believe in having an inspector look at your house. You should get a professional inspector to conduct the inspection. Todd Sandler Realtors can provide you general information on finding a qualified professional inspector who can provide this service for you. However, as agents of the seller, we cannot directly recommend specific inspectors.

It will not be very cost-effective to pay money for an inspection on every house that you look at. It would be smarter to develop the ability to perform your own pre-inspections before you hire a professional to do one for you. While your pre-inspection probably won't be as comprehensive as a professional inspection, it will provide you with a good indication of the general condition of the home.

It is important to note that the purpose of a home inspection is to determine whether the property has any conditions that you could not have discovered on your own while viewing the house. Home inspections are NOT a tool for renegotiating the price of a property after you have chosen to buy it.

Todd Sandler Realtors strongly recommends that you get an inspection on the house you are considering to purchase. It is definitely the best way to protect everyone in the transaction. When securing a report, we recommend that you choose a qualified, professional, exprienced inspector who will stand behind his report. The inspector should belong to ASHI (The American Society of Home Inspectors) and the Inspection Company should carry the appropriate errors and ommissions insurance.

Lastly, you should have the home inspector separate any major problems from the minor problems in the inspection report. Remember, inspectors are NOT contractors and therefore should not quote prices for repair of specific items.

#1 Area Real Estate Office

#1 Area Real Estate Office Chosen by Area Residents
BEST OF THE BEST
20 Years Running!
1997 - 2017

What Our Clients Say...

Katie - Very Good Negotiator!
Katie - Very knowledgeable and reliable agent. She helped to make the process much easier than it really is. She responded very quickly to any... read more...

Very Impressed with Katie!
I am very impressed with Katie responding to my calls day & night. She always had the answer to my question. I believe she took finding me a... read more...

Katie's Professionalism!
We sold our first house through Katie Hynes and were very pleased with her level of professionalism and responsiveness. Her knowledge of the area... read more...

Your Assitance and Guidance
Kim and Peter, We wanted to send a note of appreciation. Thank You for your assistance and guidance throughout the whole process. We truly... read more...

Highly recommend Todd Sandler and his firm!
It is without reserve that my family and I highly recommend the services of Todd Sandler and his firm. After each showing, Todd... read more...

Couldn't find a better Real Estate Professional than Katie!
Katie has helped my husband and me find our first home. Being total 'Newbies' to this process, we couldn't have... read more...

I'd recommend Todd to anyone!
Todd Sandler was great working with us throughout our purchase process. Timely communication, ethical and honest in our dealings, it was a... read more...

Such a pleasure to work with Katie Hynes - Highly recommend!
Katie helped our son buy his first home! She was professional in respecting our sons wishes and listening to his... read more...

Christine's proactive diligence had a positive outcome!
She was diligent, assertive, informative, took initiative, available to answer all our questions and concerns.... read more...

I would recommend Christine!
Christine McLellan has helped me sell several homes. She is trustworthy, has great attention to detail and ultimately listens to what the seller... read more...

Katie was Extremely Knowledgeable!
Katie was a consummate professional and helped guide us through selling our home very quickly! We found her to be extremely knowledgeable,... read more...

Katie was there every step of the way!
Katie was awesome, as everyone knows selling and buying a home is a stressful experience. Katie had her work cut out with me as a... read more...

Would highly recommend Katie Hynes!
Katie listed and sold our home. She was very professional to work with and dedicated hereself to helping us sell our home. She was... read more...

Katie - would absolutely recommend!
Katie was very helpful during the process of selling and buying our home! She was always available when we needed her and she made a... read more...

Very knowledgeable about real estate!
Christine McLellan was always available if I had questions. She was very knowledgeable about real estate and home details. She knew... read more...

Thank you Todd!!
Last fall my family was struck with a difficult situation which resulted in us moving and selling our house. I had never sold a house so I didn’t even... read more...

Todd Sandler Staff are terrific!
Christine McLellan always there to answer any questions I need and she is very helpful. Christine McLellan she is a very hard working... read more...

You have a Great Team!
Todd, I want to thank you again for selling my house! You have a great team over there. Steph and I are thrilled with our new place and that was... read more...

Very professional!
Christine is very professional and eager to comply with our desire not to show our home on lockbox, but to personally accompany buyers and orally describe... read more...

Very professional!
Christine McLellan was a very professional, knowledgeable agent with an easy going trustworthy personality-this combination was just what I was looking... read more...

True Professional!
Dear Kim, We just want to say "Thank You" again so much for all the wonderful work you did on the sale of my house.
We were so lucky we got you for... read more...

Katie Hynes - very professional!
Katie made buying my and my fiance's first home easy and seamless. Katie is a hardworking and responsive real estate agent. Katie gave us... read more...

