Organize:  First impressions matter, so take the time to clean, declutter, and stage your home before showing it to potential buyers. If this feels like an overwhelming task let me see if there are ways that I can help.

Renovate:  Repairing minor issues can greatly improve the appeal of your property and attract more buyers.  If finances for construction are an issue we have solutions to complete the work, and pay for it when the property sells.

Technology:  It is essential to work with a real estate agent familiar with technology to help you sell your property faster. MLS, Facebook, Instagram, Zillow, Tulia and Docusign can attract a broader audience, and video conferencing tools like Zoom allow for virtual meetings with potential buyers.

Pricing:  I have received specialized training to understand the unique needs and challenges older adults face in the housing market. You’ll benefit from my knowledge and experience in setting a competitive price, marketing your property effectively, and negotiating with potential buyers.

Call me for a complimentary consultation.

831.877.0389

I don’t know about you, but for me managing rental properties is a real pain.  That’s why as a 1031 Exchange professional, I was so pleased to learn about Deferred Sales Trusts.  These trusts eliminate the need to purchase more investment real estate during a 1031 Exchange, and allow us to invest in other ways that create income without the nuance of rental property management.

Deferred Sales Trusts create a contract between the client and an intermediary, the proceeds are invested by said intermediary, income from those investments can be received by the client, and the client can delay paying capital gains tax until the funds are received by the client.

It is a fantastic way to decrease headaches of investment properties, and still have income to live on.  This way a 1031 Exchange can be processed not into more investment real estate that requires management, but rather into a trust that provides income without the hassle.  I’m so happy to help my neighbors learn more about this and other alternatives, so please feel free to contact me anytime if I can be of assistance.

Would you like to have your home redecorated with your own things to help it sell faster?

Sometimes a home can have trouble selling for things that seem unimportant to homeowners.  A sofa blocking the flow into a room, beds not stylized, and artwork placed poorly may seem like small details.  However, these details can make photos look unappealing, and make potential buyers skip a tour of that home.

I take great pleasure in helping clients make adjustments to their homes to improve photos and viewings.  Sometimes I add some elements myself to help things look just that much marketable.  It’s not that these homes aren’t lovely, they just need some help to photograph better, and allow others to envision their own style in the home.

Contact me to see how I can help organize, arrange, and decorate your home to sell at the highest price in record time.

It seems counter intuitive to think that the IRS wants to offer people the opportunity to reinvest capital gains in Deferred Sales Trusts that allow them to receive income off their gain without first paying the tax. However, if we look at it another way, we see how allowing this process ultimately creates more income for the IRS while helping tax  payers at the same time.

If people do not sell their real estate for fear of tax, there are no taxes on the income from the real estate agents, escrow officers, stagers, repair companies, termite inspectors, etc.  Ultimately the capital gain tax is still owed to the IRS, so they actually make more tax income by encouraging the transfer of real estate, and supporting the industry which pays its taxes as well.

While the IRS is happy about the added taxable income generated by the transfer of real estate, tax payers are also happy because they have the opportunity to downsize complicated real estate portfolios, sell real estate to pay for assisted living, and pass assets to heirs while deferring the tax for them as well.

My clients are befuddled when they learn that there are tax deferral strategies that go beyond 1031 exchanges.  There are invaluable strategies for people who want to downsize, and have income without the stress of investment real estate management.  People haven’t heard about these opportunities because real estate professionals do not give tax advice, and CPAs are not trained in tax deferral strategies.  That is why I work with a Tax Deferral Consultant.

Tax Deferral Consultants use legal structures to defer or eliminate capital gains against the sale of personal property, investment property, businesses and even primary residences.

Cash Out Strategies, Downsizing, Legacy, and Estate Planning Strategies can all be tailored to meet specific needs to achieve someone’s particular goals.  I’m so grateful that I have found an invaluable consultant that I can share with my neighbors, clients and friends.  Please let me know if I can share this information with you, or help you with any real estate needs you may have.

It was so sad when my 1031 Exchange clients at Old Republic missed their deadlines and had to pay their capital gains.  The 45 days to identify and 180 days to purchase put many clients under tremendous pressure.  The stress of that possibility kept many from venturing into the process of deferring capital gains.

However, there are alternatives that can help eliminate that stress.  Tools like the Deferred Sales Trust can be used in conjunction with the 1031 exchange to essentially extend those time constraints.  It is possible for some clients to transfer into a Deferred Sales Trust and then into another investment property later.

