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How Does Color Affect the Appeal of My Home?

January 16, 2020

It has long been touted that different colors evoke certain feelings or emotions. And while our preferences for color can change over time, it is pretty commonly understood that blue is calming, red is alarming, yellow tends to make people happy and black can represent a whole spectrum of spooky. Here is a great info graphic about the psychology of color on a broad scale. But how does color translate in the field of real estate? Can color actually make a house more or less appealing to potential buyers? As someone who has been known to hyperventilate while standing in front of a display of paint chips (yes, I have done that), I think there are three important concepts to consider when selecting a color palette for your home: location, design, and marketability.

The first thing to consider is location. Many US cities are seeing a surge in deep, dark exterior colors like navy blue, dark gray and even black. But here in Orlando, we have to keep the environmental factors in mind. Where stronger and deeper colors are warm and enticing in colder climates, and even pose a benefit to keeping energy costs lower, those same deep tones would not be as practical here, where temps are rising and even the cooler seasons are less and less cool. Here’s a link to a post by Realtor.com that reflects these trends, and offers some lighter color options, i.e. soft gray, taupe and green, for those of us here in the Sunshine State. Also, if your homeowner’s association places restrictions on your color options, you are certainly bound to adhere to those. If you find that your street is dominated by homes painted green or blue, you may want to opt for a yellow or white, or anything to help make your home stand out and appear fresh.

I think it would also be prudent to consider the architecture of a home when deciding upon a color palette. While a more dramatic elevation and complex roof line offer added dimension and opportunity to use a color palette that has 3, or even 4 colors within the scheme, a simple design might be overpowered by so many distractions. Metropolis Real Estate Solutions, LLC is a brokerage that specializes in design and architecture and we have come to understand that the colors that can highlight the unique qualities of a Craftsman Bungalow would overwhelm a Mid Century Ranch. We also have to consider the interior design of a home when planning the exterior design decisions. If the interior is rustic and full of browns and oranges, it would feel disconnected and disjointed to have the exterior be painted in pastel blues and greens.

While in real estate, we try to cast as broad a net and encourage clients to keep things as neutral as possible, neutral does not have to equate to boring or beige only. Varying shades of softer colors in the gray, tan or even blue families can highlight tall ceilings, trim details and art niches. A “white” based color scheme can be both timeless and, as we’ve seen for the last couple of years, a bit trendy. What we pair with our selected base color can help navigate the pitfalls often seen with making trendy design decisions. White and gray have been hot for awhile, and logic would seem to indicate that it might be wrapping up soon. That said, they are strong neutrals with a broad appeal, a great starting point. Changing the tone of the accent color on the shutters or trim from gray to taupe, can not only provide longevity by providing a wider range of complementary colors, but it can also help your home appear to be trend setting versus trend following. Keeping the boldest accent color on the doors or shutters also makes it easy to change them out when you get bored.

As an appraiser, I can tell you with confidence, that there is not any kind of dollar amount placed specifically on a “color palette”, but what we do often see is that homes with a more neutral color scheme have a more broad appeal, leading to faster selling times and sometimes, higher sales prices. Certain color palettes denote modernization and updating and others reflect a specific time period that updates were likely to have occurred. I see it demonstrated time and again that homes with a clean white color palette and modern finishes sell for a premium when placed in competition with those that have a darker, more rustic color palette, regardless of actual age. Of course, I’m only working in the Central Florida market; trends throughout the U.S. likely vary. When looking at comparable properties as I perform an appraisal, I often scroll through interior photos in an attempt to discern condition and appeal with regard to how a comparable sale may relate to my subject property. Having appraised in this market for over 25 years, I can remember that Tuscan/Mediterranean influences were HUGE in the mid 2000’s. When I do come across a home that has these finishes and features, emblazoned by golds, rusts and deep brown wood tones, I can deduce that the construction elements, fixtures and amenities have not likely been updated in the most recent 10-15 years. The same will be true in 5-10 years when we see homes that still have farmhouse chic colors and finishes and the future trend is conflicting.

While I recommend that everyone make long term design choices that suit their personal preferences and lifestyle if they plan to stay put for awhile, if selling your home is on the immediate horizon, trending toward the most current trends will likely lead not only to shorter marketing times, but higher sales prices. Helping buyers believe that your home is move in ready, an upgrade to their current lifestyle, and modern in appeal will give them the confidence to place an offer on your home.

5 Ways to Add a Little MCM Jingle to Your Holiday Decor

November 7, 2019

I like the Classics: a good martini, a Carrara marble table top, a little Bosanova and you've likely all seen the Metropolis Airstream out at local Orlando events. I'm nothing if not consistent, so at the holidays I like a tinsel tree and bright, jewel toned lights and accessories. After a few decades, I've assembled a great treasure trove of holiday decor, with themes rotating out throughout the years, but my most solid "go to" look from Thanksgiving through New Years has to be a classic mid century modern scheme, blending simple patterns with sleek style, in an effort to provide a neutral backdrop that can be added to throughout the years.

