For sale: 409 N 7th Street

We’re excited to share our newest listing at 409 N 7th Street in the trendy Emerson East neighborhood! Join us at the open house on Sunday, January 4 from 11:00 a.m. to 1:00 p.m. [slider] [slide image_width="500" image_height="333" alt_text="409 N Seventh Street" auto_resize="true"]http://www.roostinmadison.com/wp-content/uploads/2014/12/IMG_7941.2.jpg[/slide]

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Top 8 Reasons to Buy This Home:

1. Open, sun-filled floor plan
2. Super spacious foyer: plenty of room to stash jackets, boots, bags and accessories
3. Private backyard with extensive landscaping (just ask us for the landscaping sketches)
4. Vintage-y charm
5. Modern improvements (exactly where you want ‘em)
6. Next to one of Madison’s coolest parks - Demetral Park
7. In coveted Emerson East neighborhood
8. Within walking distance to a growing number of hip, locally owned hotspots

The details:

• $195,000
• MLS 1733859
• 1562 finished sq ft
• 2 bedrooms + an office
• 1.5 baths
• 1 car garage

Everyday is a bright and sunshiny one in this stylish bungalow! An ultra open living and dining room boasts plentiful windows while creating a warm, inviting space for all to comfortably gather and tinker. A fine balance of modern and vintage means charming wood floors, original doors and fixtures, and cool yet practical built-ins. A sleek new bathroom and modern kitchen adds a fun twist to an old classic, and the list does not end there with numerous updates that will put your minds (and pocketbooks) at ease.

Perfectly located in the urban and trendy Emerson neighborhood, you’re sure to appreciate the array of shops, restaurants, coffee shops and bars that are within a short walk. On top of that, you’re literally a hop, skip and a jump away from the popular Demetral Park and extensive bike path system.

Updates Include:

• Completely remodeled bathroom - 2011
  • Grohe, CB2, West Elm, and Ikea fixtures
• Completely remodeled kitchen - 2005
  • Kenmore refrigerator, stove, and dishwasher
• Finished basement - 2006
  • Sewing/craft space
  • Guest area
  • Enclosed bathroom
  • New Samsung high efficiency washer - 2013
  • Storage room with built-in shelving
  • New hot water heater - 2010
  • New water softener - 2013
• New garage roof - 2007
• New garage windows - 2012
• Insulated garage - 2012
• Backyard landscape design by FormEcology - 2013
• Front deck - 2007
• Front landscaping - 2010
• Blown-in insulation in walls - 2005
• New windows throughout house - 2005

Want to learn more, or schedule a showing? Just let us know.

9 Mini Home Makeover Tips

Whether preparing your home for sale or the parade of holiday visitors, here is our list of 9 tips to make your home shine.

1. Commit to the deep clean. It may not be spring, but a deep and thorough cleaning will make you see and feel a difference in your home! Tackle these often neglected areas or consider hiring a pro to do the dirty work. --Steam clean carpet --Wash windows, sills and trim --Wash walls --Wash baseboards and floors by hand --Take down overhead light shades and globes and wash them up in hot soapy water --Clean cabinetry, especially around the hardware --Do a cobweb sweep of ceilings throughout the house
2. Eliminate the clutter. Donate or sell what you don’t absolutely need. You will appreciate what remains more and it may even free up some mental space too!
3. Hide the necessities. Stash your to-do piles and everyday gadgets like phone chargers and keys in decorative containers. Making the functional more beautiful may not only brighten your mood but also help keep your life organized everyday of the year. (Pictured right: Wood boxes hide countertop clutter and cloth napkins.)
4. Pare down the furniture while making the most of what you keep. Can a cedar chest also serve as seating in an entryway or under a window? Can you use a bookcase for storage and as a room divider?
5. Touch up your walls, trim and baseboard if you still love the colors. Consider painting your ceilings if it’s been a while, it can make a giant impact! You could freshen up your white or get adventurous with the color.
6. Repaint if you're ready for a whole new palette. Choose complementary paint colors for rooms that connect to improve the flow of your home and make spaces feel larger and more cohesive.
7. Update your window covers, rods and/or brackets. Hang rods slightly higher than and farther out from the window trim to give the illusion of bigger windows. Floor length curtains also make ceilings feel taller.
8. Update your lighting. I love Cree LED bulbs. They give the appearance of higher wattage. I recently put these bulbs in all of my ceiling fixtures and lamps. What a difference!
9. Replace bland artwork with pieces that make you happy and help tell your story. Consider framing snapshots from your last vacay, favorite cards from friends or even your child's artwork. (Pictured left: Collages made from items collected on an extended cross-country road trip.)

