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Category Archives: Luxury Real Estate

9 Rules for Accessorizing Your Wedding Dress

 Silver and pink bridal accessories1. Match Your MetalsYou may not realize this, but some metals look better with certain dress colors. As a general rule, ivory is best paired with gold since it highlights the creamy tint of the fabric. For a pure white dress, choose accents in silver or platinum or with pearl detailing—gold may clash with brighter white hues. You can have your pick with a diamond-white gown—this barely off-white color looks amazing with yellow gold, rose gold, silver or pearls. If the dress you chose is already embellished with beadwork, let that dictate the colors of your accessories. For example, if your gown has silver beading, pick a necklace, bracelet or earrings with a silver base.
 2. Remember: Less Is MoreYou don’t need a veil, tiara, earrings, necklace and a sash. Accessories add a unique touch to your look, but even one too many can be over-the-top with an already-embellished gown. Before you start buying, take an inventory of your gown’s stand-out features and then base your choices around them. If your dress has an ornate neckline, opt for a pair of drop earrings instead of a necklace (that might look too busy). For a gown with a simpler style, try a bold statement necklace or a fascinator. When it comes to earrings, take a cue from your hairstyle. If you’re leaving your hair down and over your ears, small studs or drops will do. But for an updo, you might want something a little more dramatic, like a pair of chandelier danglers. And lastly, it’s always a good idea to avoid designs that closely mimic the embellishments on your gown—you don’t want to look too matchy-matchy.3. Know Your VeilsThe veil is the iconic bridal accessory. From flirty birdcages and ornate mantillas to regal cathedral-length styles, there’s no shortage of options. But there are a few things you should keep in mind as you narrow down the type of veil you plan to wear:You’ll want your veil to match the exact shade of your gown. Color blocking is better left to your day-to-day look.Be mindful when choosing a style. If your dress has a lot going on, stick with something simple that won’t steal the spotlight.
  • If showing off the back of your dress is a must—say you have gorgeous embroidery or beading—choose a sheer veil rather than one with two layers of tulle.
  • Consider your size: Longer waltz or floor-length veils will elongate a petite frame while mid-length styles, like fingertip or elbow-length veils, can visually cut you in half, making them a better pick for taller brides. Short styles, like a birdcage or bandeau, work for all shapes and sizes and lend a fun, retro vibe to your gown.4. Top It OffVeils not really your thing? From combs to fascinators, there are plenty of other ways to top off your look. Choose your hairstyle before you pick your accessory, since some types will look better with updos than others. A flower crown, for example, is best with loose locks. You should also consider your hair type—dainty accessories may be perfect for fine hair, but won’t be as noticeable with thick waves. Most importantly, make sure whatever you pick feels secure while you’re moving around.5. Think Beyond EarringsLooking for a super-simple way to add a bit of personality to your wedding dress (and help create the illusion of curves)? Add a belt or sash. Just because your dress doesn’t come with one, doesn’t mean it won’t look great—a fashionable fastener is an easy way to customize your gown and change its look without having to make expensive alterations. And whether you go with a classic satin sash or a metallic leather belt, it’ll give your dress an instant upgrade. The key to choosing the right waist-cincher is to find one that works with your body type. Thin belts are best suited to short torsos, while wider belts work well with longer ones. If you’re an apple shape, think about a beaded or heavily embellished belt to flatter your midsection. If you’re petite, a belt with V-shape appliqué will elongate your body. As a general rule, stick with a style that’s no more than three-inches wide—you don’t want to overpower the rest of your gown.6. Keep It ComfyNo outfit is complete without the perfect pair of shoes—and your wedding day look is no exception. Of course you’ll want a killer pair to go with that gorgeous dress, but that doesn’t mean you have to compromise on comfort. Don’t forget: You’ll be standing for long periods of time, and you don’t want to be cringing in pain before you’ve even hit the dance floor. While shopping, consider the height of the heel (obviously the taller you go, the higher the pain potential), the type of straps and the material. Your feet need to be well supported (think: ankle and toe straps over slip-ons) to avoid instability. Look for high quality, natural materials. They’re infinitely more comfortable than synthetic ones and are also a lot more durable, meaning you’ll be able to wear them again.For the best fit, go shopping at the end of the day, when your feet are swollen from activity, and give yourself plenty of time to break in your new kicks before the wedding. Wear them around the house a couple weeks prior to the day, noting any areas that are prone to blisters. To make your shoes more comfortable, consider buying moleskin, heel grips, strap stickers or gel insoles designed specifically for heels. Shoes too strappy to conceal an insole or grip? Pick up a spray, wax or cream that protects against friction or provides anti-inflammatory pain relief to keep your feet happy.7. Cover It UpA stylish cover-up is a must if you’re getting married during the cooler months or at a house of worship that requires you to cover your shoulders. From boleros to capelets and fur stoles, the options are endless. The key is to choose one that strikes the perfect balance with your gown. Simple, understated styles can be paired with more embellished cover-ups, like a beaded capelet with scalloped edges or a bold sequined or feather bolero for added personality. For already ornate gowns, try a more minimal accent to avoid looking too over-the-top. A delicate lace jacket, sheer tulle cape or a chiffon wrap will keep you warm without competing with your gown. Another option? A classic cardigan, the perfect complement to a rustic or more laid-back affair.8. Consider Your DécolletagePairing your neckline style with the proper adornment can add character to your wedding gown, or even highlight a unique feature. Follow these simple guidelines:Sweetheart or strapless: For something a little different, skip the necklace and focus on an elegant pair of chandelier earrings instead. Wear clear crystal for a sleek look, or add punch with a hint of color. Try using a meaningful gem, like your birthstone, or pick a hue from the flowers in your bridal bouquet. If you’re going for a flirty, fresh look, include two or three small fresh or silk flowers in your hair to add a soft, organic feel. Vintage elegance more your style? Pay homage to the past with an art-deco-style bracelet or some Roaring Twenties–inspired feather barrettes.V-neck: Whether you opt for a pendant or a choker, this style begs for a little décolletage decoration. A thin chain with a simple pendant, like a locket, is an elegant way to accessorize, while pearls (single- or double-stranded) are always a classic choice. If you’re going for a more decadent look, a crystal choker or statement necklace with matching earrings could be the perfect combo.Halter or reverse halter: For this shoulder-baring style, skip the necklace and focus on dressing up your tresses. Headbands are a great way to add panache to your wedding updo, be it a sleek bun or a loose ponytail. But if headbands aren’t quite your style, try adding some sparkle to your hair with intricate crystal hairpins. If you’ve got a curly mane, five to seven hairpins is the perfect number, while brides with thinner locks (or shorter hair) need fewer—just two or three pins will do the trick9. Stick to What You KnowAlthough it’s a special day, don’t stray too far from your normal style. If you rarely wear jewels, there’s no need to drown yourself in diamonds on your wedding day. The goal is to look like the best, most beautiful version of your regular self.

