All redone new condo conversion with brand new stainless steel appliances, granite counters, and nice period detail, freshly painted. Available now or Jan 1st. Convenient downtown location - short distance to Boston bound train. View the video below for more info!
Jeffrey is a full-time Realtor specializing in residential real estate sales, marketing & consulting. If you or someone you know has a question about the market, don't hesitate to get in touch.
Wednesday, December 28, 2011
Tuesday, December 27, 2011
LOFT Style Rental in Downtown Beverly
Freshly painted - ready for move in! Priced for less than assessed value this lofted one bedroom townhouse offers spacious entertaining main level: kitchen with opening to dining bar and living room with balcony, cathedral ceiling. 1/2 bath for convenience. Then the upper level is a spacious master suite complete with sitting or office area, full bath and good closet space. Oversized deeded garage spot could accommodate two compact cars, or one plus great storage!! Close proximity to train + town!! Click on the video for more info!
Friday, December 23, 2011
LOFT Style Rental in Downtown Beverly
Freshly painted - ready for move in! Priced for less than assessed value this lofted one bedroom townhouse offers spacious entertaining main level: kitchen with opening to dining bar and living room with balcony, cathedral ceiling. 1/2 bath for convenience. Then the upper level is a spacious master suite complete with sitting or office area, full bath and good closet space. Oversized deeded garage spot could accommodate two compact cars, or one plus great storage!! Walk to train + town!!
1st, last and half security required for move in. Small dog or cat ok with owners approval. Tenant pays all utilities.
1st, last and half security required for move in. Small dog or cat ok with owners approval. Tenant pays all utilities.
Thursday, December 15, 2011
5 Things To Do NOW If You Want to Buy A Home In 2012
At this point in December, it can start to feel like the New Year – along with all our hopes, dreams, wishes and expectations for it – are barreling down on us. Personally, I’m a rabid Resolution-setter, and I have a pretty strong track record of making New Year’s changes actually happen – and stick. But what I know after years of using the New Year as a great excuse to set and meet some goals is that it’s very, very helpful to get a head start, ramping-up to new habits, behaviors and target goals achievements starting in December.
If you’re one of the millions who has an eye on 2012 as the year in which you’ll buy a home (first or not), here are five things you can do now to put yourself on the right path:
1. Check your credit. Take my word for it: there is no bad surprise worse than a bad credit surprise. Okay, maybe there is one thing worse – a credit surprise you receive while you’re in the midst of trying to buy a home!
Recent studies have revealed that a record high number of real estate transactions are falling out of escrow, and that credit “issues” are a leading cause of these dead deals. Your best chance at catching and correcting score-lowering errors and other derogatory items before they destroy your personal American Dream is to start checking and correcting while you still have time on your side.
2. Do your research. The more rapidly the real estate market changes, the more it behooves smart buyers to study up before they jump in. And now’s the time – you can start doing online and in-person research into topics ranging from:
· Target states, cities and neighborhoods. Whether you’re relocating or simply trying to narrow down the local districts to focus on during your 2012 house hunt, December is a great time to start your online research into decision-driving factors like tax rates, school districts, neighborhood character and even prices in various areas. Resident ratings and reviews sites like Trulia and NabeWise can help you make the neighborhood-lifestyle match.
Once you narrow things down and start speaking to local agents, ask them to brief you on the local market dynamics, including how long homes typically stay on the market and whether they generally go for more or less than the asking price, so you can be smart about how you search. (And yes, Virginia, there are areas where homes sell for more than asking, even as we speak!)
· Real estate and mortgage pros. If you don’t already have your pros picked out, now is the time to get on the horn or drop an email or Facebook message to your circle of contacts, asking them for a referral to a broker or agent they love. Follow up by: checking whether these pros are active in answering questions on Trulia Voices, searching for their name and seeing what sort of feedback on them you can cull from the web, then giving them a ring and launching a conversation about whether you and they might be a good partnership.
