If you haven't settled on one location and are still narrowing down your search, use the Internet or your real estate agent to get overview information on key elements of each locale you are considering:
- Residential real estate
- Schools & Test Scores
- The people who live in the area
The most important components in assessing real estate are:
- Properties available in your price range
- Is the type of residence you want available in a prospective area
- The factors that could impact future real estate values in the area
1. Know Your Unit Cost
Using Realtor.com or any site featuring real estate listings, you can easily identify whether a locale has appealing properties in your price range. But, you should go beyond that to look at Cost per Square Foot (i.e., unit cost). This is determined by dividing the square footage of living space into the price of the property. For example, 1,900 sq. ft. of space offered for $225,000 costs $118 per square foot.
You can use the unit cost two ways:
A. To get an idea of how much living are you can afford in a locale for your target purchase price
B. To compare different properties to see which is the best deal
Here are examples:
If your target purchase price is $175,000 and the average cost/sq. ft. is $125, then it's likely that you will be seeing residences of about 1,400 sq. ft. in your price range. Is that enough space for you?
You are considering two different properties. One is 1,800 sq. ft., offered at $209,000. The second place is 2,000 sq. ft., offered at $249,000. Assuming both are in your price range, it's always best to stretch your budget and buy the most you can afford, right? Not necessarily. The unit cost of the second place is 7% higher. So the property will have to appreciate in value that much more for you to get the same return when you sell.
2. Determine the Residential Price Distribution
The Residential Price Distribution allows you to assess the potential for price appreciation--or price depreciation. For example, if your target purchase price near the top of the range of values for a locale, you have more downside risk. Maybe that's OK, maybe not. But make an informed decision about the issue.
3. Find the Age Ranges for Residential Properties
This is the distribution of residential real estate by year built. It will allow you to assess whether the residences in the area will offer the characteristics you want. In many cases, residences and neighborhoods reflect the architectural and community planning styles prevalent at the time the area was developed.
For example, if most of the residences were built before 1940, the locale is likely to have a central business district with shops and restaurants. If most of the residences were built after 1960, the locale is likely to have businesses in strip malls. One may appeal more to you than the other.
In addition, homes sizes have consistently grown over the years, so if space is your primary concern, look for locales with newer homes.
4. Property Tax Rate
Actual property tax calculations are usually complicated. Ignore that. Just divide the last annual tax paid into the asking price of the residence. Do this for properties in each locale and compare the differences.
The property tax "rate" is important, not just the total tax bill. Here's why: in a locale with lower total taxes but a higher tax rate, guess what will happen if property values rise significantly? Your property taxes might become unaffordable--forcing you to sell.
5. Schools & Test Scores
Here is the one place you should not rely on statistics. For example, Expenditure per Student is driven primarily by teacher salaries, which are related to the cost of living, not to the quality of education. The Student to Teacher ratio may be lower in a district that has less aides/school. Thus your child may get less attention than in a district that reports a higher student to teacher ratio but also has more aides.
What matters most is how involved parents are in the education system. Contact the district to determine the level of parental involvement and what opportunities you have to make a difference in your child's education.
6. Median Income
Knowing the median annual income for residents of the locale is very important. Here's why: it is the only data that correlates to rising real estate values. That's right! Nothing else relates to rising real estate values.
I have reviewed data for 25,000 locales across the U.S., looking at what might correlate to (and potentially predict) rising home values. Nothing does--except median income.
Some examples of data that you would think relates to rising home values, but does not:
- Owner occupied v. Renter occupied residences
- Single family residences v. Multi-unit dwellings
- Vacancy rate
- Age distribution of residential properties
- Any demographic variables (other than median income)
So, visit the Census web site to get 1990 and 2000 or current year median household income. If income is rising, it's a safe bet housing values are too or will in the future.
7. Age Distribution of People in the Locale
If you have kids, make sure they will have friends their own age. Make sure you'll have friends your own age, too!
So that's it. Make an informed decision about where to live and be happy with your choice.
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Would you buy a car because your friend liked it? Would you ask a car salesman which vehicle is best for you? The answer to both questions is probably not.
How many people would move to a locale because their friends liked it? Lots. How many people would ask a real estate agent which locale is best for them? Plenty.
Why is that? It's because people are only now becoming aware of the resources available to help them find the best place to live. In the past, we didn't have any alternative to seeking the advice of people we know or had met and then guessing about whether a locale was really right for us.
Imagine: you're moving to a new area. There are dozens, perhaps hundreds of locales around the area. During your relocation, you ask friends and colleagues who live in that area where you should look for a new home. You might get suggestions like: "look here, it has good schools", or "I live in X and I really like it", or "try Y, there are a lot of transplants there".
Not being satisfied, you get in touch with a real estate agent or relocation service and ask them to help you find the best place to live. They start asking you a lot of questions about what you like or don't like in a locale. Then you go out and drive around. You're still not sure. It's not that you're indecisive; it's that you don't have the right information to make the decision.