Fashion shopping- Join the roller coaster ride

Shopping is more than a practicality or a hobby for some females. It will not be wrong to call it an obsession. Online fashion shopping in the current times has turned into a phenomenon the world over. The ease and convenience it provides to one has truly made it amongst the finest inventions in present times. Majority of the people who are fashion-obsessed especially women aspire in having an exclusive fashion statement that is unique and also makes one appear outstanding and impressive. It is this fashion aspiration that has greatly lived up to via different fashion brands and designers, as they have something innovative always and something original in every creation. Here is the reason behind the increasing recognition of designer fashion shopping that has turned progressively into leading choice of the fashion forwarded people.Fashion and luxury are two vital sectors which have successfully created a forte especially in the e-commerce market. It is the females who are the ultimate shopaholics, no wonder they take immense pleasure in the trends of e-shopping via a simple mouse click. Lucrative prices, festive offers and alluring discounts make fashion shopping online a pleasurable experience. With an aim for preserving their customer base, such shopping stores keep providing special promotional activities. There are numerous fashion shopping sites today floating in the market that provide several choices for the clients. Now there is no requirement for visiting any shopping malls or designer boutiques but one can simply login to the desired shopping website and purchase clothes online.The modern, busy corporate females can hardly find time to step out to shop for her while at the same time she cannot let go her shopping desires too. Here the finest key to this dilemma definitely are the online shopping stores. Such stores prove to be a convenient mode to shop every kind of fashion apparels and accessories. The present net savvy females today with just a few clicks can own the best collections devoid of having to go out of either their office or home premises. These online fashion shops offer descriptions, measurements and pictures of every product which makes it really hassle free to shop clothing and accessories. Here the buyer just requires in knowing his/her size and they are all set in indulging in good quality shopping.Dressing style for both men and women undergo a change following the change in trends. The question that immediately strikes one’s mind is how they can become aware about the latest trends. Shopping from retail stores or shopping malls will not be of much help because store owners often have the tendency of trying to sell old stuffs prior to bringing new ones. Thus the finest solution here is to go for shopping online because it is here where one along with getting their favourite outfits will also be offered with intriguing suggestions which will aid them dress even better.Fashion and women since ages have been walking on the same road together. When it comes to fashion, women posses in depth reach and thus there are countless trends and styles launched for them from time to time as well as cstrings underwear for men

Hefty size styling tips for blokes

Few of us are ever fulfilled by our weight. Whether you’ve as of late put on a couple pounds, or you’ve battled with abundance weight for quite a while, the way that you dress can have a genuine effect by they way you look and feel. Picking garments that have the right development, fit and shading for your shape and size can make you seem neater and more trim while helping you to feel more certain and calm. Whenever that you go looking for garments, remember the accompanying tips to offer you select clothing that will some assistance with having you looking and feeling your best!The Basics to Keep in Mind When Shopping for Any Article of ClothingNotwithstanding which piece of attire that you happen to be looking for, in the event that you are bearing abundance weight, you will need to pick apparel that underlines a solid, vertical line to offer you some assistance with appearing taller, and slimmer. Abstain from anything that cuts off the vertical line that you are attempting to make with your apparel.Brilliant, lighter hues attract consideration regarding the body and make it appear to be bigger and more conspicuous. Darker hues, for example, dark, naval force, charcoal and burgundy are all hues that cover up imperfections and will help you to look slimmer.Materials that tie or wrinkle will likewise attract consideration regarding undesirable bends and overabundance pounds, so pick fabrics that wrap effortlessly, oppose wrinkling and hold their shape. In cooler climate, run with lighter acrylics and fleeces that will keep you warm without including mass.Pants – Fitted is Best!Each extraordinary outfit expands upon a solid establishment – the jeans! The best decision for a heavier casing is straight leg pants. This sort of jeans is as wide at the thigh as they are at the lower leg, which gives the eye one consistent line to take after, drawing it upward.Stay away from jeans that have creases or additional pockets, which will likewise interfere with the straight line. Verify that your jeans fit at the broadest piece of your body, and have the abundance taken up by a tailor. Pants that fit too freely or that have loads of pockets and creases will just add mass to your edge and make you show up heavier.Why V-Necks and Stripes Are the Best for Shirts and TopsKeep away from T-Shirts, tops, jumpers and shirts that don’t fit. Wearing tops that are either too enormous or too little will just make you seem bigger than you really are. Keep away from occupied prints, wide even stripes, plaids and scratches that will slash off the vertical line and make you show up heavier.Strong hues, pin stripes and V-necks will all stress that solid, vertical line that you are attempting to make so that your outline is prolonged and seems more slender. Polos and oxfords in darker hues are additionally great decisions on the grounds that their fitted development extends a leaner casing, and you can simply leave the main few catches open for solace while as yet looking perfect and trim.Once you’ve picked your shirt, keep in mind that wearing it tucked in will likewise help you to seem more slender and neater. Pick a shirt that fits well from the tall segment of the store if your middle is somewhat long so that the shirt will fit when you take a seat or move around. Continuously wear a belt when you wear your shirt tucked in for a neater look.Top it off with an awesome fitting overcoatA coat that fits well and is made of solid, quality materials is an unquestionable requirement to bind together your look and pull the outfit together. For the best results, pick a solitary breasted overcoat to draw consideration far from your mid-section and waist. The coat ought to fit all around ok so that the greater part of the catches can be affixed. Regardless of whether you wear it fastened the distance, or permit it to hang open on your casing, it will cover those abundance pounds around the midsection.If you feel you need help, hire a personal Stylist and do a Personal Shopper visit in Melbourne.Since you know the nuts and bolts, you ought to be prepared to go looking for garments that underscore your best elements while expanding your certainty and solace. On the off chance that you think you may require some assistance in selecting the best garments for your body shape, call me. I will joyfully do an individual style discussion with you and make the entire procedure smooth and pleasant.