· Short sales and REOs. Distressed property sales are not for the unwary. If you want to target upside down or foreclosed homes, or are planning to house hunt in an area where many of the listings are described as short sales or foreclosures, get educated about what you can expect from a distressed property purchase transaction before you get your heart set on a short sale.
· What you get for the money. Online house hunting is a powerful tool – especially when it’s cold and wet! But there comes a point in your house hunt where you’ve got to just get out into the actual physical homes you’re seeing online in order to get a strong, accurate sense of what home features, aesthetics and location characteristics correlate with what price points.
· Mortgage musts. You can read a bunch of articles about mortgages and get yourself pretty far down the path toward qualifying for a home loan, but you can only get a personalized action plan for a smooth road ‘home’ by talking with a local mortgage broker and having them assess your basic financials. They might say you need to move funds around, pay a bill down or off or produce some sort of documentation from your employer. And the time to start all that is now.
3. Fluff up your cash cushion. So, you’ve saved up your 3.5 percent down payment. Perhaps you saved a little extra for closing costs. Or maybe you’re even one of those uber-aggressive 20-percent-down-ers. No matter how much you’ve saved, you’ll find that you could use more once you activate your home buying action plan. Mark my words – after closing, you’ll crave extra cash to do some repairs, upgrade a couple of things, buy appliances or even just to hold onto in order to minimize your anxiety about depleting your savings!
So, if homebuying is on your personal 2012 action plan, don’t go hog wild on holiday gifts. Instead, wait until next year and give yourself the gift of a home.
4. Shed some stuff. Sell it. Donate it. Give it to relatives who’ve always coveted it. Just get rid of it. If you do it before year’s end, you can kill three birds with one stone: (a) getting some cold hard cash to go toward your savings, (b) getting some tax receipts so you can deduct the value of your donations in January, (c) minimizing money spent on holiday gifts for loved ones and these two bonus birds – clearing the mental clutter that physical clutter creates and prepping for your move in advance.
5. Sit very, very still. Sometimes, the best way to further our goals is to stop tripping ourselves up. In that vein, commit right now to refrain from making any major financial moves until you buy your home. Don’t quit your job to start that personal chef business (yet), don’t pull a bunch of cash out of your savings account (without getting clearance form your mortgage pro first), and don’t start buying cars and boats on credit – even if you do love the idea of putting the red bow on the car you give your wife, like in the commercials.
I assure you, the bow you’ll be able to put on that house or condo will be much bigger, redder and more tax-advantaged!
Source: trulia.com
If you’re one of the millions who has an eye on 2012 as the year in which you’ll buy a home (first or not), here are five things you can do now to put yourself on the right path:
1. Check your credit. Take my word for it: there is no bad surprise worse than a bad credit surprise. Okay, maybe there is one thing worse – a credit surprise you receive while you’re in the midst of trying to buy a home!
Recent studies have revealed that a record high number of real estate transactions are falling out of escrow, and that credit “issues” are a leading cause of these dead deals. Your best chance at catching and correcting score-lowering errors and other derogatory items before they destroy your personal American Dream is to start checking and correcting while you still have time on your side.
2. Do your research. The more rapidly the real estate market changes, the more it behooves smart buyers to study up before they jump in. And now’s the time – you can start doing online and in-person research into topics ranging from:
· Target states, cities and neighborhoods. Whether you’re relocating or simply trying to narrow down the local districts to focus on during your 2012 house hunt, December is a great time to start your online research into decision-driving factors like tax rates, school districts, neighborhood character and even prices in various areas. Resident ratings and reviews sites like Trulia and NabeWise can help you make the neighborhood-lifestyle match.
Once you narrow things down and start speaking to local agents, ask them to brief you on the local market dynamics, including how long homes typically stay on the market and whether they generally go for more or less than the asking price, so you can be smart about how you search. (And yes, Virginia, there are areas where homes sell for more than asking, even as we speak!)