What's more, the real estate agent may steer you to locales they know well and where they have a lot of experience. It's not because they are unethical; we all tend to gravitate to that with which we are most familiar. But is that the best thing for you? No.
Choosing a locale and buying a home is one of the biggest decisions in your life. That's a lot of pressure. Add to it the stress and uncertainty of moving and you are really in a difficult spot.
But there is an easy way out. Do your homework first before contacting a real estate agent or relocation service. Get unbiased advice--use the Internet for research, the same way you would if you were buying a car.
There are many web sites that offer "relocation advice". Be careful which ones you use. Some are affiliated with relocation services and serve to generate sales leads on potential clients. Many are affiliated with real estate companies. Did you know that real estate salespeople are limited by the US Fair Housing Act in what they can tell you about a locale? It's not that you aren't allowed to know (the information is available through the Census bureau), it's just that they cannot be the ones to tell you.
So look for independent, unbiased, unaffiliated, unrestricted advice to inform your decision. How can you tell? To be sure, review the legal disclosures on the web site to determine if it's affiliated with a real estate or relocation company.
Reorder your search process. Start by determining which locations are best for you. There are several web sites that provide independent recommendations. They range from asking a few simple questions to having you completely lengthy questionnaires. Pick one that makes it easy for you to get what you need without overwhelming you.
Once you've done that, or if you already have a few places in mind, get reports on those areas so you can compare and contrast each locale. Look at housing, school, and demographic data to validate which locales are most appealing.
Now you are ready to contact a real estate agent or relocation specialist. Use the information you have to interview them. Make sure they know the locales you're interested in and have experience there. If they don't, find someone who does. This is a very important decision. Make sure any professionals with whom you're working are properly qualified to help you.
Once you've settled on a locale, get in depth information on the place. In addition to being a home, your residence is a huge investment. Would you invest $250,000 in the stock market without knowing a lot about the companies in which you were investing? No. Then, do the same with the investment in your home. Review real estate, school, demographic, and cultural facts for the locale to make a fully informed decision.
Does that make it a sure thing that you will make the best decision? No, but it does maximize the possibility of being happy with your decision. Knowledge is power. Use the web to put yourself in the power position when you move.
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Relocation is stressful. Make it easier on yourself by using the power of the Internet to your advantage. Inform yourself for one of the biggest decisions you'll make. Here are five things that can you help you decide where to live.
1. Cost/square foot. Median home price is commonly reported, but home sizes can vary greatly among neighboring communities. Unit cost is the best way to maximize the value of your housing dollar. Whether you're looking at residences in multiple areas or want to determine if a specific residence is a good deal, unit cost is the way to do it.
For example, you are looking at two homes. One is a 4 bedroom, 2 bathroom home with an asking price of $279,000. The other is a 3 bedroom, 1.5 bathroom home with an asking price of $264,000. Sounds more affordable, right? Should you really spend another $15,000 for the extra bedroom?
Well, the first house is 2,400 sq. ft. and the second is 2,000 sq. ft. That makes the second house 14% more expensive on a unit cost basis.
Your home is generally your biggest investment. Make sure you maximize that investment.
2. Age range of residential real estate. Different styles of homes were prevalent in different periods. Prior to 1940, the Victorian, Farm House, and Bungalow styles were dominant. After the war, the Ranch, Split-level, and Cape Cod came into vogue. In the 70's, the Colonial and Modern styles became popular. Which do you prefer, or prefer to avoid? Look for locales where the most of the housing was built during the time your favored style was dominant. You'll be more likely to find homes you really like.
Residential real estate age distribution can often tell you something else about a locale. Different community planning and development customs were prevalent at different times. Look at when most of the housing was built and you'll see when the community was actively being developed. Before 1940 dependence on the car was not firmly established and you're more likely to find the quaint town center and homes within walking distance of small business districts.
From 1945 through 1970, we were spreading out, so communities developed then are more likely to require a car to get most places. However, developers were still laying out streets in grid patterns, or something close to that. Thus, traffic congestion is less of a problem in these locales.
Since 1970, the cul-de-sac and large building lots have reigned supreme. The increased lot size caused communities to spread out, making a car absolutely necessary for anything. The cul-de-sacs feed traffic onto a limited number of main roads, creating traffic congestion.
3. Median Property Tax Rate. Don't just compare tax bills. Look at the tax rate. In many states, it can vary greatly in a small distance if you happen to cross a county or town line. Equalization formulas and mill rates can get complicated. Make it easy on yourself. Just divide the annual tax bill into the asking price to get an idea of the effective tax rate. Compare it across all properties you may be considering purchasing. If the rate seems really high or low for a particular property, ask your real estate agent to help you find out why.