The good news is, even if you are starting with this year as your foundation year to begin collecting and decorating with MCM decor, the overarching principal behind this great design is minimalism; a few good pieces will go a long way. We also cannot discount how the internet makes shopping for unique pieces a little easier. I get most of my furniture and lighting from Craigslist.org, and I am always looking for items on auction house websites. A Craigslist search for "vintage" holiday items will most likely turn up incomplete table settings, broken light strands and collections of Christmas villages or even an array of Santas. MCM decor is also en vogue again, and so it's easy to find new, reproduction items at all the major retailers. My favorite way to find “new to me” sparkle however, is by visiting my local thrift shop or vintage store.

How you re-purpose those items into your decor is up to you, but if you mix the retro items with some of your existing, it will certainly boost the posh of your existing setup. Here, I've compiled 5 ways for you to find that jazzy, sparkly, MCM look for yourself, even if you have to start from scratch:


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Search the internet and estate sales for place settings that have that retro vibe you want and set a holiday table with vintage flair. Amber toned glasses, graphic linens, and table decor with a Scandinavian twist can all be selected to invoke that retro-modern look you crave. A well set table at the center of your socializing, will give your home a decor boost, even if you only keep it up for a day or two. I also have the inkling to suggest you make some gelatin molds, a meat loaf and ambrosia salad while you're at it, but I'll forgo the food from days of yore in exchange for something a little more deconstructed.



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Keeping a tableau simple and clean is key in creating Hanukkah decor with an MCM impact. Color blocking is also an effective tool and the use of complimentary, vintage gift wrap would provide a punch of graphic impact. Websites like Etsy and even Architectural Digest have great options. Goodness knows there are ample selections of mid-toned wood and brass options for the menorah, with these: 1, 2, and 3 making me want to celebrate the Festival of Lights myself. These bold and brightly colored dreidel remind me of European holiday gifts from the 50's and 60's and would be a great way to adorn gifts or napkin rings for young and young at heart.

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3: I still love the look of the large ceramic Christmas lights around the eaves of the house but those have gone by the wayside as technology, and safety standards, have improved. My plan this year is to incorporate a strand I found on Amazon, into a garland that I'll put in the family room, over the fireplace. Certainly, care has to be taken not to leave them on for long or if we leave the house, but that should be a consideration with all holiday lights. These painted lights bring a bit of an organic feeling to the decor and have more warmth than their LED grandchildren. You can also find newer options that are not ceramic but still keep the classic size and shape.


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The most simple way to pack a punch is to invest in a tinsel tree. I have found these are easier to find lately, having experienced a resurgence in popularity over the last decade. They have various sizes at all the big box stores and even on Amazon. In their original usage, they were often placed on a rotating stand with a rotating light placed adjacent to it, or underneath, and the whole tree came to life with color and spectacle. It is so easy to find vintage glass ornaments, and even reproductions, online and at yard sales. My husband and I have been collecting them since we began dating and we use them in wreaths, wide mouthed vases and to fill bowls as centerpieces.



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Nothing epitomizes the swing and swagger of the Mad Men era quite like a New Year's Eve soiree. This is easy and requires little more than a great bar and good music. Vintage bar ware is so easy to find and is, surprisingly, affordable. Most local vintage stores will have several options from which to choose and if you have basic champagne glasses, a mix of vintage plates and linens, and bouncy lunge music, you have all that any guest will require. Some of the greatest visual impact of a glamorous and retro styled NYE party will be the guests themselves, so encourage, via vintage invitations, an attire that includes vintage cocktail wear.



Writing this blog post has me wanting to "Spring Clean" the whole house and pair down to just the basics so I can begin to set my table and fill the house with smells, sounds and spirit of the holiday season. In Orlando, we get to spend the entire year celebrating each season outdoors and in, with lots of lake and beach time. I look forward to this short season of time where we can really focus on the interior spaces of our homes deck the halls for house parties and intimate dinners. Whether your home is a Mid Century Marvel like we love to showcase over at Metropolis Real Estate Solutions, LLC, or a contemporary Florida home, I hope you will try to add a little retro-modern glam to your holiday decor this year. Shoot me some photos of what you have accomplished and how you have enjoyed it over these coming, hopefully temperate, last couple of months of 2019.

In Mid-Century Modern
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How Will Adding Solar Panels Affect My Appraisal?

October 1, 2019

There are a host of factors to consider when tasked with solar photovoltaic (PV) system valuation. First, the type of financing used to install the system plays a roll. Is it a lease, power purchase agreement, solar loan, pace loan (which may nullify the ability to finance the home on the secondary market as they can stand in the first mortgage position on some properties), or cash purchase? All require different handling by appraisers.