· Real estate and mortgage pros. If you don’t already have your pros picked out, now is the time to get on the horn or drop an email or Facebook message to your circle of contacts, asking them for a referral to a broker or agent they love. Follow up by: checking whether these pros are active in answering questions on Trulia Voices, searching for their name and seeing what sort of feedback on them you can cull from the web, then giving them a ring and launching a conversation about whether you and they might be a good partnership.
· Short sales and REOs. Distressed property sales are not for the unwary. If you want to target upside down or foreclosed homes, or are planning to house hunt in an area where many of the listings are described as short sales or foreclosures, get educated about what you can expect from a distressed property purchase transaction before you get your heart set on a short sale.
· What you get for the money. Online house hunting is a powerful tool – especially when it’s cold and wet! But there comes a point in your house hunt where you’ve got to just get out into the actual physical homes you’re seeing online in order to get a strong, accurate sense of what home features, aesthetics and location characteristics correlate with what price points.
· Mortgage musts. You can read a bunch of articles about mortgages and get yourself pretty far down the path toward qualifying for a home loan, but you can only get a personalized action plan for a smooth road ‘home’ by talking with a local mortgage broker and having them assess your basic financials. They might say you need to move funds around, pay a bill down or off or produce some sort of documentation from your employer. And the time to start all that is now.
3. Fluff up your cash cushion. So, you’ve saved up your 3.5 percent down payment. Perhaps you saved a little extra for closing costs. Or maybe you’re even one of those uber-aggressive 20-percent-down-ers. No matter how much you’ve saved, you’ll find that you could use more once you activate your home buying action plan. Mark my words – after closing, you’ll crave extra cash to do some repairs, upgrade a couple of things, buy appliances or even just to hold onto in order to minimize your anxiety about depleting your savings!
So, if homebuying is on your personal 2012 action plan, don’t go hog wild on holiday gifts. Instead, wait until next year and give yourself the gift of a home.
4. Shed some stuff. Sell it. Donate it. Give it to relatives who’ve always coveted it. Just get rid of it. If you do it before year’s end, you can kill three birds with one stone: (a) getting some cold hard cash to go toward your savings, (b) getting some tax receipts so you can deduct the value of your donations in January, (c) minimizing money spent on holiday gifts for loved ones and these two bonus birds – clearing the mental clutter that physical clutter creates and prepping for your move in advance.
5. Sit very, very still. Sometimes, the best way to further our goals is to stop tripping ourselves up. In that vein, commit right now to refrain from making any major financial moves until you buy your home. Don’t quit your job to start that personal chef business (yet), don’t pull a bunch of cash out of your savings account (without getting clearance form your mortgage pro first), and don’t start buying cars and boats on credit – even if you do love the idea of putting the red bow on the car you give your wife, like in the commercials.
I assure you, the bow you’ll be able to put on that house or condo will be much bigger, redder and more tax-advantaged!
Source: trulia.com
Beautiful Townhouse for Rent in Salem's Mariners Village
Mariners Landing (Traders to Whalers to Mariners). This fabulous END unit built in 1999 is sure to please. With 3 levels of luxury living -impressive finishes include oversized living room with fireplace, generous eat-in kitchen (actually large enough for full dining) with doors to private deck, half bath, garage parking, home office or playroom, and two bedrooms each with their own en suite bath. Great storage. Pets Considered!!!
Contact me today for a private showing. 978.717.9015 or jeffreyhcarter@kw.com
Contact me today for a private showing. 978.717.9015 or jeffreyhcarter@kw.com
Thursday, December 8, 2011
5 Ways to Prep for a 2012 Home Sale
t’s that time of year when most of us start to count our blessings, look back at what we’ve accomplished in 2011 and think about what we’ll get done in 2012. If selling your home is part of your resolution list for next year, there’s plenty of prep work you can do to set yourself up for home selling success.
Here are 5 things you can and should start working on without further ado, if you want to get your home sold - smoothly and for top dollar - in 2012.
1. Put your intentions in writing. The first step to any real estate transaction - actually, to anything important in life! - is to get clear on your goals. Unexpected challenges and situations might very well come up in the course of selling your home, so having a clear idea of your ultimate goals at the outset is a must to help you make the right decisions along the way and to remind you when you might need to course correct.
