Clarksville Realtors

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Homes for Sale in Clarksville TN. New and Existing Clarksville Homes for Sale. Top-ranked local real estate agent - Realtor

Clarksville TN Realtor – Ron Dayley

931-552-1700 Office
931-249-6598 Cell
www.clarksvillehomesales.us
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4 Ways to Find Affordable Family Housing in Clarksville TN

In-Law Suites for Multi-generational living

In the past year, the average value of a Clarksville home has gone up by 8% to $157,100, according to Zillow. This is even higher than the growth in 2017 which was reported at 7.7% during the first half of the year. As a result, analysts are predicting that home prices throughout Tennessee will rise at the twice the rate of inflation and pay. Therefore, when it comes to sourcing the perfect Clarksville property, finding ways to secure an affordable home with the help of a local realtor is a must. Finding An Affordable Family Home in Clarksville TN can be hard but not impossible. I am going to share with you 4 Ways to Find Affordable Family Housing in Clarksville TN.

1. Consider a fixer-upper 

Fixer-uppers come in all shapes and sizes. Some fixer-uppers in Clarksville require a substantial amount of time and money.  While others are perfectly habitable and can be fixed up as time and budget allow. Make sure you communicate your preferences and budget to your realtor when searching through listings. Business Insider reports that buyers can expect to net a decrease of 7.6% when buying a fixer-upper instead of a pristine perfect home. Therefore, a significant chunk of cash can be saved. Invest these savings into an emergency fund with a high-interest rate. Then, when the time comes to fit a new kitchen or replace the flooring in your home, you’ll have a sizeable sum of cash to fall back on.

4 Ways to Find An Affordable Home in Clarksville

4 Ways to Find Affordable Family Housing in Clarksville TN

2. Negotiate & negotiate some more 

Negotiation is the key to securing an affordable family home in Clarksville. In October, single-family house sales were down by 152 units throughout Tennessee. During this time housing prices in the state rocketed by 7.1% on average. Time magazine reports that you should start with an initial bid 10% lower than what you’re prepared to pay. This will give you ample room to negotiate. Your Clarksville realtor will become your best friend at this stage. You should expect to build a good relationship with him as you go back and forth negotiating on a price which will work for you.

3. Suss out the market

January and February are the optimum time to grab a great deal on a property here in Clarksville TN. Research has revealed that properties for sale at the start of the year typically cost 8.45% less than they do in June and August. Meanwhile, fewer people move in autumn and winter due to celebrations such as Thanksgiving and Christmas taking priority. Homeowners who have their homes on the market usually want to move fast due to the time of year. Therefore, get a feel from your local realtor as to where the best bargain can be made.

4. Affordable Family Homes

Property prices are creeping up in Clarksville. However, by actively searching for a great deal and working closely with your realtor, you’re sure to find a loving family home at an affordable price. Realtor Ron Dayley of Coldwell Banker CM&H in Clarksville can set you up with a custom home search. This will email you whenever a new listing hits the market that fits your needs.

– Jennifer Blane
Dec 13, 2018

Can’t afford your dream home? There are ways to get that house you been wanting.

In-Law Suites for Multi-generational living
4 Ways to Find Affordable Family Housing in Clarksville TN
  1. Look in other communities
    For example, if you can’t afford to live in Nashville, maybe look at one of the nearby suburbs like Ashland City, Pleasant View or Clarksville TN. Homes are a lot cheaper in those areas then they are in Nashville. The commute to Nashville is fairly easy.
  2. Talk to your Local Affordable Housing Authority
    State and local housing authorities and local non-profit housing services can help you find affordable housing options. These organizations have a local, community-oriented mandate, so their specific programs will vary based on where you are in the country.
  3. Buy a Fixer-Upper
    Finding a house that needs some TLC or is just outdated is a great way to save money at first. You can make the repairs later on as you can afford them. Plus you can quickly build equity.
  4. Combine households
    Multi-generational living has always been the norm in Asia and Europe and it’s becoming more popular here in the USA. With the high cost of housing in some parts of the country, it only makes sense to combine income and live together.