Very impressed by Katie Hynes!
My wife and I came in contact with Katie Hynes of Todd Sandler Real Estate Agency when we were planning to sell our house. We were very... read more...

Working with John Pacella a Pleasure!
Just want to let you know how pleased we were working with John Pacella. He not only sold our Braintree house in 24 hours, he helped us... read more...

Kim Curtin was fantastic at every step in the process. We simply could not have found a better Realtor! She recommended pricing our house much higher than any other... read more...

Your Professionalism
Todd - If I made a wish list of all I would want in a Realtor, I couldn't find anyone better than you. Your professionalism, attention to detail,... read more...

Professional Service
Todd - Thanks again for your straight forward and professional service during our whole process, and we both honestly mean this.

Vast Experience!
Dear Todd, Thank you so much for all you have done in two, not just one, of our moves over the past six years.

First in 2008, you helped us find a home... read more...

Testimonial
Hi John, I wanted to say thank you for the work you did on the sale of my property. Despite all the compromises and best efforts, the sale dragged on and became... read more...

Your Professionalism will not be forgotten!
Hi Kim, I want to say "thank you" for all your efforts on our behalf regarding the sale of our mother's house in Holbrook. You... read more...

John was amazing to work with!
He was honest, knowledgeable, resourceful and fun to work with. He took the pain out of the process!

How helpful John Pacella Was!
We just wanted to say "thanks" to Todd Sandler Real Estate for getting the ball rolling on our sale.

We were delighted how helpful John... read more...

Sale of Maitland Avenue House
John Pacella - Just a note to thank you for the outstanding job that you did in helping to sell my families' home on Maitland Avenue in... read more...

Knowledgeable Agents!
Todd, I couldn't have asked to work with finer and more knowledgeable real estate agents and you can count on me 100% to recommend you highly to anyone... read more...

Really appreciate your timely responses!
Dear Kim, Thank you so much for all of your time, effort and coordination. I really appreciate your timely responses and "staying in... read more...

Thanks So Much Kim!
Thanks so much Kim, we appreciate everything you've done to make our first home together a reality! You're the best!

Great Realtor!
Todd , thank you so much for all your hard work, we appreciate for all that has been done for us. He is a great Realtor ! Having worked with other Realtor... read more...

I truly appreciate all your Hard Work!
Thank you Kim. You made this crazy process a much more relaxed one and I personally thank you for that. At a time when my nerves were... read more...

Appreciate your effort - Todd, you are the best!
Todd,
I wanted to thank you so very much for your handling the sale of my Randolph property. From the beginning to the end... read more...

Really Appreciate all your Hard Work!
Hi Kim - We just wanted to send out this quick note to thank you, as well as express how much we REALLY appreciate all of your hard... read more...

Wonderful Experience of working with you!
Thank you so much Marc and John for the wonderful experience of working with you to purchase our townhouse. March of 2008 my... read more...

Thanks for your Hard Work & Persistance!
Todd, We can't thank you enough for all your hard work and persistance to make our move happen.

If you hadn't advertised it so... read more...

Excellent Salesperson!
David Haslam is an excellent salesperson. I would be happy at anytime to recommend him to my friends and family.

Truly Grateful We Chose You!
Dear Lauri & Todd: Just a line to tell you how much we appreciated the sale of our condo that you handled. Despite the stress that we went... read more...

Easy to recommend you!
John - I just wanted to thank you for taking the time to meet my friend Deb. She was so grateful for the advice and ideas you gave her to get her... read more...

Wonderful working with you!
Hi John, Thank you for your thoughtful gift as a warm welcome when I step in the house this weekend. It was wonderful working with you. Thank you... read more...

I know how hard you Worked!
Kim - Thanks for finding the perfect buyer - one with money and good credit. I know how hard you worked on getting this sale to work so thank you.

Many Thanks!
Kim, Thank you so much for all your help getting me into the condo.

Thank You!
Dear Kim - Thank you very much. The house is nice. The home is warm. We feel comfortable. You're appreciated.

Recommendation
Dear Todd: Over the past twenty years I have recommended you to friends either wanting to buy or sell a home in Randolph. The feedback I often received was... read more...

Thank You!
Todd, Thanks for all of your hard work with not just selling the house in a very short time span, but all of the extras you did for me as well. I don't think I... read more...

Thank you for Selling Our Home
Dear Todd: Rhonda and I want to express our sincerest gratitude to you and your office for selling our home. You clearly exhibited your... read more...

Receive Daily Email Updates!

Be the 1st to know about new listings & listing changes! Taylored to your specific needs & delivered straight to your inbox.

What's your home worth?

Take advantage of our free service to help establish your home or property's current market value.





learn more...