When you’re setting your objective and writing it down, it’s critical to be specific and holistic, drilling down to the details of what result it is you want your home sale to achieve in your life.
Also, establish where your priorities lie: with speed or with dollars? For example, your goal might be to sell your house as quickly as possible so you can relocate your family by spring. Or, your goal may be to sell your house at the best possible price no matter how long it takes.
Getting as clear as possible from the very beginning on your priorities and ultimate life objectives for the sale will allow you to communicate these crucial things clearly to your agent, and will power your decisions on issues like:
In order to position yourself and your property at the point of pricing nirvana, you’ll need to do some leg work. stat. You don’t need to pick an exact price this moment, unless you’re planning to list your home super soon, but you can get started on what I like to think of as the ‘thinking seller’s’ three-pronged approach to pricing now, by:
Another great prep tool in gearing up to sell your home in 2012 is to study similar homes for sale in your neighborhood. Pay particular attention to what features they have, how they are described and priced, any incentives the sellers are offering (e.g., closing cost credits, etc.) and how long they’ve been on the market. (Hint: you might not want to price your home right in line with one that’s been on the market over a year. Obviously, that home is overpriced, and that is NOT a result you want to replicate!)
Finally, one of the most efficient and nuanced ways to get to know your local market is to begin speaking with agents who sell homes in your area. Get a few referrals, call them up and tour them through your home. Then, ask these pros for their opinion on what you should list your home for, what recent sales they think are the most comparable (and why), and how long they would expect your sale to take given their experience and current conditions.
You can use these same home tours to get a head start on selecting your listing agent by asking the agents you interview to give you a preview of what they would recommend in the way of preparing your home, timing your listing and marketing your house to achieve the objectives you set in Step 1.
3. Gather your paperwork. In planning for your sale next year, you can get a great head start by pulling together the necessary paperwork now. Keep in mind that the specific requirements vary by state, so this is not an exhaustive list. In general, you’ll need to have these ready:
5. Get a head start on your ‘home’work. How much prep work your home needs really depends on its current condition. A good starting point for many sellers is to order an inspection. Most buyers will get their own inspection before closing a deal, but getting ahead of them with your own will help you avoid any unwanted surprises later on in the transaction. An inspection will give you a reality check on your home’s condition, enabling you to decide upfront whether it’s worth it to fix something now or simply reduce the price in consideration thereof.
Your holiday vacation from work is a great time to:
(a) obtain any advance inspections your real estate agent recommends,
(b) have any reasonable repairs completed,
(c) pre-pack and declutter your place, and
(d) prettify your home’s curb appeal - painting the shutters and sprucing the landscaping goes a long way toward attracting buyers.
Kudos, in advance, for taking the time now to prepare for your home sale in 2012! Selling in today’s market is no easy task, and doing the heavy lifting now - before your home goes on the market and, hopefully, while you're on vacation! - will help tremendously in making things go as smoothly, and profitably, as possible.
Source: Trulia.com
Here are 5 things you can and should start working on without further ado, if you want to get your home sold - smoothly and for top dollar - in 2012.
1. Put your intentions in writing. The first step to any real estate transaction - actually, to anything important in life! - is to get clear on your goals. Unexpected challenges and situations might very well come up in the course of selling your home, so having a clear idea of your ultimate goals at the outset is a must to help you make the right decisions along the way and to remind you when you might need to course correct.
When you’re setting your objective and writing it down, it’s critical to be specific and holistic, drilling down to the details of what result it is you want your home sale to achieve in your life.
Also, establish where your priorities lie: with speed or with dollars? For example, your goal might be to sell your house as quickly as possible so you can relocate your family by spring. Or, your goal may be to sell your house at the best possible price no matter how long it takes.
Getting as clear as possible from the very beginning on your priorities and ultimate life objectives for the sale will allow you to communicate these crucial things clearly to your agent, and will power your decisions on issues like:
- which home improvement projects, if any, to complete before you sell;
- whether to accept a particular offer; and
- how aggressively to negotiate counter-offers, and on which points to push back against a buyer’s offer.