-Ron Dayley
Jan 05, 2019

Posted in: Advice for home buyers and sellers Tagged: 4 Ways to Find Affordable Family Housing in Clarksville TN, affordable homes in clarksville tn, affordable housing in clarksville tn, Clarksville Realtor, clarksville realtors zillow, clarksville tn affordable housing, Finding An Affordable Family Home in Clarksville TN, Finding an affordable home in Clarksville, help finding affordable homes in clarksville tn, How to find a home you can afford, how to find affordable homes in clarksville, how to find affordable homes in Clarksville TN, in-law suites, multi-generational living, Your realationship with your Realtor, zillow realtors clarksville

First time home buyer Clarksville TN | Guide to Home Ownership

First time home buyer Clarksville TN | Home buyers guide

Tennessee First Time Home Buyer Programs | Low and No Down Payment …

Qualifying Tennessee first time home buyers can take advantage of numerous programs designed to help them receive affordable home financing, including …

 

The day has finally arrived, you’re buying a new home! Whether you are buying in a familiar area or are moving across the country for a new job, there are certain things to keep in mind as you begin the hunt for your new home. Hopefully, this list of tips will aid you in choosing the best property and will help prevent a case of buyer’s remorse.

Work with a REALTOR. A good REALTOR will be able to help you navigate all the twists and turns that come with finding and purchasing a home. They will negotiate the best price for you and use their knowledge of the industry to find you the perfect property. Keep in mind that only the seller pays commission on a sale, so it doesn’t cost you anything to have a REALTOR and could actually save you a significant amount of money on your purchase.
Sort out your finances as soon as you can. Get Pre-Approved for a loan. In addition, don’t make any large purchases before you buy a home. Big credit purchases such as a vehicle, boat, or timeshare, will be reflected in your credit and may disqualify you from loans.

first time home buyer Clarksville TN | TN home buyer's guide | Realtor Clarksville TN

First time home buyer Clarksville TN | Home buyers guide

Consider all the expenses of owning a home. The cost doesn’t stop once you calculate how much your mortgage will be each month. Property taxes, homeowner’s insurance, and utilities are major factors to consider when budgeting for a new home. In addition, regular house maintenance will incur expenses. Some neighborhoods have HOA fees, if you are looking for a condo then you will be faced with Condominium fees which can be pretty steep.

First time home buyer Clarksville TN | Starter Homes for sale

Shop around for loans. Don’t be afraid to get two or three rates from different lenders. When borrowing such a large sum of money, even one percent difference in the interest rate will save you thousands of dollars over the life of the loan. Make sure you are comparing apples to apples, some lenders have add-on fees or hidden cost that will really add up.

First time home buyer Clarksville TN | Home buyers guide

Make sure you get a Home Inspection done. This will save you a lot of money if there are problems found.

I always tell my clients when having a home built, think of resale when designing the home, style of home (ranch, colonial, modern…) and when picking out options.

Realtor Clarksville TN

No matter where in TN you live be it Cumberland Furnace, Waverly, Dover, Ashland City, Clarksville or Nashville TN, I can help you sell your home or find a new house.  There are homeownership programs that will work for you, we just need to find the best one for you.

Clarksville Home Sales

First time home buyer Clarksville TN | Home buyers guide | Realtor Clarksville TN | Home Ownership Programs

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WEB Based REAL ESTATE Marketing & Social Media CLARKSVILLE TN

Web based marketing for Real Estate in Clarksville TN
Web based REAL ESTATE MARKETING CLARKSVILLE TN | Clarksville TN's Best Realtor
REAL ESTATE CLARKSVILLE TN

With over 90% of today’s home shoppers using the internet to help search for their new home, shouldn’t you be more concerned with being found on the web than in an ad in the Sunday paper that no one looks at?  So why is Web and Social Media Marketing is underutilized for Web Based Real Estate Marketing Clarksville TN?  Just slapping an add on a website isn’t going to work or sharing your home on Facebook.  There is a lot more to it.

It’s a lot easier for your realtor to place an ad in the paper so he or she can point to it and say “hey, what more do you want me to do, it’s in the paper”.   Most realtors are happy to list your home in the MLS and hope that one of the other Realtors in town will sell your home, after all, they will still collect the listing fee for just inputting your info in the MLS.

The Web and Social Media Marketing is the answer to reaching all the right buyers in Clarksville TN.

