Fusion South Bay real estate and townhomes for sale

Fusion South Bay Real Estate and Homes for Sale

Sellers – Why Staging Works

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As a realtor I am always striving to get the best price for my clients when selling their homes. As I know that how a home is presented makes a huge difference I believe that every home should look as perfect as possible. Staging can often be major factor in the response that buyers have to a home. Staging can make small spaces look bigger, dark spaces to look brighter, older features to look more updated and can help buyers with their “vision”. Instead of seeing problems and challenges, staging can help a buyer focus on the positive aspects of a home. Below is a simple example of just how different some simple staging can make a home look. We can offer partial staging at no additional costs to our clients (the example below did not cost the seller anything) and was our contribution to trying to do more than other realtors.

Which Would Make You More Likely to Schedule a Showing?

Staged and Professional Photography
Unstaged as Previous Realtor Presented

Fusion Inventory on the Rise! 4 Homes for Sale

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As of 5/7/19 we’ve seen quite a jump in homes for sale .  There are now 4 townhomes and condos  on the market in Fusion. For various reasons there have been veryFusion South Bay townhomes few homes for sale in this gated community in the South Bay but that’s changed a bit. That’s good news for home buyers. Not only does that make negotiating slightly easier, but there is a variety of Fusion floorplans now for sale. Ranging from the smallest 2 bedroom B layout to the rare 2 bedroom H floorplan that’s the biggest 2 bedroom in the community. In addition to the 4 homes currently on the market we’re aware of an off market home as well making for an even greater number of homes and floorplans available.

Want an easier way to search for homes?  Tell us just a bit about your ideal home and we’ll customize a search just for you and send you an email update whenever a new home hits the market in Fusion.

Current Fusion South Bay Homes for Sale

We are the #1 Search Result on Google for Fusion South Bay

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We are proud to offer you a real estate website designed specifically for people interested in the communty of Fusion.  We’ve worked hard to make it as user friendly and helpful as possible.

Fusionhomesforsale.com is now the #1 search result on Google for “Fusion South Bay” and “Fusion Townhomes”.  Feel free to check it out for yourself and search for Fusion South Bay on Google.  For home buyers this means access to more information and for home sellers this means reaching more potential buyers when you sell your home.  We’ll keep working on it and hopefully Google, buyers and sellers will continue to see the value in our site.

 

What is a Mello-Roos and How Much is it in Fusion South Bay?

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When home buyers go into escrow in Fusion at some point they’ll find out that there is a mello roos in the community.  In general it means that there is a yearly addition to the normal property taxes.

What is Mello-Roos?

Background
In 1978 Californians enacted Proposition 13, which limited the ability of local public agencies to increase property taxes based on a property’s assessed value. In 1982, the Mello-Roos Community Facilities Act of 1982 (Government Code §53311-53368.3) was created to provide
an alternate method of financing needed improvements and services.

The Mello-Roos Community Facilities Act of 1982
The Act allows any county, city, special district, school district or joint powers authority to establish a Mello-Roos Community Facilities District (a “CFD”) which allows for financing of public improvements and services. The services and improvements that Mello-Roos CFDs
can finance include streets, sewer systems and other basic infrastructure, police protection, fire protection, ambulance services, schools, parks, libraries, museums and other cultural facilities. By law, the CFD is also entitled to recover expenses needed to form the CFD and
administer the annual special taxes and bonded debt.

What is a Mello-Roos?
A CFD is created to finance public improvements and services when no other source of money is available. CFDs are normally formed in undeveloped areas and are used to build roads and install water and sewer systems so that new homes or commercial space can be built. CFDs are also used in older areas to finance new schools or other additions to the community.  This is why we see a mello-roos in Fusion as it went to pay for the infrastructure for the community as it didn’t exist prior.

What is the Mello-Roos in Fusion?

While the amount of the mello-roos can vary and can change the mello-roos for owners in Fusion is currently (and approximately)  The table below is from a 2018 escrow with specific information at that time.  While we cannot guarantee the information below the contact number listed is 714-541-4585 for updated information.

 

How is a Mello-Roos CFD Formed?
A CFD is created by a sponsoring local government agency. The proposed district will include all properties that will benefit from the improvements to be constructed or the services to be provided.  A CFD cannot be formed without a two-thirds majority vote of residents living within the proposed boundaries. Or, if there are fewer than 12 residents, the vote is instead conducted of current landowners. In many cases, that may be a developer.