In order to position yourself and your property at the point of pricing nirvana, you’ll need to do some leg work. stat. You don’t need to pick an exact price this moment, unless you’re planning to list your home super soon, but you can get started on what I like to think of as the ‘thinking seller’s’ three-pronged approach to pricing now, by:
- visiting open houses,
- studying nearby listings, and
- talking with local agents.
Another great prep tool in gearing up to sell your home in 2012 is to study similar homes for sale in your neighborhood. Pay particular attention to what features they have, how they are described and priced, any incentives the sellers are offering (e.g., closing cost credits, etc.) and how long they’ve been on the market. (Hint: you might not want to price your home right in line with one that’s been on the market over a year. Obviously, that home is overpriced, and that is NOT a result you want to replicate!)
Finally, one of the most efficient and nuanced ways to get to know your local market is to begin speaking with agents who sell homes in your area. Get a few referrals, call them up and tour them through your home. Then, ask these pros for their opinion on what you should list your home for, what recent sales they think are the most comparable (and why), and how long they would expect your sale to take given their experience and current conditions.
You can use these same home tours to get a head start on selecting your listing agent by asking the agents you interview to give you a preview of what they would recommend in the way of preparing your home, timing your listing and marketing your house to achieve the objectives you set in Step 1.
3. Gather your paperwork. In planning for your sale next year, you can get a great head start by pulling together the necessary paperwork now. Keep in mind that the specific requirements vary by state, so this is not an exhaustive list. In general, you’ll need to have these ready:
- Disclosure documents: This includes any documentation of anything that might impact a buyer’s decision about your home, whether it be inspection reports, repair receipts or estimates for repairs you haven’t actually had done yet. Your local real estate pro will help determine what exactly is needed here.
- Compliance certificates: In some cities, the local government will require certain conditions be met before a property is transferred to another owner. Examples of these requirements include sewer line condition guidelines, and energy conservation ordinances that require low-flow toilets and shower heads to be installed. Again, your real estate agent and your city’s website can help you figure out which, if any, of these types of ordinances might apply to your home.
- Mortgage statements: Before the property’s title can transfer to another owner, the escrow or title company will need your mortgage statements to order payoff demands from any mortgage holder who has to get paid before that can happen.
- Financials: If you’re planning on a short sale, you’ll have a lot more paperwork to gather in your process, including paycheck stubs, bank and investment account statements, and two years’ W-2 forms or tax returns - the bank will review these to determine whether they will authorize you to sell the home for less than what you owe.
- prep work you’ll be doing to your property before it’s listed for sale - including decluttering, staging and any repairs or cosmetic power-tweaks you plan to make;
- if you’re planning a short sale, a timeline for submitting an application to your lender for approval (this might be before or after the property is listed - consult with your lender and your agent on the matter)
- planned list price (based on current local market conditions - this could change if you don’t plan to list your home for several months);
- the target date on which your home will be listed for sale in the local MLS; and
- how showing arrangements will work so that local agents can get prospective buyers into your house to see the place, and what.
5. Get a head start on your ‘home’work. How much prep work your home needs really depends on its current condition. A good starting point for many sellers is to order an inspection. Most buyers will get their own inspection before closing a deal, but getting ahead of them with your own will help you avoid any unwanted surprises later on in the transaction. An inspection will give you a reality check on your home’s condition, enabling you to decide upfront whether it’s worth it to fix something now or simply reduce the price in consideration thereof.
Your holiday vacation from work is a great time to:
(a) obtain any advance inspections your real estate agent recommends,
(b) have any reasonable repairs completed,
(c) pre-pack and declutter your place, and
(d) prettify your home’s curb appeal - painting the shutters and sprucing the landscaping goes a long way toward attracting buyers.