Goth Costume Ideas

Dark hair and light skin are hallmarks of goth fashion.

Goth costumes tie in well to Halloween because of the inherent link between the holiday and the color black and the fantasy of goth culture. Whether authentic tributes to history’s gothic period or an homage to the youth movement, goth costumes can transition from Halloween to nightclub or party hopping easily.

Fetish Fashion

  • Both men and women wear fetish gear such as cuffs, chokers and vinyl or leather pants. Men can wear fishnet tops with or without a layer underneath or a vest on top. Women may wear fishnet hosiery and visible lingerie such as corsets or slips. Make your own costume pieces from scraps of leather cut to the size of your neck or wrists with snaps or ties glued to the ends for fastening. Women can create a simple tulle slip by gathering a length of tulle with a long machine stitch and inserting an elastic waistband at the top. Wear it under a short skirt with fishnet tights and black boots.

Makeup

  • For both guys and girls, goth makeup usually includes paling the face and darkening lips and eyes. Influenced by vampire myth, goth makeup normally consists of white, black, dark reds and sometimes fantasy colors such as violet or blue. Apply the makeup more dramatically than would be used during daily wear. Use black eyeliner thickly around the eye and lashes. Use dark blood-red lipstick, or black.

Shoes

  • When accessorizing your goth costume, wear shoes that complete the look. For both sexes, combat boots look great, especially with multiple rivets and buckles. Girls can wear heels with buckles or studs, and guys may wear a heavy dress shoe in black. Take a pair of shoes you already own and can afford to sacrifice and glue on spikes or studs. Canvas high- and low-top tennis shoes that come in whimsical colors or patterns may add a splash of color to an otherwise all-black costume or contrast with hosiery or pants colors. Add neon or black laces to a pair you already own.

Hair

  • Dye your hair for a goth costume using black, dark blue or plum temporary hair color. Coordinate your hair color with your clothes, or use a color that suits your character. As an alternative to dying your entire head, use streaks of fantasy colors such as purple, bright red or neon pink. Both men and women may spike hair up or wear it down close to the face, flattened over the eyes. A girl can wear her hair in a half-up style, down on the front and sides with a spiky ponytail on top.

Dress

  • Women can wear crushed velvet skirts or tops with trench coats. Thrift and vintage stores sometimes carry these items. Purchase something that fits and dye it black at home, or add studs, zippers or chains as trim. Men wear baggy slacks, sometimes with zippers or change. The pants can be black or red or other colors. Wear a white shirt on top with a pinstripe vest

How Can I Become a High Fashion Model?

High fashion models need to know how to pose and walk.
Like any other profession, fashion modeling has basic requirements. Both male and female high fashion models tend to be tall, have striking bone structure, a fit figure and few if any scars or blemishes. A person with all of these physical traits is not, however, guaranteed a job as a high fashion model. An aspiring model must learn about the industry and be proactive about meeting the people who could make her dream career a reality.

Instructions

  1. Study high fashion models. Peruse fashion magazines, past and present, and take note of how successful and well-known models carry themselves, connect with the camera and interact with other people and objects in the picture. Also, study video footage of runway shows to see how established models walk.
  2. Practice poses and walks. Tyra.com, a beauty and lifestyle website founded by supermodel Tyra Banks, encourages all aspiring models to get in front of a full-length mirror and practice different poses, facial expressions and walks. Perfect your movements so that when you are in front of the camera, you are relaxed and prepared.
  3. Participate in local fashion shows. Audition for fashion shows at local schools, malls and special events. Practice your walk, poses and facial expressions at these events.
  4. Dress everyday as if you will be meeting an agent. Apply minimal make-up, if any, and dress in a stylish, but not over-the-top, fashion. Present yourself as a polished, confident person.
  5. Hire a professional photographer. Pay an experienced photographer to take tasteful photographs of you. Purchase headshots as well as full body photographs in color and black and white. Dress in a stylish, but understated manner, with little to no make-up. Do not take nude or otherwise racy photographs. Use a variety of poses and facial expressions in the pictures.
  6. Create a portfolio. Place the professional photographs into a neatly bound portfolio. Create a digital portfolio as well. A professional photographer can do both tasks. The hard copy and digital versions should be identical and contain your contact information. Include 10 to 12 of the best pictures from your photo shoot. Use a mixture of color and black and white photographs. Include head shots, body shots and a variety of poses and facial expressions that show your range.
  7. Find the official websites of your favorite models and find out which agencies represent them. Mail and e-mail your portfolio to those agencies simultaneously. High end designers typically only select models through agencies, so having an agent is essential. Top agencies receive a high volume of unsolicited requests. Expect to wait anywhere from several days to several weeks or even months.
  8. Attend model agency open calls. A model agency open call is an event where all aspiring models who meet certain criteria–typically height and/or weight requirements–have the opportunity to meet with agency representatives. Dress in a neat, casual fashion with little to no make-up and a simple hairstyle that is not down in your face. Bring high heels in case you have to show your runway walk.