Once approved, a Special Tax Lien is placed against each property in the CFD. Property owners then pay a Special Tax each year. If the project cost is high, municipal bonds will be sold by the CFD to provide the large amount of money initially needed to build the
improvements or fund the services.

How is the Annual Charge Determined?
By law (Prop. 13), the Special Tax cannot be directly based on the value of the property. Special Taxes instead are based on mathematical formulas that take into account property characteristics such as use of the property, square footage of the structure and lot size. The
formula is defined at the time of formation, and will include a maximum special tax amount and a percentage maximum annual increase.

How Long Will the Charge Continue?
If bonds were issued by the CFD, special taxes will be charged annually until the bonds are paid off in full. Often, after bonds are paid off, a CFD will continue to charge a reduced fee to maintain the improvements.  According to the information from the table above the Mello-Roos will end in 2041.

IMPORTANT TO KNOW:
• Rights to Accelerated Foreclosure. It is important for CFD property owners to pay their tax bill on time. The CFD has the right (and if bonds are issued, the obligation) to foreclose on property when special taxes are delinquent for more than 90 days. Additionally, any costs of collection and penalties must be paid by the delinquent property owner. This is considerably faster than the standard 5 year waiting period on county ad valorem taxes.
• Disclosure Requirement for Sellers (California Civil Code §1102.6). When reselling a property in a CFD, the seller must make a “good faith effort” to obtain a Notice of Special Tax from the local agency that levies the Special Tax, and provide it to the buyer.

E Floorplan in the 5403 Building Now In Escrow and Pending

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What’s good news for owners and sellers in Fusion is the recent accepted offer on 5403 #4.  It had been on the market for over 80 days which is unusual for a such a high demand community but showing the home was difficult and made it a bit tougher to sell.  See why you want to make it easy to show your home in Fusion.  It’s great news that it offically went into escrow on 4/5… we’ll keep our eye out on this one with updated price information once it closes escrow.

*Square footage numbers vary as tax records and builder records show a different amount of square feet.  Information deemed reliable but not guaranteed and buyers advised to confirm all details.

The Easier Realtors Can Show Your Home….the More Likely It Will Sell Quickly

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Hiring the right realtor can obviously make a huge difference in the home selling process.  From marketing expertise, to advise on pricing and home prep a goodFusion J unit kitchens realtor is there to help at ever step of the way.

Beyond hiring the right realtor, sellers have a lot that they can do that will make a big difference, whether getting a higher price, or even the difference between selling or not.

One of the decisions a seller controls is just how easy it is for buyers and agents to see the house.  Simply put, the easier it is for people to see, the more likely the interest level is higher.  We’ve seen a few homes in Fusion lately that may have sold sooner and possibly at a higher number if there was easier access to the home.   I often joke with my clients that the ideal for a realtor is “a vacant house that is staged”.  That is rarely the reality however.  As every situation is different it’s sometimes not all that easy….whether it’s tenant occupied, sellers that work from a home office, or simply not wanting to have your life upended.

We stress to our clients that the key is to make the home accessible in certain ways even when total access isn’t.  It’s fine to limit showings to certain days or hours…but make it very easy to see other times.  If the showings need to be restricted during the week (whether because of sleeping kids, home office or just not wanting dinner to be disturbed) consider having open house so that interested parties have an alternative.  If you limit showing ability too much potential buyers will simply lose interest.

Although not all of these may be possible, there are a few things that sellers may want to consider:

  • If the property is tenant occupied (and the tanants are not eager for the home to sell) consider waiting until the lease is up and selling the home after the tenants move out.
  • Consider offering a rent reduction for the tenants while the home is on the market in exchange for the tenants willingly accomodating showings and open houses.
  • If there are challenges allowing showings during the week, have open houses on the weekend so that your realtor can offer potential buyers options and alternatives….look like you’re accomodating.
  • One nice aspect to open house that you can not only get a lot of the buyers through that might want to arrange a showing, but also get many of the less serious crowd through without much effort.
  • Instead of repeatedly saying no to showing requests, make it clear when the home “can” be shown.  Your realtor can put showing instructions on the MLS that specifies all of the times that the home can be shown.

Find out what your home in Fusion South Bay is worth.