The drawbacks of over-personalizing your home

This article is reprinted from Wine Country Real Estate, a special advertising section of The Press Democrat.

In my 38 years as a Realtor exclusively here in Sonoma County, I have viewed homes which can only be characterized as being 'overly personal' to the owner. These 'personalized' homes can present certain traits which can be a white elephant in any real estate market. That being said, no seller should live under the tyranny of a future buyer. Just be aware that over personalization will need to be removed or the price discounted for the home's uniqueness. Geodesic domes, ultra-contemporary architecture, garden structures resembling a Scandia golf center, Cedar Kit-Homes, Tahoe style chalets, 'love-pits', etc. all create marketing hurdles for a Realtor but may also equate to opportunity for the savvy buyer. Knowing how to make these work to your advantage is important for the seller and the buyer.

Every Realtor at one time or another has had to break the news to a homeowner that a cherished 'improvement' is a detriment and not a benefit to their home's value. Many very expensive improvements to a property add very little value but worse may represent a huge hurdle in the marketing of a property. Some of these issues can be mitigated but others will severely limit your market reach making it virtually unsaleable. However, a smart buyer, especially in this super constrained and competitive real estate market can see opportunity.

The most common is the in-ground swimming pool. Sellers who put $100,000 into an elaborate in ground pool may not realize any return on their investment. Many families shy away from a pool for safety concerns, while others do not want the maintenance. That being said, the luxury market almost demands an in ground pool/spa as a feature with specialized treatments; salt-water, lap, or 'infinity' pools. In some instances older pools have been unceremoniously filled in as many homeowners today want space for family activities. These are older pools of the 60's and 70's which may have cracking or in dire need of resurfacing repairs. It's cheaper sometimes to just cover them over and put the rehab money into a new kitchen.

Architectural styles can be either unique or a major headache to the Realtor. Almost any home built in the 70's can present issues. 'Popcorn' or 'cottage cheese' ceilings come to mind, as do dark stained cabinets, shag carpeting, orange Formica counter tops, single pane windows and bathroom fixtures in colors not found in nature. Many of these homes have been remodeled over the years but whole neighborhoods reflect some of these design hurdles. What to do? When selling, change them out or pay a sizeable discount when selling. These are the homes flippers love. But these problem features pale in comparison to the more challenging 'improvements.'

Geodesic dome properties are a challenge. Buckminster Fuller may have designed the perfect dome structure but getting the house to work from a decorating and design standpoint is a nightmare. They often drag on the market and confound and intimidate buyers. If it is the main residence of a property then be prepared for a discount. If it's a second unit then you're most likely okay. Ultra-contemporary homes are not for everyone. Living in one is a lifestyle choice and can say volumes of your sense of style and art. This is living with no fear of a future buyer's response.

Country property has numerous challenges when marketing. Those lovely, old outbuildings may be called a hazard by your lender. One property we sold last year had an old barn that the FHA appraiser said had to go. Since the property generated over 20 offers and the new buyers didn't care it was not an issue. But think if the buyer had really wanted that barn and was considering rehabbing it for future use—another story all together.

Chicken coops which mysteriously are now second units can also present a problem. Having only been designed for feathered occupants, these may bring up issues from the county or an appraiser. Of course, cash transaction make these issue less pressing but they still present disclosure and inspection hurdles. One of the overlooked gems of country property is the old, single wide mobile home used for years as an extra unit. Many buyers look at these as an eyesore yet miss the hidden value of having an older mobile home on the property. If you can prove it has been permitted in the past or had work done on it with county permit approval you can replace it with a new unit or modular home. Check with a permit consultant about this as each case has certain nuances to them. One property I sold had a dilapidated double wide mobile home. The client thought of taking it out. Checking with the Permit Resource Management Division (http://sonomacounty.ca.gov/Permit-and-Resource-Management/), we found electrical work permitted for the unit. He was able to replace the old mobile home with a new modular 'shell' which he then transformed into a fabulous residence.

When selling a home or buying, take a hard look at any challenges with an eye towards opportunity. As the old saying goes, 'When you're stuck with a lemon—make lemonade!'