Kudos, in advance, for taking the time now to prepare for your home sale in 2012! Selling in today’s market is no easy task, and doing the heavy lifting now - before your home goes on the market and, hopefully, while you're on vacation! - will help tremendously in making things go as smoothly, and profitably, as possible.
Source: Trulia.com
Wednesday, November 23, 2011
Smart Options for Patio Pavers
Backyard escapes once meant picnic tables on the lawn. Times have changed! Once limited to simple concrete slabs, today’s patio paving materials verge on dazzling and comprise a large segment of the home improvement industry.
From colored concrete, ceramic tile, and DIY concrete pavers to elegant natural stone, patio options span limitless shapes, colors, and textures, and complement the style of any home.
That variety is driven by considerable consumer demand. A 2009 Outdoor Living Trend Report by Researchandmarkets.com says that sales of outdoor living products accounted for more than 5% of all purchases at Lowe’s home improvement centers, and a whopping 29% of sales—about $2.1 billion—at Home Depot.
And there’s value to be had in a patio, too. Mack Strickland of Strickland Appraisal Services, Inc., in Chester, Va., pegs patio recovery costs at anywhere from 30% to 60%, depending on the region of the country and material choices.
Getting on base
Choosing patio paving materials begins with a decision about what kind of base to install. The base—the material that supports the pavers—must be firm, strong, and designed to stand up to years of foot traffic and weather.
The options include, sand, gravel, and concrete. Sand and gravel perform equally well, and cost about the same to install. Both sand and gravel bases are relatively easy do-it-yourself projects.
Both sand and gravel bases feature “dry set” paver installations—the paving materials are set in place, and then fine sand is swept into the joints between the materials to secure them. Every two or three years, fresh sand must be swept into the joints to replace sand that’s settled out, and pavers that have become loose must be reset. Expect to pay $2 to $3 per sq. ft. for a DIY job, and $3 to $5 per sq. ft. for a professional installation of the base alone.
A concrete base offers greater longevity and stability, with less potential for settling. On a concrete base, the paving materials are set permanently with mortar, and ongoing maintenance is minimal. Expect to pay $5 to $8 per sq. ft. for a professionally installed concrete base.
Brick
Brick pavers offer warmth and the possibility of intricate patterns. Thinner than typical “builder bricks” used on home siding, they’re formulated to hold up under heavy foot traffic. Brick pavers come in a variety of shapes, sizes, colors, and finishes, and can look old or new. Because they’re often smaller than other paver sizes, installation costs can be higher. Depending on budget, they can be installed in sand, granite, or over concrete.
Brick pavers: $14 to $20 per sq. ft., professionally installed.
Concrete
Concrete is now available in numerous finishes (brushed, acid washed, scored, and stamped) and many hues. Its long lifespan and relatively inexpensive installation make it a popular choice. “For colder climates, consider adding $1 to $2 per sq. ft. for a specialized base preparation and concrete additive,” says Chris Fenmore, principal with Garden Studio Landscape Design.
Stamped concrete can add a pattern to your patio, simulating slate, brick, or stone, but also adds an additional installation expense of $1.50 to $2 per sq. ft. and can be prone to cracking. Concrete can also be scored to create patterns or borders.
Concrete: $6 to $12 per sq. ft., depending on finish and color.
Concrete pavers
Concrete pavers come in countless shapes and sizes, and can be fashioned to look like real stone. Unlike other materials, the concrete is molded, not cut, making them more cost effective, uniform, and stronger than many natural paver varieties. They’re readily available at home improvement centers and are well-suited to DIY patio projects.
Interlocking pavers, a variation of concrete pavers, have gained popularity in recent years for their relative affordability, minimal maintenance, and quick installation.
Concrete pavers: $13 to $20 per sq. ft.
Interlocking pavers: $15 to $20 per sq. ft., $20 to $35 installed.
Stone, slate, & marble
Although almost any stone can work as a paver, cost and practicality typically focus on sandstone, limestone, slate, and granite. The materials you select can be especially cost-efficient if they come from locally operated quarries; check your local stone supplier before looking at national home improvement chains. Avoid coating stones with sealers that will peel or chip over time.