Web-based REAL ESTATE MARKETING for CLARKSVILLE TN

You deserve more than that, you put your trust in me to bust my butt to sell your home.  I too Real Estate Clarksville TN | Homes for sale in Clarksville TNwill put your home in the MLS and use the old school newspaper ads but I will also build you your own website and post quality photos and videos to catch the interest of home shoppers.  No matter how nice or well priced your home is, if a customer can’t find your house or your home doesn’t stand out from all the others on the market, your house isn’t going to sell.

Coldwell Banker is the leading Realty Agency in Clarksville TN when it comes to Web and Social Media Marketing, I am the leading technological real estate agent in the area.

Social Media plays a key role in today’s Real Estate Market

Let’s put your home on every, computer, iPad and cell phone in everyone’s hands.  Every time someone searches Google for a home in our area, your home should be everywhere for them to see.

If you are looking to buy REAL ESTATE CLARKSVILLE TN give me a call and I will help you find the perfect home that you will love for many years to come.  Single Family Home, Condo, Townhouse, family farm or vacation home on the lake, I’ve got what you want and I will email the listings to you.

The Most Effective Real Estate Marketing at your fingertips

Homes for sale near me in Clarksville TN, Tiny Town. List your home with me. Buy your home with me. Clarksville TN Real Estate

If you are looking to sell REAL ESTATE CLARKSVILLE TN, I will help you get the best price possible and sell your current home quickly.

 

Here are some industry experts that agree with me on this topic, Internet Marking is a must for home sales.

Huffington Post 

 

Call me and see why I am the fastest growing name in Clarksville Real Estate.

 

Ron Dayley

Clarksville Homes for Sales

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Custom Home Builders in Clarksville TN – New Construction

custom home builders of Clarksville TN, custom homes clarksville tn

Hi, my name is Ron Dayley and I am a licensed Realtor with Coldwell Banker – Conroy, Marable and Holleman.  I specialize in Custom Built Homes and Luxury Home Sales. We are located in the River district of Downtown Clarksville TN. For those of you who are new to the area, CM&H is the oldest Real Estate Agency in Clarksville TN.  We have been in business since the 1860s. Coldwell Banker is the most advanced Real Estate company in the world. Our new CBx system brings real estate marking into the 21st Century. You can share your buying experience with friends and family over social media and get their input all along the buying process in “Live Time”.  When it comes to Custom Home Builders Clarksville TN / New Home Builders Clarksville TN, we are your agency. 

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Custom home builders Clarksville

New home builders 

Over 90% of homebuyers say that they use the internet to search for a house, I am an expert on marketing on the web. I won’t waste your time and money on out of date low return methods of marketing. We aren’t selling homes to our grand parent’s generation, the modern home buyer is computer savvy and wants to look on their tablets and smartphones to find information on properties before going to physically look at it.  If your house isn’t found or seen on the web, it’s not going to sell.

With my sales, marketing, and computer knowledge along with Coldwell Bankers Real Estate experience and broad reach, we will get your house sold quickly and for top dollar. We will negotiate the best deal on a new home for you.

New Home Marketing

When a Home Seller in Clarksville TN is ready to take the next step toward selling their home, I’m here to help. Our comprehensive marketing plan will get your home seen by thousands of motivated buyers. Custom and Luxury homes need to be marketed differently than track homes.  Condos and Townhomes need to be marketed differently than Executive homes.Clarksville TN We’ll quickly put together a custom marketing plan with an effective price. A well-priced home often generates competing offers and drives up the final sale value. Our market analysis takes into account the most actively searched prices and home values throughout your area, including expired listings and properties still on the market.

The Right Exposure

Clarksville TN Custom Built Home Sales are competitive. In marketing your home, I will develop a listing that emphasizes your home’s most unique and sellable aspects. I then put your home in front of buyers, establishing it on the local MLS ( Clarksville TN ) as well as broader ones, new listings sheets, and real estate publications. Our nation-wide network of professional real estate contacts and buyers will also have the opportunity to check out your listing. Simply put, I am the listing agent that you are looking for. 

Effective Internet Marketing 
I’ll use the Internet and our company’s (Coldwell Banker CM&H) innovative website to make your listing highly visible. This along with our other services are part of your marketing strategy that you can’t afford to miss.

Custom Builders in Clarksville TN 

The process of selling and negotiating price is an emotionally charged process. As your professional aid, I will also oversee all paperwork related to the sale.