The Best Nail Art Designs

The best nail art designs are fun to apply and fun to look at.

Nail polish has come a long way since you were a little kid practicing painting your nails at home. In addition to bold new colors, nail art encompasses a variety of techniques, looks, tools and accessories, including glitter, rhinestones and animal prints. Whether you opt for a professional manicure or are simply looking for do-it-yourself ideas, the best nail art designs are attractive and unique without being tacky.

Reverse French Manicure

  • The French manicure is a classic nail art look that has been around for years: pale pink nails (your own or acrylic) are painted with a thin-to-thick strip of white at the top of the nail, just above the nail bed. The reverse French manicure is essentially the photo negative of the French. The half-moon cuticle bed at the base of the nail is painted with a curved strip in a contrasting color to the main nail, in addition to the top strip in the style of the classic French manicure. Use contrasting colors for an even more modern twist. At home, one trick to make the reverse French easier to apply is sticking circular hole-punch reinforcer stickers to the base of the nail before applying the main nail color for a more even application.

Animal Prints

  • Leopard and zebra print nail art can be successfully applied at home or at the salon. For professional manicures, simply ask your nail technician for samples and ideas, and change up the usual leopard and zebra colors for a unique take on the design. At home, apply a base coat in brown (for leopard) or white (for zebra), and paint the spots or stripes on top using a striper brush or nail polish pen for increased precision.Gel ImpressionsThe gel impressions technique is best left to the professionals. With this method of nail art application, a base coat is applied in a glitter or sheer color. Gel polish is thickly applied over the basecoat, and then a design is “cut” out in the gel polish before it sets to reveal the glitzy basecoat underneath.Pearls, Sequins, Studs and RhinestonesWith the use of a nail adhesive readily available at the nail salon or your local drugstore, you can apply sequins, pearls, studs and rhinestones to give a new look to your nail art. These appliqués should be the finishing touches on your painted nails. Make sure you leave ample drying time so that they don’t get dislodged or otherwise disrupt your new, neat nails.

Is Real Estate a Good Career Choice?

A career in real estate is not for everyone. A certain mind-set and skill set are required to be successful in this industry. When evaluating a real estate career, there are several key factors you must keep in mind to assist you in determining if it is a good career choice.

Time Management

  • Individuals who manage time well can be very successful in real estate. Those able to divide days into segments for duties such as advertising, prospecting, and servicing clients to accomplish tasks make good real estate professionals.

Self-Discipline

  • Self-employed professions require a hefty amount of self-discipline. Individuals who can make a plan and stick to it can be very successful in the real estate industry. Treating a real estate career as a job and not a hobby is crucial to success.

Thirst for Knowledge

  • The real estate industry is constantly changing. Being a professional in the industry means consistently updating your education and retaining information. Many hours of study and research are expected in this profession.

Attention to Detail

  • Attention to detail is a must for those in the real estate industry. Dealing with multiple forms, contracts, and legal documents requires persistence, patience, and an ability to spot and correct errors.

Patience

  • In a service industry such as real estate, patience is a valuable asset. When a client’s emotions run high, it is important that a real estate professional be steady, stable, and able to field concerns and complaints skillfully.

Compensation

  • Successful real estate professionals have a potential for a six-figure income. However, in real estate, there is no normal paycheck, since your compensation is tied into successful property closings. Income can be sporadic, and individuals in the real estate industry must prepare for that fact.

8 Tips Selling a Luxury Home

Selling a home is not the easiest of tasks but it also doesn’t have to be as hard as figuring out the rubrics cube!  The level of difficulty does increase though when selling a luxury home.  With the increasing level of difficulty comes an increased level of expertise that is required to sell a luxury home.

Many real estate agents don’t have a clue when it comes to selling luxury homes.  The same can be said for the owners of a luxury home.  It is important that the proper steps are taken to ensure the home is sold in a timely fashion and for a fair, market value price!

Here are several tips for selling luxury homes that are helpful for any real estate agent or homeowner.

Is The Price Right?
Pricing a home correctly, from the beginning, is extremely important whether selling a $100,000 home or a 1.5 million dollar luxury home!  A common real estate pricing mistake that is made is hiring the real estate agent who suggests the highest price and in the luxury home market, this can be a huge mistake.  It’s extremely important that a luxury home is priced competitively or aggressively from the beginning to attract buyers from the beginning.  It is more common for a luxury home to sit on the market for longer than a lower priced home, however, a luxury home does not have to sit on the market if priced properly from the beginning!

To ensure the price is right, an in-depth comparative market analysis, must be completed on a luxury home in order to determine a competitive or aggressive price.  A real estate agent should spend several hours massaging the data, touring other comparable luxury homes currently for sale, and calling other real estate brokers who have recently sold comparable properties to the subject home.  Often times there are homes that are extremely similar to others in certain neighborhoods.  It is rare to find a luxury home that is identical to another, so knowing every amenity a luxury home has is crucial when determining the price!

How Will The Luxury Home Be Marketed?
The price a home enters the market at does a fair amount of the marketing in itself, however, there are other marketing tools that should be used when selling a luxury home.

Print advertising and direct mailing should still be apart of any real estate agents marketing plan/system.  The internet, however, has significantly changed how consumers shop.  This is no different in the real estate industry!  It is extremely important that a real estate agent who is selling a luxury home, is utilizing the internet.  It’s important that a real estate agent has their own website and/or blog and that it is mobile responsive as well.  Many home buyers are shopping on their tablets and mobile devices.