Sandstone, slate, granite: $17 to $28 per sq. ft., professionally installed
Decomposed granite and pebble surfaces
Decomposed granite is comprised of very small pieces of granite, ranging in size from ¼-inch to the consistency of sand. Although an affordable option, decomposed granite patios may need to be replenished periodically as the surface can erode with time, presenting higher maintenance costs. This application may be a poor choice in climates with lots of rain and snow.
“Budget $1 per sq. ft. for maintenance costs every two to three years,” suggests David McCullough, landscape architect and ASLA board member. Also, decomposed granite isn’t solid and furniture legs may sink into the surface. Adding stabilizers that help bind particles together can strengthen the surface.
Decomposed granite and pebble surfaces: $1.50 per sq. ft. without stabilizers, $2 with stabilizers
Recycled materials
Recycling hardscape materials, such as cast-off concrete sections from a neighbor’s old driveway or sidewalk, is a cost-effective and eco-friendly alternative to new materials. Check nearby construction sites for old materials (and be sure to ask permission before hauling anything away).
Although the materials are usually free, you’ll need to enlist helpers and the use of a pick-up truck to transport everything to your patio site. Expect to save $500 to $800 on a standard 12x12-foot patio versus newly purchased pavers, and you’ll be building a one-of-a-kind creation. Look for materials that provide uniform thickness.
Mixing materials
Combining different materials—such as brick and concrete, or stone and rock trim, can create an interesting and customized feel. “Too much hardscape can be tedious,” notes Southern California designer Chris Fenmore. “I often like to use four-inch troughs separating masonry from concrete that can be filled with gravel, beach rocks, or ground cover. They provide a bit of relief from the hardscape and nice detail, adding to the custom look of the yard.”
Keeping maintenance low
Most paving options, with the exception of decomposed granite or gravel, require little maintenance. The key is a solid foundation, installation experts say. A poorly built base can cause your patio to become uneven and the stones or concrete to crack. “If your backyard is especially uneven, it may be easier to add a few steps than to level everything out,” advises McCullough.
“Be sure your paving product can withstand weather conditions in your area,” notes S. Penny Triplett, a real estate and appraisal expert with Pissocra Mathias Realty in Ohio. Also, because some minimal cracking may occur over time, especially around paver joints, “consider purchasing 10% more of the product you install, including grouting in the chosen color, in case you need to make repairs,” says Fenmore.
And there’s value to be had in a patio, too. Mack Strickland of Strickland Appraisal Services, Inc., in Chester, Va., pegs patio recovery costs at anywhere from 30% to 60%, depending on the region of the country and material choices.
Getting on base
Choosing patio paving materials begins with a decision about what kind of base to install. The base—the material that supports the pavers—must be firm, strong, and designed to stand up to years of foot traffic and weather.
The options include, sand, gravel, and concrete. Sand and gravel perform equally well, and cost about the same to install. Both sand and gravel bases are relatively easy do-it-yourself projects.
Both sand and gravel bases feature “dry set” paver installations—the paving materials are set in place, and then fine sand is swept into the joints between the materials to secure them. Every two or three years, fresh sand must be swept into the joints to replace sand that’s settled out, and pavers that have become loose must be reset. Expect to pay $2 to $3 per sq. ft. for a DIY job, and $3 to $5 per sq. ft. for a professional installation of the base alone.
A concrete base offers greater longevity and stability, with less potential for settling. On a concrete base, the paving materials are set permanently with mortar, and ongoing maintenance is minimal. Expect to pay $5 to $8 per sq. ft. for a professionally installed concrete base.
Brick
Brick pavers offer warmth and the possibility of intricate patterns. Thinner than typical “builder bricks” used on home siding, they’re formulated to hold up under heavy foot traffic. Brick pavers come in a variety of shapes, sizes, colors, and finishes, and can look old or new. Because they’re often smaller than other paver sizes, installation costs can be higher. Depending on budget, they can be installed in sand, granite, or over concrete.