Glenwood Park, Dudgeon Monroe

On these chilly yet tolerable days of fall, I’m always looking for reasons to get out and enjoy our fine Madison neighborhoods before the temps take a nosedive. Some time ago I stumbled upon the hidden gem that is Glenwood Children's Park in the Dudgeon Monroe neighborhood. Discoveries like these always come in handy on those rare occasions that our family has a free day with no place to be. Camera in hand, we set out to enjoy a fantastic fall afternoon. Glenwood offers plenty of great photo ops as well as an endless amount of possibilities for crawling around in weird places, building forts and general goofing off.

It goes without saying that spots like these are few and far between in urban areas, making Glenwood an attractive asset to the Dudgeon Monroe neighborhood and surrounding real estate. Not only does the park offer a peaceful place to contemplate the finer points of life, it also provides hours of creative outdoor play and exploration.

Growing up in the country, I spent countless hours playing in the woods. I would build forts and tree houses; find cool rocks, sticks and hiding spots; and, of course, make the occasional and important discovery of an animal bone, which was always exciting. It was refreshing to share that experience with my teenager and see her genuinely enjoy our time together in this urban forest.

If you're in the market for Madison real estate and enjoy walking to urban amenities, taking scenic bike rides, participating in water sports and/or letting yourself (or your kids) run loose in the forest, then you simply have to check out the Dudgeon Monroe neighborhood and Glenwood Children's Park. You won't be disappointed.

If you would like to browse properties currently available in the Dudgeon Monroe neighborhood, please click here.

Garage apartments, granny flats, and "tiny houses"

All about the cool phenomenon known as "Accessory Dwelling Units"

From converting a garage into a rental unit, to adding a second home on your lot for an aging parent -- "accessory dwelling units" are popping up across Madison!

In January 2013, changes to the City of Madison's zoning ordinance allowed residents to legally construct accessory dwelling units, or ADUs. Not only are ADUs helping some homeowners make better use of their existing space, they're also tapping into the increasingly popular "tiny house" movement.

According to the national experts at AccessoryDwellings.org, ADUs are "a really simple and old idea: having a second, small dwelling right on the same grounds (or attached to) your regular single-family house, such as an apartment over the garage, a tiny house on a foundation in the backyard, or a basement apartment."

So -- you have a garage you'd like to convert, or addition you'd like to make. Where do you start? Well, any legally added ADU will need a permit. Here's a quick list of first steps from our friends at the City.

Ten steps for planning and permitting an ADU:

1. Brainstorm your project goals and scope 2. Talk to the Madison Zoning Department about the project to determine its feasibility 3. Rough-sketch your ideas -- get creative input from family and friends 4. Identify your architect and consider potential builders (unless you're going the DIY route) 5. Work with your architect to create and refine a schematic design 6. Talk with your neighbors -- community buy-in is important, especially when adding density to already-dense areas 7. Choose a builder 8. Develop permit-ready (or construction-ready) drawings 9. Apply for your permit -- permit issued! 10. Break ground

Want to learn more? Here you go!

Green Accessory Dwelling Unit Initiative - resources for Madison homeowners who want to build environmentally friendly ADUs

10 Steps to Permitting an ADU - a quick reference guide for Madisonians interested in building (and permitting!) their own ADU

Design Coalition - design support for Madison-area residents who want to design and build ADUs

AccessoryDwellings.org - a volunteer-run resource guide on how to design, build, and get approval for your ADU, complete with zoning ordinances by state

ADUs in Madison - a Facebook page where Madisonians can share advice and resources related to ADUs

Time to Build - sample ADU floorplans, plus words of wisdom when thinking about your own ADU

Madison Zoning Department - who to contact when you're ready to get started!