When selling a luxury home, it’s important that a real estate agent uses social media.  Social media is an extremely important marketing tool for real estate agents that can help give their clients maximum exposure!  It is a marketing tool that most real estate agents don’t utilize and/or understand.  Ask yourself, what percentage of people in the market to buy or sell a home have a Facebook Page, Twitter Handle, or Pinterest Account?  95%+?  By not marketing a luxury home for sale on social media, a real estate agent is doing their client a huge disservice!

When selecting a real estate agent to sell a luxury home, it’s critical to know where the luxury home will be marketed, how it will be marketed, and how frequently it will be marketed.  When selling a luxury home, a real estate agent must have a comprehensive marketing plan/system and cannot list a luxury home, wait and hope it sells.  These type of real estate agents are also known as a “post and pray Realtor.”

High Quality Photos and Videos are Important When Selling a Luxury Home

What Will The Quality Of The Photographs/Videos/Virtual Tours Be?
Most have heard the saying, “quality over quantity.”  This relates perfectly to the quality of photographs and videos of a luxury home for sale.  With over 90% of buyers beginning their home search online, it’s critical the photographs and videos of a luxury home are outstanding and nothing but the best!

Every real estate agent will offer to take photos of a home, but it shouldn’t be as easy as just leisurely taking photos.  When selling a luxury home, if the real estate agent is not having a professional photographer take photos of the home, they better have some great equipment.  Top real estate agents who choose to take their own photographs of their luxury home listings must have experience and also high end equipment such as a wide angle lens.  When taking photos of a luxury home a few things that need to be considered are, is the lighting right for the photos, are the amenities being photographed, and is the exquisite location being highlighted.

A picture may be worth a 1,000 words, how much is a video or virtual tour worth?  A billion?  When selling a luxury home, a professionally created video or virtual tour can be the difference of whether or not the luxury home sells.  Most local MLS’s have a limit to the number of photos that can be placed on-line, but allow a location where a video tour or “virtual tour” can be placed.  Many luxury homes are much larger than 25 photos can showcase and also much more glamorous than 25 photos can showcase, so video is a great way to allow potential buyers the ability to “walk-through” the luxury home in the comfort of their present home.

Is It The Right Time To Sell?
When selling a luxury home, timing plays a larger role than when selling non-luxury home.  For instance, if a waterfront luxury home is being sold in Rochester, NY, it’s important to select the correct time of year to sell.  Selling a home in the middle of the cold, blustery winter would not be a good time to showcase the waterfront!  The same can be said for a luxury waterfront home in Jupiter, FL, selling a home during hurricane season may not be the best time to list a luxury home for sale.

Will There Be Any Open Houses?
A very popular question many home owners have for real estate agents is, are you going to have an open house?  There is much debate whether public open houses help sell homes or not.  When it comes to luxury homes, public open houses do not help sell homes.  When it comes to selling a luxury home, public open houses often bring in people just interested in seeing how the “rich and famous” live.  There is absolutely no way to determine whether the people coming through the open house are qualified to purchase the luxury home or not!

While public open houses do not help sell luxury homes, broker open houses can be helpful.  A broker open, which is an open house for local real estate professionals, allows real estate agents who have buyer prospects looking for luxury homes to view possible matches.  A broker open is much more successful if the real estate agents who sell luxury homes locally are able to attend, as they have the greatest probability of having a client for the home!

Are The Location & Lifestyle Being Portrayed Correctly?
Luxury homes are often luxurious because of their location and lifestyle.  If a luxury home is part of a development which includes a clubhouse or yacht club privileges, it is important they are being showcased in the listing information.  This is another reason why utilizing video or virtual tour when selling a luxury home is a great marketing tool as it is a very good way to present a homes location as well as the lifestyle.

When buying a luxury home, the prospective purchasers will often want to know who else is living in the general vicinity of the home.  It’s important to know or find out who else lives in the area and ensure this information is available to real estate agents who are showing the home.

Staging with a Purpose Helps Sell Luxury Homes

Will Any Staging Be Done?
Staging does not sell homes but it certainly can help!  There are many sellers who believe that by hiring a real estate agent who has a staging designation, their home will sell because their home has been staged.  This is wrong.  Obtaining a designation for staging doesn’t necessarily mean they are a great real estate agent.

When selling a luxury home, staging will help maximize price and minimize time on the market.  When staging a luxury home, it is important that the amenities which make the home luxurious are being showcased.  If there is an outdoor BBQ, is it staged so that potential buyers can envision their summertime gatherings?  A luxury home with an over-sized formal dining room should have elegant place settings with fine china at each place setting to help a buyer envision what their fine dining parties may look like.

Can You Be Patient?
One of the biggest things that a seller needs to consider when selling a luxury home, patience is a must!  Selling a luxury home will normally take longer than a non-luxury home.

One major reason that luxury homes take longer to sell than non-luxury homes is the number of possible buyers available to purchase the home.  Face it, there are many buyers who can afford a $150,000 home entering the market on a daily basis.  There aren’t many buyers who can afford a 1.5 million dollar home entering the market on a daily basis.  For this reason alone, it’s important to be patient and understand that if the above tips are being practiced, a buyer will surface!

For example, in Monroe County, New York, there have been a total of 58 sold properties in the +/- of $500,000 price range in the past 12 months versus 891 sold properties in the +/- of $100,000 price range in the past 12 months.  The average days on the market for the $500,000 homes was 73 and the average days on the market for the $100,000 homes was 39.  As the statistics prove, in the Rochester, NY luxury home market there are less buyers in the marketplace than there are in the Rochester, NY non-luxury home market.

Can I Claim the Sale of an Inherited Property as a Loss?

The day the owner dies sets the basis of the property.