For most of us, our home is our biggest investment. When it’s time to sell, get the value you deserve with the help of a professional real estate agent. If you’d like to discuss your next home sale today, please contact me anytime.

I offer a free Clarksville Relocation guide that will be handy for all the new employees moving into the area with Google Data Center, Hankook Tires, and LG.  Clarksville TN Relocation Guide.

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So, if you are looking for a custom home builder in Clarksville TN that is committed to building homes of superior architectural design, unequaled quality of construction and craftsmanship, with comprehensive interior design packages, I can put you in contact with Custom Homebuilders that are devoted to remaining innovative with continual revision of design and construction techniques, creating change in industry standards to which all others aspire. I invite you to explore and learn more about the builders that we work with and the process of designing and building your unique custom home. I am confident you will enjoy viewing our gallery of home photos and hearing the insight that we bring to your home buying experience.

Clarksville Home Builders

 Custom home builders Clarksville

 

Buying a Luxury Home as an Investment

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Selling house in Clarksville due to Divorce

Realtor Clarksville, Relocation specialist, Best Realtor in Clarksville TN | Top Realtors Clarksville TN | Division of Property – Selling house in Clarksville due to Divorce

Going through a divorce in TN? Selling your house in Clarksville due to Divorce?  Let me manage the sale of your property so you can go on with your life. You need a neutral professional to handle the details of your home sale. Let’s sell your home so you and your ex can get on with living the rest of your lives. Don’t let the buyers use your divorce to low ball you on your home. You don’t have to lose money on selling your house due to divorce.

Division of Property

Clarskville's Real Estate Expert Ron Dayley

Selling a house in Clarksville due to Divorce

The Win at All Costs mentality rears its ugly head too often in divorces. If you do decide to sell the house, work with a Realtor who understands divorce and someone both parties trust. The likelihood that the two parties are not getting along is not just a possibility, it is the entire reason everyone is discussing the home sale.

Having both parties at the first meeting with the Realtor, or listing appointment is extremely important. The Realtor works for both of you, the goal of the agent should be that neither party feels as though the agent is taking sides. Communication with your Realtor is vital in every real estate transaction, but it is even more important in a divorce situation. Your agent has to be there to answer questions from both of you. Their job is to sell your home for the most money in the least amount of time.

Selling your Home due to Divorce Can I keep my house in a divorce or do I need to sell it?

Gather information

There’s some information that prospective purchasers will be interested in and curious about, even if they don’t come out and say so. I recommend you gather all this information and put it together in a notebook that you label clearly and leave in a highly visible surface like the kitchen counter or a table in the foyer. You should have the following information in your notebook:

Things to do

*Copies of property tax payments and/or condominium fees for the last year
*Loan balance, loan account number, monthly payment, interest rate, and terms of assumption, if any
*List of personal property that will stay with the house (for example, window treatments, lawn tractor, etc.), and a list of personal property that will not stay with the house.
*Bylaws of any homeowners’ association or condominium association to which you belong
*Description of any unresolved defects (talk to your real estate agent about what you will eventually be required to disclose, and disclose it now). If you have a problem you know about and don’t intend to correct, such as a settling foundation or a damp basement, you might as well come clean about it.
*Utility bills for the last year (preferably with a summary list of the amounts)
*List of all the energy efficiency features your house includes, such as variable speed or mini-split heat pump, double pane windows, extra insulation, and passive solar design, together with any information you have about the utility savings from these changes.

Divorce forces the Sell of your house in Clarksville

*List of security features your house includes, such as deadbolt locks, security system, and changes in landscaping.
*List of other features about your house that you consider appealing, such as built-in appliances, extra closets, whirlpool, hardwood floors, etc. Before you post this list, though, make sure your real estate agent looks it over. That innovative laundry room design you developed may seem quirky and just plain weird to the rest of the world, and it may be best not to call attention to it.
*Description of the landscaping around the house, and the recommendations for its proper care.
*Description of any warranties still in effect for your house or any equipment that will stay with it.
*Termite inspection certificate or bond.
*Floor plan if you have it.