Related links:

The Hottest Home Amenity: In-Law Apartments, Wall Street Journal, November 6, 2014.

For Sale: 158 Nautilus Drive

We have a fabulous new listing for sale in Madison's excellently located Faircrest neighborhood! 158 Nautilus Drive resides on Madison's west side in a beautiful lot. UPDATE: Accepted Offer. 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image_height="333" alt_text="158 Nautilus Drive" auto_resize="true"]http://www.roostinmadison.com/wp-content/uploads/2014/06/30.jpg[/slide] [slide image_width="500" image_height="333" alt_text="158 Nautilus Drive" auto_resize="true"]http://www.roostinmadison.com/wp-content/uploads/2014/06/Poarch-b-Compressed.jpg[/slide] [slide image_width="500" image_height="333" alt_text="158 Nautilus Drive" auto_resize="true"]http://www.roostinmadison.com/wp-content/uploads/2014/06/32.jpg[/slide] [slide image_width="500" image_height="333" alt_text="1803 Keyes Ave." auto_resize="true"]http://www.roostinmadison.com/wp-content/uploads/2014/06/33.jpg[/slide] [slide image_width="500" image_height="333" alt_text="158 Nautilus Drive" auto_resize="true"]http://www.roostinmadison.com/wp-content/uploads/2014/06/34.jpg[/slide] [slide image_width="500" image_height="333" alt_text="158 Nautilus Drive" auto_resize="true"]http://www.roostinmadison.com/wp-content/uploads/2014/06/35.jpg[/slide] [slide image_width="500" image_height="333" alt_text="158 Nautilus Drive" auto_resize="true"]http://www.roostinmadison.com/wp-content/uploads/2014/06/2014-06-02-00121And8more-Compressed.jpg[/slide] [slide image_width="500" image_height="333" alt_text="158 Nautilus Drive" auto_resize="true"]http://www.roostinmadison.com/wp-content/uploads/2014/06/2014-06-02-00139And8more-Compressed.jpg[/slide] [slide image_width="500" image_height="333" alt_text="158 Nautilus Drive" auto_resize="true"]http://www.roostinmadison.com/wp-content/uploads/2014/06/2014-06-02-00157And8more-Compressed.jpg[/slide] [/slider] The details:

• 158 Nautilus Drive, Madison, WI 53705
• $310,000
• 2,958 finished sq. ft.
• 4 bedrooms, 2 and a half baths
• 3 seasons porch
• Many updates (see below!)
• View the Virtual Tour

With so many of the unique and desirable features you're looking for, you will surely appreciate this Faircrest gem. An ultra-open floor plan and abundance of windows makes way for plentiful sunlight and summer breezes. An exceptionally designed floor plan provides plenty of space to entertain or retreat, both indoors and out. A beautifully updated chef's kitchen boasts maple cabinets, solid surface countertops, stainless steel appliances, gas stove, wine fridge, and wood burning fireplace. Other drool-worthy features include newly refinished hardwood floors,  built-in book cases and shelving, and new windows, roof, gutters and more. An expansive lot lends itself well to all kinds of yard enthusiasts: a giant, sun-filled area and raised garden beds to satisfy any green thumb, a fenced-in dog run, plus plenty of privacy for outdoor entertainment. All this in a superb location, where the schools, pool, Owen Conservancy, shops and restaurants are all within a short walk -- and biking and busing to the university is easy as pie!

Learn more about the Faircrest neighborhood here.

Numerous updates have been made recently, making this home truly move-in ready. Updates include: 

• 2013: New hot water heater, installation of soffit vents and soffit baffles, blown-in insulation in attic, new solid bathroom vent duct installed on main floor.
• 2011: New roof, high capacity gutters and downspouts, Leaf Guard on gutters, and window wrap.
• 2010: Samsung washer and dryer.
• 2008: Stand up Frigidaire freezer.
• 2006: Amana refrigerator, Danby wine refrigerator, Maytag range/oven, Maytag dishwasher, Maytag microwave, maple cabinets, solid surface countertops, Anderson and Pella high-quality windows and patio doors.