When you buy real estate, your purchase price becomes what the Internal Revenue Service calls your basis. When you sell, your capital gain or loss is the difference between the basis and the sale price, plus some adjustments. The rules are different for selling inherited property, as you don’t have a purchase price. Depending on the circumstances, you may have a deductible loss from the sale.

Inherited Property Basis

  • Your basis in inherited property is the fair market value the day the previous owner died. For example, suppose your father bought his home for $150,000, but it was worth $250,000 on the day he died. The second figure is your basis: If you sell for $200,000, you have a $50,000 loss rather than a $50,000 gain. Normally you class gains and losses as short term or long term, depending how long you’ve held the property. With an inherited property, you always class the gain or loss as long term.

Use of Property

  • You can deduct losses on the sale of investment property but never on personal property. For example, if you inherit a business or rental property and then sell it, you may be able to deduct a capital loss. You can also deduct a loss on a residential property if you inherit it but never made personal use of it. If, after inheriting, you and your family moved into the home and lived there, you don’t get to write off any losses when you sell.

Deducting a Loss

  • You report capital gains and losses on IRS Schedule D. If you have a deductible loss on the sale of inherited property, you add it to your other long-term gains and losses for the year. You add that result to your total short-term gain or loss. If the final result on Schedule D is a loss, you can write off up to $3,000 of red ink against your non-capital gains income. For married couples filing jointly, the write-off is only $1,500.

Carrying Over Losses

  • Suppose you sell an inherited property at a $10,000 loss and have no other capital sales. After you deduct $3,000 against your regular income, you have to carry the rest of the loss forward to next year. You can deduct $3,000 over and over until the loss is used up. If you have capital losses in future years, you use them up first. For example, suppose you carry forward $7,000 and have a $1,000 capital loss next year. You can also write off $2,000 of the carried amount. The remaining $5,000 goes forward another year. IRS Publication 544 has the details on calculating carry overs.

How Much Money Does the Realtor Selling Your Home Get?

Real estate agents help market and sell houses.

Real estate agents sell homes based on commission — generally about 5 or 6 percent of the sales price. Agents who are members of the National Association of Realtors are called realtors, but other than the trade association membership there is no difference between a realtor and a real estate agent.

Commissions

  • A contract with a realtor is a voluntary agreement. Sales commissions of 6 percent are common, but you can negotiate a lower commission when selling your house. Interview several agents and ask each of them if they’re willing to accept a commission of less than 6 percent. Shaving just 2 percent off the standard 6 percent sales commission will save $6,000 in commission fees on a home selling for $300,000.

Luxury Listings

  • Leverage for a lower commission is even greater on luxury homes costing around $1 million. Realtors are so eager for luxury home listings that some will accept as little as 3 percent in sales commission, according to MSN Money. The agents realize that even with the smaller commission they may earn more on a luxury home than on lower-priced homes.

Buyer’s Agent

  • A realtor does not keep the entire commission. The buyer’s agent usually receives half. That means on a 6 percent commission, both agents receive 3 percent, and they will share some of that money with their respective real estate brokers.

Annual Wages

  • Only the top 10 percent of real estate agents earn more than $100,000 in a year, according to the U.S. Bureau of Labor Statistics. The median annual wage for a real estate agent in 2008 was $40,150. Median wages for the top 10 percent were $101,860. The lowest 10 percent earned $21,120.

Options

  • Some sellers avoid paying realtors by acting as their own agent. They list their homes as “for sale by owner,” and handle all marketing, inquiries and open house events. The strategy works for some sellers, especially in a strong economy when there is great demand for housing and homes are easy to sell. Other owners pay a flat fee of 1 or 2 percent to companies offering basic help with marketing and advertising.

Marketing Objectives of Real Estate Companies

The exterior of a property for sale with advertisement.

Real estate companies operate in a very competitive marketplace. To build business and increase revenue, they must take a positive attitude to marketing. Companies are embracing newer techniques, such as property video or social media to differentiate themselves, but they must continue to focus on building relationships of trust with buyers, sellers and business partners.

Create a Clear Market Position

  • Real estate companies can operate across the property spectrum, dealing with general residential and commercial clients, or they can offer a specialist service in niche markets. Companies may specialize in period properties, luxury homes, offices or agricultural properties, for example. By positioning themselves clearly in the market, companies can attract clients who are looking for a specific type of property. They can also fine-tune their marketing to focus on the right media and messages for their target market.

Build a Strong Property List

  • Property buyers and sellers are looking for real estate companies active in the market and with a good track record of successful transactions. Building a strong property list is essential. A good list offers buyers choice and helps to build trust in the company. By offering potential sellers the benefits of marketing campaigns, effective presentations through property videos and brochures, and high levels of personal service, real estate companies can persuade owners to place their properties on their lists.

Attract Buyers

  • Real estate companies must encourage prospective buyers to make their firm the first point of contact when they are looking for a property. By placing advertisements in local newspapers or specialist property publications, companies can attract potential buyers. Maintaining contact by phone or email with buyers helps to build relationships and increases the opportunity for a sale.

Build Professional Referrals

  • In addition to building a client base through their own marketing activities, real estate companies can win business by encouraging referrals from other professionals involved in the property business, such as mortgage companies, surveyors, banks and law firms. A mutually beneficial relationship is essential. Real estate companies can refer their clients to firms providing mortgage finance, conveyancing or professional property services. A referral program can make it easier to establish relationships with new prospects, because they trust the opinion of the referrer.

Develop All-Inclusive Services

  • Buying or selling property represents a major inconvenience for residential and business clients. Real estate companies can differentiate themselves by developing a portfolio of services that minimize inconvenience for clients. As well as providing the basic valuation, sales and marketing services, they can recommend other professionals, such as law firms and surveyors, arrange mortgages through third-party providers and source other essential services, such as storage or removal firms. Clients benefit from a single point of contact, saving time and reducing inconvenience

How to List a Luxurious Rental Property

High-end properties need special approaches to attract prospective renters.