Brick pavers: $14 to $20 per sq. ft., professionally installed.
Concrete
Concrete is now available in numerous finishes (brushed, acid washed, scored, and stamped) and many hues. Its long lifespan and relatively inexpensive installation make it a popular choice. “For colder climates, consider adding $1 to $2 per sq. ft. for a specialized base preparation and concrete additive,” says Chris Fenmore, principal with Garden Studio Landscape Design.
Stamped concrete can add a pattern to your patio, simulating slate, brick, or stone, but also adds an additional installation expense of $1.50 to $2 per sq. ft. and can be prone to cracking. Concrete can also be scored to create patterns or borders.
Concrete: $6 to $12 per sq. ft., depending on finish and color.
Concrete pavers
Concrete pavers come in countless shapes and sizes, and can be fashioned to look like real stone. Unlike other materials, the concrete is molded, not cut, making them more cost effective, uniform, and stronger than many natural paver varieties. They’re readily available at home improvement centers and are well-suited to DIY patio projects.
Interlocking pavers, a variation of concrete pavers, have gained popularity in recent years for their relative affordability, minimal maintenance, and quick installation.
Concrete pavers: $13 to $20 per sq. ft.
Interlocking pavers: $15 to $20 per sq. ft., $20 to $35 installed.
Stone, slate, & marble
Although almost any stone can work as a paver, cost and practicality typically focus on sandstone, limestone, slate, and granite. The materials you select can be especially cost-efficient if they come from locally operated quarries; check your local stone supplier before looking at national home improvement chains. Avoid coating stones with sealers that will peel or chip over time.
Sandstone, slate, granite: $17 to $28 per sq. ft., professionally installed
Decomposed granite and pebble surfaces
Decomposed granite is comprised of very small pieces of granite, ranging in size from ¼-inch to the consistency of sand. Although an affordable option, decomposed granite patios may need to be replenished periodically as the surface can erode with time, presenting higher maintenance costs. This application may be a poor choice in climates with lots of rain and snow.
“Budget $1 per sq. ft. for maintenance costs every two to three years,” suggests David McCullough, landscape architect and ASLA board member. Also, decomposed granite isn’t solid and furniture legs may sink into the surface. Adding stabilizers that help bind particles together can strengthen the surface.
Decomposed granite and pebble surfaces: $1.50 per sq. ft. without stabilizers, $2 with stabilizers
Recycled materials
Recycling hardscape materials, such as cast-off concrete sections from a neighbor’s old driveway or sidewalk, is a cost-effective and eco-friendly alternative to new materials. Check nearby construction sites for old materials (and be sure to ask permission before hauling anything away).
Although the materials are usually free, you’ll need to enlist helpers and the use of a pick-up truck to transport everything to your patio site. Expect to save $500 to $800 on a standard 12x12-foot patio versus newly purchased pavers, and you’ll be building a one-of-a-kind creation. Look for materials that provide uniform thickness.
Mixing materials
Combining different materials—such as brick and concrete, or stone and rock trim, can create an interesting and customized feel. “Too much hardscape can be tedious,” notes Southern California designer Chris Fenmore. “I often like to use four-inch troughs separating masonry from concrete that can be filled with gravel, beach rocks, or ground cover. They provide a bit of relief from the hardscape and nice detail, adding to the custom look of the yard.”
Keeping maintenance low
Most paving options, with the exception of decomposed granite or gravel, require little maintenance. The key is a solid foundation, installation experts say. A poorly built base can cause your patio to become uneven and the stones or concrete to crack. “If your backyard is especially uneven, it may be easier to add a few steps than to level everything out,” advises McCullough.
“Be sure your paving product can withstand weather conditions in your area,” notes S. Penny Triplett, a real estate and appraisal expert with Pissocra Mathias Realty in Ohio. Also, because some minimal cracking may occur over time, especially around paver joints, “consider purchasing 10% more of the product you install, including grouting in the chosen color, in case you need to make repairs,” says Fenmore.
Source: houselogic.com
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