Showings begin on Sunday, June 8. Don't miss this one!

Want to learn more, or schedule a showing? Just let us know.

158 Nautilus Dr. Madison, WI 53705 from Media Cue Productions on Vimeo.

FSBO: Weighing the Pros and Cons

You're about to list your home for sale, and you want to keep as much money in your pocket as possible once the transaction is done. Often, home sellers come to the conclusion that selling their homes themselves -- For Sale By Owner -- is the best way to go.

Sometimes, going the FSBO route can work out well. But for many home sellers, it's often fraught with some surprising challenges. We frequently work with home sellers who attempted FSBO and then decided to list their home with a Realtor when their homes didn't sell. And we've heard from others who sold their homes as FSBO but weren't completely happy with the end result.

Here are the lessons we've learned, about the pros and cons of going FSBO.

Selling your home as a FSBO might make sense for you when you have...

• a lot of time. Selling a home takes time -- from staging, to showings, to open houses, to answering follow-up questions from potential buyers and showing agents, etc.
• a thorough understanding of the real estate market. What does current market data suggest about the fair market value of your home? Choosing a reasonable listing price requires examining a whole host of data -- you need to know where to find it, how to interpret it, and how to use it when making the case with buyers that your home is worth that value.
• top-notch writing, photography, and marketing skills. You want your home's photos and description to shine -- these are the first things most buyers see, and it's essential that your marketing materials make a strong first impression!
• a wide network, and a willingness to use it. Selling a home requires more than posting an online ad and plopping a for-sale sign in the yard. You need to actively recruit potential buyers. Do you have the time, interest, and ability to network with your friends, neighbors and co-workers, to generate interested foot traffic?
• strong negotiation skills. Getting top dollar for your property requires knowing how to negotiate with buyers. And knowing what buyers will pay a premium for requires a depth of knowledge about the real estate market in your city and neighborhood!

If you read the list above and think, "check, check, check!", then congrats! Selling your home as a FSBO might be a good option. But for many people, going FSBO soon leaves them feeling like their in over their heads. If that describes you, here's why working with a Realtor might be a good idea.

Listing your home with a Realtor...

...saves you time. A lot of sellers are surprised by the amount of research, preparation, and constant communication involved in listing a home. An experienced Realtor can make it look simple, but the truth is, there are a lot of moving parts involved! If you don't have the time to manage them all, it might make sense to list your home with a professional.

...saves you peace of mind. Your Realtor handles the hassles -- the phone calls, the emails, the back and forth with other agents. And your Realtor handles the checklist of legal documents and deadlines that come along with selling a home -- so you never need to worry about missing paperwork, missed deadlines, or other slip-ups that can derail an otherwise solid sale.

...instantly widens your network. We're constantly in communication with other Realtors, networking our listings to see if they match the needs of other buyers. This is the kind of highly customized exposure that an online ad and yard sign will simply never be able to attract.

...makes you more money. The most common reason sellers choose FSBO is to save commission fees. But an examination of local real estate data shows that FSBO sellers often walk away with less money than their homes are worth -- sometimes up to 13% less money! That's significantly more than they would have paid a professional Realtor in the first place. It's shocking and sad to see how much money FSBO sellers can leave on the table simply because they don't know any better.

...gets the job done right. Why do Realtors make you more money? Because a good Realtor knows the market inside and out. She can use her knowledge and experience to suggest the best possible listing price for your home, to market your home successfully and aggressively -- and to negotiate at top dollar.

And finally, an important note about contracts and negotiations...

Many FSBO sellers don't have a complete grasp of the contracts used to execute a sale. This can result in oversight regarding their contractual rights and obligations. This can mean wasted time, less profit, and unforeseen expenses, as well as missed opportunities for re-negotiations.

Most buyers and sellers aren't experts in the ever-changing world of lending and mortgages. Without the help of a professional, they don't always ask the right questions or require the proper documentation from the other party. One of the most common complaints we've heard from homeowners who've tried selling FSBO is that their deal fell apart because of buyer financing issues. Most of these scenarios could have been avoided with proper due diligence up front.