Listing your deluxe home or apartment means developing an approach to attract renters to a property that offers amenities above and beyond those of other market listings. High-end renters may not attend open houses or rental housing previews, so your listing plan must include visually appealing print and online marketing materials to entice prospects.

Instructions

  1. Research the available and recently rented luxury units near your property. Note the time on the market and the features offered in units that rented quickly; such information can be found on a comparative market analysis, which you can get from a real estate agent familiar with the area.
  2. Compile a list of your rental property’s features that meet the demands of the luxury rental market as determined by your research. These might include multiple shower heads and saunas in bathrooms, scenic views or a gourmet kitchen.
  3. Stage the property with luxurious-looking furniture and decor — which you can lease — to enhance the interior. Rent enough furnishings to make the residence look comfortable, but still roomy. Take photos of the staged rooms to use in your marketing flier and online advertising.
  4. Create a flier. Use simple word processing software — which usually includes basic brochure layout features — or desktop publishing software. Incorporate a few of the most attractive images you have of the property. Include a detailed list of your unit’s high-end features to help potential renters compare it with other rentals on the market.
  5. Shoot a video of your property to create a virtual tour, which you can upload to social networking websites along with your property flier. Walk through the home and use your camera to show visitors each room’s luxury features. Also, capture footage of community pools, on-site amenities — such as concierge services — or conveniently located parking areas.
  6. Launch a website for the property or hire a web designer to create and launch one for you. Include plenty of photographs, video clips and write a detailed description to enhance the site. Include your contact information, or that of your real estate agent, on each page of the site so that viewers can contact you easily.
  7. Identify print and media outlets on which to publicize your rental property such as local magazines designed for high-income readers or websites that list luxury rentals. If your property is located in a specific area, such as an exclusive beach community, advertise it on websites and in magazines that promote the area.

How to Sell Million Dollar Homes

As the economy improves, so do luxury home sales, explain financial analysts, such as Bloomberg.

Just as you won’t find a new Porsche for sale on a used-car lot, you won’t often find million-dollar or multi-million-dollar homes advertised alongside the “regular” listings. In many areas, homes in the quarter-million-dollar range, or those around the median price range in accordance to the 2014 home-sales census by the U.S. Department of Housing and Urban Development, greatly outnumber homes in the million-dollar-and-up price range. Real estate agents often take different approaches to drumming up interest in high-priced listings. Glean some selling strategies from their know-how.

Leaving Town

  • Forget about only listing your million-dollar home locally; few people can afford such luxuries. Agents advertise the best homes globally or at least across the country to reach the masses, explains Forbes magazine. You can use free online classified-ad websites, such as Kijiji or Craigslist, but your chances of catching the wealthy folks’ eyes improve by advertising in their favorite magazines or newspapers, such as the Globe. Doing some of your own advertising, even if you have a real estate agent, can help speed up or initiate an otherwise tough sell. Ask if your agent lists prestigious homes like yours in high-end real estate publications, such as Luxury Home Magazine, for exposure that’s aimed at the right prospective buyers.

Blogging Rights

  • Almost every homebuyer starts the search online, explains the Zillow website. Even many extraordinarily wealthy people who may be in the market for investment property, a summer or winter home, or a primary residence likely turn to the Internet initially. Create a website or blog dedicated to your home; you have plenty of website builders, such as WordPress or Weebly, to walk you through the process, if this sort of task intimidates you. Brag about your home’s immense size, striking architecture, and colossal pool, for example. Play up the location and amenities — but do so tactfully. If you’re not confident in your writing abilities, seek the help of a real estate copywriter; the more astute your advertisement sounds, the more astute the buyer you’ll attract. Upload plenty of top-quality photos and even a virtual tour to back up your claims. Provide links to your agent’s listing or website, if applicable, so that interested parties can easily arrange a viewing or obtain more information.

Make a Suggestion

  • Expensive homes can take longer to sell than average-priced homes because of a lack of qualified buyers. Some million-dollar homes simply don’t sell, regardless of high-quality home staging efforts, because — as hard as it may be to face — they are unattractive, are in an unfavorable location, or are just too unusual. If you’re not willing to lower the price to a point that’s affordable to more buyers, don’t become frustrated; be resourceful. Suggest in your ads or blog that the home could become something profitable, recommends the National Association of Realtors. A dark, stone-constructed Gothic home might suit life as a spa, or a massive log home, deep in the woods, might become a bed-and-breakfast, as long as zoning allows.

Going Pro

  • When you’re planning to hand your upscale home over to a real estate agent to market, look for someone with experience in selling such properties. Examine the real estate advertisements in your area to find out who lists many big-ticket properties. If your home has knock-out luxuries such as an indoor squash court, or has neighbors who include big-name actors, for example, consider hiring an agency such as Sotheby’s International Realty, which specializes in selling topnotch homes worldwide.

How to Obtain a Real Estate License in Wisconsin

Purchasing a new home or parcel of real estate involves complex transactions and careful considerations. Real estate salespersons and brokers help make the process less complicated and easier to understand. In Wisconsin, real estate agents and brokers must be licensed through the Department or Regulation and Licensing. The process involves learning about the nuances and intricacies of real estate transactions, passing an examination and paying a licensing fee.