Your Realtor and Lawyer will be your best friends

  • Survey if you have it.
  • Title insurance policy.
  • A professional appraisal of your property if you have it.
  • Map of the area around your house showing the location of your house in relation to schools, shopping, transportation, and parks.
  • If your neighborhood is strong and stable, talk a little about it. *Mention how many families have people at home during the day, how many children of what ages live nearby, etc. Avoid specifics about neighbors, though. Almost no one appreciates having their name, address, or family circumstances provided to strangers.
  • Present a United Front to Potential Buyers
  • Even though people can handle knowing you’re divorcing, the last thing they want to do is to step into a conflict between the two owners of the house they want to buy. I usually recommend that you and your spouse agree on who is going to have the contact with the realtor and potential buyers and make it clear to your agent that the designated spouse speaks for both spouses. Keep the other spouse out of the picture entirely. Keep it simple for real estate agents and buyers.

Think Commodity | Selling your home is a joint effort

This is your home, where your dreams and your children have grown up together. I know it may be agonizing for you to part with it. I also know that those crayon marks in the hall may be part of a precious memory for you. Get over it. Your house is a commodity, and you need to move it. Don’t think I’m Selling my House in Clarksville due to Divorce because of you, that does nothing but give the upper hand to the home buyer.

Selling a house in Clarksville due to Divorce? Call a good Lawyer and Realtor

What does this mean? It means you are merciless about appealing to all and offending none. It means you detach yourself from your house and listen to other people’s advice about what you need to do to sell it.

This does not mean you should spend a lot of money getting your house ready to sell. To the contrary, you should avoid expensive improvements unless there’s no question they’re needed (for example, a new roof if you actually have leaks).

Let’s get your house sold

Now, having just told you that your house is a commodity, I have to add that part of selling this commodity is creating an image for the people who are considering buying it. Real estate agents say that buyers have to imagine themselves living in a house. Show a happy front or don’t be seen at all; The whole I’m Selling my Home due to Divorce makes some couple worry about buying an “unlucky” house.

By all accounts, repainting is often one of the least expensive and most effective improvements you can make. Concentrate on neutral colors. This is not a time for creativity, and it’s not a time to say (as too many sellers do), “I know this needs repainting, but I’ll let the new buyer decide what color.” Go ahead and paint it beige so it looks fresh, open, and clean. The buyer can always add the lime base and chartreuse accent borders later.

Changes to your floors are usually more expensive, so you should make them sparingly. If your linoleum is buckling in the kitchen, replace it. If it’s just boring, leave it alone.

Clarksville’s Divorce Real Estate Specialist

Everything needs to work. Go through the house and methodically tighten loose hardware, replace loose or missing doorstops, and oil hinges and doorknobs. Replace or repair leaky faucets and toilets.

Selling your home in Clarksville
Selling a house in Clarksville due to Divorce

Set the Right Price

Part of treating your house as a commodity is pricing it to move. You may think you already know what houses in your neighborhood have sold for, but avoid relying on the grapevine. Your agent will do a comparable check of houses nearby and adjust the recommended listing price for differences among the properties; that’s generally the most reliable estimate of what your house will sell for. Focus on your neighborhood. The maxim real estate professionals apply to the valuation of real estate is that there are three factors that govern value: location, location, and location. It simply makes no sense to try to infer the value of your house from what a similar house somewhere else sold for.

Selling your house due to Divorce

By the same token, however, real estate value today depends on many factors other than location:

  • Seasonality (your real estate agent can help you gauge the effect of this in your area)
  • Local and state economic conditions
  • The strength of your local school system
  • The condition of your house
  • Interest rates (an assumable low-interest loan may make your house unusually valuable when rates are high
  • Availability of possession (in some circumstances, the value of your house may be much higher if the buyer knows it’s available right away, or in time for school to begin)

Setting a price that’s too high has two negative effects. First, it will extend the time that it takes to sell your house, which extends the time you’re making the mortgage payment. Second, as your house sits on the market, your listing will become stale, and people will begin to wonder what’s wrong with. A stale listing will almost always fetch a lower offer than one that’s new on the market.

Clean your Home 

 Your house needs to gleam when the seller sees it, and it needs to smell clean too.

Pay special attention to bathrooms. If you have window coverings that make them darker or seem smaller, get rid of them. Clean the shower and toilet thoroughly, paying special attention to the base where the toilet meets the floor (that’s a real problem area for most of us).