On a similar note, many sellers typically don't understand the implications of various loan programs, which can lead to deals falling apart far too often. Some loan programs simply do not match with some types of properties -- this is critical information for every buyer and seller to know.

So -- at the end of the day, is selling your home as a FSBO the right choice for you? It's smart to weigh the true pros and cons before making such a big decision. We'd be happy to answer any of your questions as you decide the best path for you, your family, and your home!

For Sale By Owner: What I'd Do Differently

My husband and I had just tied the knot. My domestic urges must have been in overdrive, because within days of the wedding, I found a house on a Madison "for sale by owner" website that seemed so perfectly us.

I had been combing the Madison WI MLS as a matter of habit -- but I had gone to only a handful of open houses, and I really hadn’t moved from curious to serious. We loved the Schenk-Atwood neighborhood, where we were renting an apartment. However, we also wanted to keep our mortgage affordable and not sacrifice our lifestyle in order to pay our housing costs.

Unfortunately, everything in our ideal area that even came close to our comfortable price point needed an incredible amount of work! We’d seen The Money Pit  -- and we had been warned of the ways a fixer-upper can take over your life (for better or worse), so we were focused on our first home being as move-in ready as possible.

In the end, this two-bedroom house a little further beyond our ideal area held all of the charm we were looking for -- plus a kitchen and bathroom that were both generously sized and updated. As seasoned apartment dwellers, we thought two bedrooms seemed like more than enough space, and we were willing to overlook the lack of garage for the large basement and walk-up attic. One fast month later, it was ours, and we were moving in! A happy ending!

Now, I'm armed with 6+ years of life experience and a real estate license. I can look back and offer the following kernels of wisdom to “first-time-homebuyer me” and others.

Lessons I've learned:

1. Know your priorities. We sacrificed on location to get the house we wanted for our price. Was this a good decision for us? Probably. We’ve been able to comfortably roll with life’s punches (several job changes, new babies, travel opportunities) thanks to a very affordable monthly payment. However, location is the one thing you can never change about your house, and this will absolutely top our criteria for our next purchase. We really miss being in a more walkable area, and have some new family-related neighborhood priorities. I also think my husband will insist on a garage next time around! There will always be trade-offs; it’s about weighing them and making the best choice for you and your lifestyle. Make a prioritized list of your wants and needs at the start of your search and use it to keep yourself honest.

2. Hire a "Wisconsin Registered" Home Inspector. We asked a family member who is a licensed professional home contractor to look at the house for us. He helped us go into the purchase with our eyes open about some of the home's potential issues. But, even if he had pointed out every defect that a home inspector would have found, we wouldn’t have been able to use his findings to negotiate with the sellers, per the state-approved Offer to Purchase contract. This basically meant we bought our home "as-is." When we go to sell our home, chances are the buyer will want a formal inspection, and we’ll be on the hook for issues that may have been present in the home when we purchased it. The money spent on a qualified home inspector pays off up front in negotiations and down the road in peace of mind. A professional home inspection and report is in the best interest of every buyer.

3. Work with a buyer’s agent. We bought the home on our own, from a seller who was selling it on their own. While I don’t have a horror story to accompany this scenario, I do wish we had used a professional buyer’s agent to guide us through the process and help us pay attention to the details we overlooked. Sellers pay the buyer’s agent commission 99% of the time, so it makes sense to employ a seasoned buyer’s agent who can advocate for you and manage the paperwork and other details of buying a home, which can otherwise be pretty stressful. While we felt like we purchased the home for a fair price, now I know how much information should be used when determining market value, and we didn’t consider all of the pieces in the puzzle. When we go to sell our home, we will be subject to the market conditions and recent comparable sales when choosing a listing price and negotiating with a buyer, so it pays off to work with someone who knows this data when you buy.

I’m looking forward to finding our next home in the coming year or two and applying what I’ve learned to advocate for my family in the process. Our home has treated us well over the years, so I also look forward to giving it new life with its next owners!

Want to learn more? I welcome your questions and would love to apply my experience and professional knowledge to help make your next home-buying experience a positive one!