If you are considering a 1031 Exchange, I would be happy to meet with you to discuss the opportunities on how I can help sell your home and defer the capital gains with less stress.

Endorsement:

“David O’Neil is an excellent realtor yet even more than this a wonderful human being. David’s combination of professional excellence, integrity and communication with his heart and genuine caring for his clients makes him a realtor and professional you can trust. I highly recommend David O’Neil.”  Patricia Campanile

Many clients think they must have the money to renovate before selling, and stay in their homes even though they want to move to a condo or somewhere else easier to maintain.  Fortunately, services exist that will repair, remodel, renovate, organize or deep-clean, and only ask to be paid upon the sale of the home.

Having a home ready to enjoy will command the highest market price.  Making specific choices in the renovation that will appeal to the widest audience will insure more exposure for your home.  Just like many TV home shows, presenting a home in its best possible light will make a difference.

The project will be outlined clearly as to price, and all payments are handled by the contractor to their suppliers, so no money is paid by the seller until the project closes escrow.  I’d be happy to share more information with you about this service, and I would be pleased to also assist you with your real estate transaction.

The biggest problem for my clients at Old Republic 1031 Exchange was the requirement to reinvest everything into replacement properties.  I wish I’d known the tools I know now.  There exist strategies to defer capital gains while actually downsizing one’s investment real estate portfolio.

As a former 1031 Exchange Facilitator and Educator, I found this hard to believe.  I thought the main reason why the IRS allowed the deferment of capital gains was for people increasing investments, but there is another reason.  The IRS cares mainly about the tax payer receiving the proceeds from the sale of investment real estate.  Thankfully, there are strategies to invest in other ways that fulfill that requirement while allowing the tax payer to receive income from other types of investments without the hassle of managing commercial or rental properties.

It would be my sincere pleasure to discuss these strategies with anyone who wants to reduce the nuisance of a complicated real estate portfolio, and perhaps help with the transactions as well. It is foremost my interest to share this information with my friends and neighbors so that everyone can take advantage of these existing modalities and enjoy a more prosperous and peaceful life while downsizing.

Endorsement:

“David is a kind and caring person. His empathy makes working with him comforting during life changing real estate transactions. His approach is creative and positive. He has my recommendation.”  Ellen Weston – Long Time Carmel By The Sea Resident and Local Business Owner

Several of my neighbors in Carmel-by-the-Sea have complained that they are struggling financially, because they have a valuable home, but not the money to maintain it or prepare it for a sale.  Some would like to make the transition to a smaller home or condo so that they can use their equity for expenses or vacations, but they worry that they won’t be able to sell their home without the necessary renovations.

It’s a completely understandable concern, but not really necessary.  There are general contractors who will finance the necessary renovations with payment upon sale of the home.  There are also many people today willing to take on the responsibility of an historic renovation to enjoy its special atmosphere, and to help protect the beauty of previous styles of architecture and craftsmanship.  The renovations needed offer them the satisfaction of restoring and taking care of something precious.

At this time I have several buyers who would be very interested in doing renovation projects on all different kinds of architectural styles.  I am always happy to discuss possibilities that could resolve some of the concerns for my friends and neighbors, and help sell their properties without worrying about the cost of renovation.

Endorsement:

“I’ve known David for several years now. He’s extremely trustworthy and honest as the day is long. He works incredibly hard to represent the interests of his clients and to make sure they get the best possible results. I cannot recommend him enough.” Judith Jearms

Primary Residence Tax Deferral

Several neighbors have discussed with me their desire to sell their home that has become too expensive to maintain, and move to a more manageable home, condo or retirement community.  They were worried that they would have to pay too much in capital gains tax because their home has increased so much in value.  Fortunately, there are tools and options that are available to help people defer capital gains tax even with primary residences.  A couple of the options include the Deferred Sales Trust and the Delaware Statutory Trust. 

By using some of the options available they might be able to make their transition, and potentially use that tax money for income.  As an Assistant Vice President for Old Republic 1031 Exchange in the past, these alternatives create a lot of solutions to the problems many of my clients had when researching the traditional 1031 exchange.  My friend’s situations made me realize that many people do not know these tools are available, and I wanted to share this with our friends and neighbors to make sure they are all taking advantage of the resources provided by these tax deferral options. 

As a real estate professional for over 25 years, I would like to help you sell your real estate and potentially defer your capital gains while simplifying your life.

Endorsement:

“David…He is honest, sweet, caring, intelligent, effective, and his motivation is simply to help others.. I’m blessed to know and work with him.” – Karyl Hall, Ed.D