Pay special attention to your kitchen. Many people make the decision about whether to buy a house based solely on their opinion of the kitchen. Clean your oven and clean the exhaust hood and cooktop on your stove.

Clean the outside of water heaters and furnaces. Here’s a trick: Inspectors often drain the bottom of a water heater to see how much iron is deposited in it. You may want to drain it yourself beforehand to remove any loose rust.

Clear out your clutter

This is different from cleaning. Most people have too much furniture in their house, so you probably do too. Get it out of there. Your house needs to be furnished, but sparingly furnished. If you have to, rent a storage warehouse for the extra pieces. (Or if you’re moving to a smaller place, go ahead and donate them or sell them at a garage sale).

The countertops in your kitchen need to be virtually clear. Stow the toaster, blender, and extra trays in a closet or a plastic tub somewhere out of sight. Be merciless.
Let’s all say together, “Garages are for cars, and attics are for junk.” If you have junk in your garage, lose it.

Avoid Empty – Sadness

Remember we said your house should be furnished? If you and your spouse have both moved out of the house, leave basic furniture there until the house sells. If you have to, rent furniture. Don’t try to sell an empty house. It’s just too hard for most buyers to imagine living in it.

Focus on Curb Appeal to help sell your Clarksville TN Home

This is the time to fix that loose brick on your porch. Make sure the lawn is kept mown and trimmed during the entire selling process, even after you have a contract. If your mailbox lists to starboard, this is the time to straighten it up. Replace that rusty looking doorbell button, and polish the brass plate on your door. Replace the worn doormat with a new one.

Agree on Who’s Paying for What  

When you and your spouse agree you’re going to sell the house, it’s easy to think that the issue is resolved and nothing else needs to be decided. Oh if it were only so simple! How will you handle it if you need to put in a new heat pump while you’re trying to sell the house? What if the buyer demands gutters, or resurfacing the driveway? If at all possible, think through these issues while you and your spouse are negotiating, so you won’t have to have another fight down the road when the bill is due.

Selling house in Clarksville selling your house due to divorce. Capital Gains in Real Estate isn’t as scary as most people think.

Capital Gains Tax on the Sale of the House

There was a day not too long ago when people going through a divorce could take on a big risk of exposure to the tax on capital gains. Now though, for any sale of your home after May 7, 1997, capital gains are unlikely to be a problem.

You can now exclude up to $250,000 of the gain on the sale of your house — $500,000 for a married couple. And you’ll be able to exclude that much again if you sell another house after another two years. You (or your divorced spouse pursuant to a divorce agreement or order) must have lived in the house for at least two of the last five years.

Ron Dayley-Realtor

Clarksville’s Divorce Real Estate Expert

Selling a house in Probate

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VA Loan Mistakes in Clarksville TN | VA Loan Killers

VA Loan mistakes in Clarksville TN

So many times I have had young soldiers and their spouses come up to me and tell me that they are ready to buy a house. When I ask them if they have been pre-approved to a certain amount, they will tell me something along the lines of “I am a vet and I will be getting a VA Loan so it’s not an issue”. Well, that’s not the case most of the time. Your credit rating still comes into play. I don’t know why so many vets in the Clarksville TN area seem to think it’s an entitlement that they will get no matter how bad their credit scores are. A VA loan is not a guarantee, it is a government-backed program, not a guaranteed loan for vets.  There are also some very common VA Loan Mistakes to look out for as well.

VA Loan mistakes Clarksville TN

VA Loan mistakes in Clarksville TN

Eligibility Requirements | VA Loan Clarksville
Your length of service or service commitment, duty status and character of service determine your eligibility for specific home loan benefits.

Learn from our Experience

If you have a credit rating below 580 and are in the military, you are not going to get approved for a VA Loan or a conventional loan. Most places will want to see a 620 or higher score. The VA will get you Zero Down Payment, can be somewhat easier to get approved, doesn’t have a PMI attached to it but you still must qualify.

Once you do get approved for a loan and find a house, the loan is not a done deal until you go to closing. I have seen soldiers get approved for a loan and while they were looking for a house, they went out and bought a car, motorcycle or even just opened new credit card accounts so they could buy furniture once they moved in. Well, this just took them over their limit and now the loan is dead in the water.