Instructions

  1. Determine which type of real estate license you wish to pursue. Wisconsin offers licenses for brokers and salespersons. A broker may manage his or her own business. A salesperson must work with a licensed broker. Brokers must undergo additional training than that required of a salesperson.
  2. Meet the education requirements set forth by the Wisconsin Department of Regulation and Licensing (WDRL). Specifically, you must complete one of the following: a 72-hour salesperson course from an approved educational program, 10 semester hours from an accredited college or university in courses that specialize in real estate or real estate law, or belong to the Wisconsin State Bar.
  3. Complete the educational requirements necessary for a broker if you intend to be a broker. In addition to the basic education requirements, you must complete either a 36-hour broker course from an approved education program or an additional 10 semester hours from an accredited college or university in courses that specialize in real estate or real estate law. If you belong to the Wisconsin State Bar, you need not meet this additional requirement.
  4. Pass the Wisconsin real estate examination. Sales persons need only pass the examination designated for a real estate license in sales. Brokers must pass both the sales examination and the broker’s examination. Sign up for an examination by contacting PearsonVue.
  5. Fill out the “Application for New Salesperson or Broker License” form. Include the license fee ($75 as of 2010 for an initial license). Obtain the form from the WDRL website. Additionally, sales persons must also be employed by a licensed broker in order to become licensed. If the sales person fills out the application before becoming employed, the sales person must file a “Notice of Real Estate Employment Form” when he or she becomes employed by a broker.

How to Set Up a Lease with Option to Purchase Residential Property

Set Up a Lease with Option to Purchase Residential Property
Despite difficult economic times, there are still people looking to buy a home. On the other hand, because of difficult economic times, many people are finding it harder to qualify for a mortgage, or they just don’t have the money for the downpayment or closing costs on a house. They also might not be sure they want to buy a home, or they are unfamiliar with a new city or area, and want to try it out for a while. Likewise, because there is so much residential property on the market right now, owners in many areas are having a tough time finding qualified buyers for their homes. One option that may benefit both parties, is a “Lease with Option to Purchase Agreement.” This is NOT a “Lease Purchase Agreement.” Despite what some others may have said, these are two different animals. The Lease Purchase Agreement requires two documents and is basically a sale that will close sometime in the distant future, maybe a year or so down the line. It is a binding sales agreement once it is signed. The Lease with Option Agreement is not a sale of property. It is a lease with a non-binding option for both parties to enter into a purchase agreement sometime down the road. Please read this article for more of the details.

Instructions

  1. The first step is to find a home with lease with option to purchase possibilities. Check with realtors in your area and even homeowners that have their homes for sale by owner. Even if a residential property is for sale, the owners may agree to a Lease/Option, just to have something in their hand. Also some of the online property search websites will have lease/options listed. You might also convert a rental property agreement to a lease/option.
  2. Now you have located the home you want, the next step is the agreement. Whether you are the Tenant/Optioner, or the Landlord/Optionee, it is important that everything be in writing. In contract law, if it isn’t in writing, it basically didn’t happen. Remember, this is a residential rental or lease agreement with an addendum. One document. You can get forms off the internet, through business supply stores, or places like nolo.com. What is important here is what is in the agreement. All states have landlord tenant laws and those apply here.
  3. The Lease Option addendum to your lease should, at a minimum, set out the following: length of option (a year is not uncommon); the provision that any breach of the lease will lead to termination of the option (that includes, of course, failure to pay rent on time; how the sales price will be computed if the option is exercise (e.g. fair market value as determined by an appraisal at the time the option is exercised); how soon before the option period ends does notice of exercise need to be made and how (e.g. 90 days before and in writing); that the property is sold “as is” at the time option is exercised; time line of closing after notice of exercise of option; and what is an isn’t refundable in case the option is not exercised and the lease ends (security deposit for lease if governed by landlord tenant law and must be refunded with certain exceptions but the option fee is negotiable.)
  4. More about the option fee or rental payment credit. Most parties to a residential property lease with option to purchase agreement reach an agreement on whether any of the rent will go toward a downpayment on the house. This is negotiable. What usually isn’t negotiable, is that the tenant put down an option fee in exchange for the landlord, or owner, of the property keeping the house off of the market for the length of the option. The amount is negotiable and is usually nonrefundable if the option is not exercised. It is often, however, creditable for when the option on the home is exercised.

How to Become a Luxury Realtor

uxury Realtors are real estate agents who sell multimillion-dollar properties, as well as those who focus on the second home, or vacation property, market. While these types of Realtors must have the same licenses and certifications as other real estate agents, they often have different marketing strategies and work with more high-maintenance clients. If you already are in the real estate business and want to pursue the luxury market, there are many things you can do to break into the career and start earning high-dollar commissions.

Instructions

  1. Obtain your state-issue real estate license if you don’t already have it. This process typically includes taking mandated coursework, as well as passing an examination if you’re trying to get a broker’s license.
  2. Research the luxury lifestyle. To impress future luxury buyers, you’ll need to know the differences between mainstream and luxury brands. For example, you need to know about top-of-the-line light fixture manufacturers, the best plumbing fixtures, the most expensive appliances and world-class building materials, such as slate flooring.
  3. Make connections with local interior designers, landscape company owners and builders that already cater to luxury clientele. They’ll want referrals from you, and you’ll need their connections to prove to your clients you have ties to the best in the business.
  4. Assess your own appearance. You’ll need to exude the luxury lifestyle if you want your clients to take you seriously. This means you need an expensive, high-quality wardrobe, the right jewelry, the right hairstyle and a luxury vehicle.
  5. Join elite clubs in your area, such as polo clubs or country clubs. This will allow you to mingle with future clients, as well as become a part of their social scene. If you can’t afford a membership, look for volunteer opportunities to get you in the door.
  6. Choose a luxury niche and target market. Research the past few years’ sales to assess the current market. Plan to target a specific area of town or ZIP code, as well as the type of dwelling. For example, you might focus on lakefront homes or target high-rise condos.
  7. Apply at an already-established luxury real estate agency in your chosen niche. This will help you enter the luxury-market scene and make a name for yourself. After you become successful and have loyal customers, you can branch out on your own.