If the ownership allows the solar PV system to be valued as real property all of the physical factors (number of arrays, size of arrays, brand, efficiency, azimuth of the panels, compass bearing of the panels, and amount of sun hours) come into play along with possible whole house batteries, the warranty of the solar system, and the local cost of power to estimate energy savings cost over the life of the system. This can provide support for an increase in the value of the property based on the discounted energy savings over the life of the panels using www.pvvalue.com.

The other typical approaches to value (using sales of similar homes that have with solar measured against similar homes without and the cost approach for replacement of the solar amenities) can also help. Right now, solar is a complex issue and very few agents or appraisers have the education to value it properly.

As an agent, if you are dealing with a property with a solar PV system, there are specific questions you should ask the property owner to be sure you document all the details correctly. You can find them on the top portion of page 3 of the Appraisal Institute’s Residential Green and Energy Efficient Addendum, which can be found here.

You should also make sure the appraiser you are dealing with has had the training and classes to properly value a solar PV system. They should be familiar with this addendum and have training on using the PV Value website. 

If you have any questions on where to start on documenting solar reach out to me. We have the training from the national experts and experience valuing, selling, and helping agents document these improvements for their listings.

About The Author

David Herring

There are a host of factors to consider when tasked with solar photovoltaic (PV) system valuation. First, the type of financing used to install the system plays a roll. Is it a lease, power purchase agreement, solar loan, pace loan (which may nullify the ability to finance the home on the secondary market as they can stand in the first mortgage position on some properties), or cash purchase? All require different handling by appraisers.

If the ownership allows the solar PV system to be valued as real property all of the physical factors (number of arrays, size of arrays, brand, efficiency, azimuth of the panels, compass bearing of the panels, and amount of sun hours) come into play along with possible whole house batteries, the warranty of the solar system, and the local cost of power to estimate energy savings cost over the life of the system. This can provide support for an increase in the value of the property based on the discounted energy savings over the life of the panels using www.pvvalue.com.

The other typical approaches to value (using sales of similar homes that have with solar measured against similar homes without and the cost approach for replacement of the solar amenities) can also help. Right now, solar is a complex issue and very few agents or appraisers have the education to value it properly.

As an agent, if you are dealing with a property with a solar PV system, there are specific questions you should ask the property owner to be sure you document all the details correctly. You can find them on the top portion of page 3 of the Appraisal Institute’s Residential Green and Energy Efficient Addendum, which can be found here.

You should also make sure the appraiser you are dealing with has had the training and classes to properly value a solar PV system. They should be familiar with this addendum and have training on using the PV Value website. 

If you have any questions on where to start on documenting solar reach out to me. We have the training from the national experts and experience valuing, selling, and helping agents document these improvements for their listings.

About The Author

David Herring

David B. Herring is a native of Central Kentucky where he began his career in real estate appraisal. David attended St. Catherine College in Springfield, KY and later graduated from Eastern Kentucky University in Richmond, KY. In 1998, David took a position at an appraisal firm in his hometown of Harrodsburg, KY. David has extensive experience in valuing residential, commercial, and agricultural properties primarily in Central and Southcentral Kentucky, but valued properties statewide. Completed assignments were for both mortgage lending and litigation purposes. In 2003, David formed Central Bluegrass Appraisal Service—the predecessor to Herring Consulting Co.—with the primary focus of the firm being residential and commercial mortgage appraisals across central Kentucky. In 2012, David received his SRA designation from the Appraisal Institute. In 2013, David relocated with his family to central Florida and increased the firm’s focus on litigation support and review work while gaining the AI-RRS review designation from the Appraisal Institute. In early 2016, David completed the requirements and gained the MAI designation from the Appraisal Institute followed by the AI-GRS in the summer of 2016. Since arriving in Central Florida, David has received his real estate sales license and is fully immersed, in all things real estate, as one of the areas most educated experts. David is married to Shannon and they have two daughters; Emma and Claire. They all reside in historic downtown Winter Garden, Florida. He is an active volunteer with the East Florida Chapter and Region X of the Appraisal Institute.

In Valuation Corner

Latest Posts

Featured
Jan 16, 2020
How Does Color Affect the Appeal of My Home?
Jan 16, 2020
Jan 16, 2020
Nov 7, 2019
5 Ways to Add a Little MCM Jingle to Your Holiday Decor
Nov 7, 2019
Nov 7, 2019
Oct 1, 2019
How Will Adding Solar Panels Affect My Appraisal?
Oct 1, 2019
Oct 1, 2019
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METROPOLIS REAL ESTATE SOLUTIONS, LLC

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