VA and FHA

The lenders run your credit again just before closing (this holds true for FHA and VA Loans) and any new purchases or credit checks can and will throw a monkey wrench into the entire process. Don’t BUY anything while you are waiting to close on your home. Credit inquiry will hurt your credit rating.

VA Loan Clarksville TN
Please wait until after you close on your house before you make any other purchases. Don’t hurt your chances of homeownership just because you couldn’t wait 30 days to close. You can still get your new truck or motorcycle after you close on your home but you will most likely not be able to buy the house if you get the toys first.

Play it smart and you can get that house you’ve been wanting.

VA Loan Real Estate Specialist


VA Compromise Sale

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Selling Inherited Property in Clarksville TN | What is Probate?

Selling Inherited Property in Clarksville TN Probate Property in Clarksville TN

Selling Inherited Property in Clarksville TN
Most people think that selling inherited property is a godsend. Providing the beneficiary a lottery-like reward with little to no detriment. The truth is being named as a beneficiary is not that simple and while the rewards are obvious. There are many challenges to overcome. Here are a few challenges that a beneficiary of inherited real property may face. Unless you’re the surviving spouse, in which case, the legal transfer of the property should occur relatively quickly and without tax penalties.

Receiving an inheritance in almost any other circumstance can be a long and complicated process. It can take the executor of the estate and the court many months to divide the deceased person’s assets, including the home. Often times, this is a very aggravating and stressful process for beneficiaries. You are not only dealing with the loss of a loved one but also may be struggling financially and need the money to stay afloat.

Too big and expensive to keep

Selling Inherited Property in Clarksville TN

It’s too much house to keep up and you can’t afford it, now what. Let me help you sell it.

Inherited Property in Clarksville
It’s too much house to keep up and you can’t afford it, now what. Let me help you sell it.

Follow the will – Probate Clarksville TN

The first step in the process is to determine whether the deceased person has a valid will. If the deceased person has a valid will and the estate is worth more than $100,000, the court will follow the terms of the deceased person’s will and through the probate process, make sure the deceased person’s debts are paid and assets are distributed accordingly. If the deceased person does not have a valid will, his or her assets will be distributed according to the state laws of intestacy, which are default provisions that are commonly contrary to the deceased person’s wishes.

Creating a will is a smart decision; however, many people will be surprised to learn that simply having a will cannot avoid a court process called “probate” and sometimes, to the bewilderment of all involved, the desired beneficiaries of the deceased person are not the people who actually inherit the property. Not only will some of the beneficiaries of the deceased person not receive their inheritance, but going through probate takes the control of inheritance from the family that is very expensive, time-consuming, and “public,” so any interested party can see what the deceased person owned and who the deceased person owed money to.

Selling inherited property Clarksville
It’s too much for me to upkeep and pays taxes on.

What am I going to do with these bills?
It’s too much for me to upkeep and pays taxes on.

Property Taxes
Selling Inherited Property in Clarksville TN

Once ownership of a home is transferred to you, Uncle Sam may deduct federal, state and/or local taxes (Delinquent Property Taxes) from the estate, if the estate net taxable is worth more than a certain amount.

There is no inheritance tax in California. The estate tax is under the federal estate tax law. Estate taxes are taxes that are levied on an entire estate before it is distributed to individuals, which is imposed on the value of the property at death. The federal government tax rates start at 45% for estates in excess of $3,500,000. If you were to inherit property worth $4 million, for example, the federal estate tax would be $225,000.

Selling Inheritance Property in Clarksville TN

Probate Property in Clarksville TN

Consider Selling Inherited Property in Clarksville TN

If you decide to sell an inheritance, you will probably be required to pay capital gains tax on the difference between what you net from the sale and your basis (basis equals purchase price plus improvements minus depreciation).

One positive thing about inheriting property is that it is taxed on the value of the property the day that the owner died. Therefore, the beneficiary gets a “step-up” in basis and pays less capital-gains tax. The current federal capital-gains tax is 15%. If the estate is a personal residence and you meet certain guidelines, you can be exempt from capital gains tax on the first $250,000. if single, or $500,000. if married.

Hire Experts to help you.

Example: Let’s say John Doe buys his home for $10,000.00 in 1945. Sally Q inherits John Doe’s property on the day John Doe dies in 2010. At the time of John Doe’s death, the property is worth $350,000. Sally Q would pay no capital gains tax if she sells the property for $350,000. a week after John Doe dies as the basis of the property (value upon John Doe’s death) is equal to the value of the property upon Sally Q selling the property.

Unless you qualify for an exception under the law, most transfers of an estate called for a reassessment of the property, which will likely increase the property taxes paid on the estate. Therefore, as a practical consideration, a beneficiary of inherited real property must make sure that they will be able to pay the increased property taxes as they become due, or ultimately risk the chance of losing the property in the future for delinquent property tax payments.

Selling an Inherited Property in Clarksville TN

How to sell inherited property in Clarksville

Understand the downsides of inheriting property
Selling Inherited Property in Clarksville TN

While inheriting real property can seem like a blessing, many find that they have to sell the inheritance property to pay the estate taxes due. In addition to a large amount of estate taxes that may become due after inheriting an estate, there is a quick nine-month statutory period after the deceased person’s death in which the beneficiary of inheritance must pay the estate taxes due.

Example: If a beneficiary inherits one parcel of land worth $10 million and the estate has no other assets, the beneficiary of the inherited property may have to sell the land to get the cash to pay the $2.9 million in federal estate taxes within nine months of the deceased person’s death.

Taxes on Inheritance

Taxes are not the only complications that a beneficiary of inherited real property encounters. Such as if the home still has a mortgage attached to it, it has to be paid off. Worse yet, some lenders treat the death of a borrower as a trigger for immediate repayment of the loan. However, if the loan provisions provide for survivorship of the loan through a trust or deed, the loan will remain outstanding and in effect.

Thus, a beneficiary must be careful and make sure they can pay the estate taxes and annual property tax payments, as well as the monthly mortgage payments.

Selling inherited Real Estate in Clarksville TN Inherited Real Estate in Clarksville TN

Step 1 – Appraisal: The first step for a beneficiary of the inherited real property is to have the property appraised. This in turn, therefore, will establish the new tax basis in the event that the property is sold. During this phase Tax implications of selling the property can be assessed and evaluated. This will help determine if selling the property is the best course of action.

Step 2 – Determine Price/Terms: You will need to determine a price and terms to sell it. To help you with the price, terms, and overall transaction, you will need to enlist the services of qualified professionals.

Step 3 – Hire Professionals: Hire a real-estate broker as well as various consultants. Whereas these should include an appraiser, surveyor, real estate lawyer, and an accountant.

Special Notes on Selling an inherited home

Regardless of whether you decide to sell or not, you must get property insurance. This will help to avoid potential liability or loss via fire.

Selling an inherited House in Clarksville TN

One of the biggest issues any person who is Selling Inherited Property is to clear the property title. This can be a very time consuming and cumbersome process. The transfer of real property is exceedingly hard when more than one beneficiary is named. Unless the will is very clear about the percentage of ownership each beneficiary receives. It must include provisions about what will happen if one beneficiary wants to sell the home while the others do not. Otherwise, be ready for costly disputes to arise.

Clearing title is especially daunting when there are multiple family related beneficiaries (as is often the case). Familial ties can become strained. The intent of the deceased person is unclear and the beneficiaries have differing ideas of the wishes of the deceased.

Selling Probate Real Estate in Clarksville TN

Work with a Probate Lawyer / Selling Inherited Property in Clarksville TN

What one does with the inherited property obviously varies from person to person. Some people keep the real property for various reasons, sentimental reasons to financial ones. Others may desire an income stream and thus, Sell the Inherited Property and buy another one with the income. A tax-deferred “1031” real estate exchange can be a very beneficial tool to avoid property tax.

As you can see, there are some ups and downs to inheriting a home. I (Ron Dayley) can help you market and sell it as quickly as possible. Coldwell Banker CM&H is the oldest Real Estate Agency in the Clarksville TN area. With all the tools and contacts we have available to us, we will work as a team. We will sell your home fas and get you the best price that the market will allow Coldwell Banker Conroy, Marable & Holleman

Ron Dayley
Homes for Sale in Clarksville TN

Selling a property due to a divorce

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Ron Dayley Realtor – Coldwell Banker CM&H

111 South Riverside Drive
Clarksville, TN 37040
931-249-6598 cell
931-552-1700 office

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