Keep in mind, if you move into an area with lower taxes but a higher tax rate, you may find yourself struggling to make the tax payment if there is an unexpected surge in property values. In today's real estate market, anything is possible, so beware.
4. Expenditure per student has nothing to do with quality of education. School expenditures are largely driven by teacher salaries, so they are higher where it costs more to live. Student performance is most affected by parental involvement in the school system and their children's educational experience. Get local district info and contact them to get a sense of how involved parents are in the local schools, and what options you have to be involved in your child's education.
5. Use the web to get the facts on locales across the U.S. After all, the Internet is an information channel. Use it to inform yourself about what is one of the biggest decisions you'll make. There are lots of sites with helpful information and relocation advice (including the one my company operates). Get the facts and you'll have a quicker, easier relocation process. Get an idea of which locales are right for you before you start working with a real estate agent. It will save you time overall, and make it easier for them to help you find your dream locale.
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By Joseph Kenny
If you have just bought or are considering buying a new home, then you will also need to plan the process of moving home. While there are many things that you have to remember, planning them in advance will make the whole move easier and less traumatic. So it is a good idea that, as soon as you know the completion date for your move, that you start planning.
There are certain things that take quite a bit of time and should be arranged at least a month in advance. You will want to inform your landlord or any flatmates, if you have any, of the date that you are leaving. This can mean the difference between getting your deposit back or not, if you are renting, so it’s a good idea to let everyone know your plans as soon as you know them yourself.
You should probably also inform the gas and electricity companies of your knew property that you are the new owner. By doing this, it can avoid mix-ups later on. This would also include calling your telephone company and arranging to have your phone number transferred.
You can start packing up your things or getting boxes together. There are some things like books and photos that can be packed in advance and will save you hassle later on when the move gets closer. You may want to book some time of work, especially if you don’t think you’re going to be able to arrange the move in a weekend. Another good idea is to have a clearout and get rid of some old things that have been gathering dust. In fact, moving is the perfect chance to get rid of some of the belongings that accumulate over the years.
As the move gets closer you should book the removal company and arrange for transit insurance if you decide you need it. You can tell the post office to redirect your mail and you can also notify the local authority of the change in address for council tax purposes.
You should make sure that all your utility bills are paid up by the date of the move. You don’t want the new owners to be hounding you for unpaid bills once you’ve moved and now is the time to make sure they are accurate. If you have services like milk deliveries, newspaper deliveries and the like you should have these cancelled.
Before you leave, make sure all doors and windows are locked and appliances and utilities are turned off.
Joseph Kenny writes for the loan comparison sites Select Loans and also www.ukpersonalloanstore.co.uk. At the Personal Loan Store there are cheap personal loans with indepth reviews.
Article Source: EzineArticles.com/?expert=Joseph_Kenny
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No matter how specific your needs are, the web gives you the resources to find the best place to live. Here is one story of how the web provided direction for a couple considering relocation
When we move, we generally focus on the residence, the neighborhood, taxes, schools, and the like. There are occasions, though, when we want something specific in a location. Recently, one of our visitors asked for help finding a locale with very specific and unique attributes.
She and her husband live in southern California and wanted to move somewhere less expensive, near woodlands, not too hot, not too cold, and not too much snow. Seems like looking for a needle in the haystack, right? Not necessarily--thanks to all of the data available on the web.
We broke the request into three components: cost of living, climate, and forest cover.
Determining the cost of living for all locales across the state could be very complicated, so we made some simplifying assumptions. First, housing, food, and energy costs account for most of the average household budget. Second, food and energy costs tend to be consistent across regions. That left us with housing costs.
We then broke down housing costs into its major components: mortgage/rent and property taxes. The US Census collects housing value and property tax data as part of their decennial survey, so we decided to use that data to calculate a housing cost index by county. The results were interesting. While California as whole is one of the most expensive states, we found a lot of variance in housing cost by county within the state.
Based on our calculations, Modoc, Kern, and Kings Counties were the least expensive. Marin, San Francisco, and Santa Cruz Counties had the highest housing costs. In general, northern counties not on the coast were looking most affordable.
So far, so good...at least we could recommend less expensive areas. Now, how to find areas with moderate temperatures?
NOAA (National Oceanic and Atmospheric Administration--the branch of government that includes the National Weather Service) provides maps of "Heating Degree Days" and "Cooling Degree Days". Exactly, what are "Heating Degree Days" and "Cooling Degree Days"?
One heating degree day occurs for each degree the daily mean temperature is below 65 degrees Fahrenheit. So if the average temperature is 63 on a particular day, that's two Heating Degree Days (2 degrees multiplied by 1 day). It indicates fuel consumption to heat your residence.
One cooling degree day occurs for each degree the daily mean temperature is above 65 degrees Fahrenheit. So if the average temperature is 67 on a particular day, that's two Cooling Degree Days (2 degrees multiplied by 1 day). It indicates electricity consumption to cool your residence.
So all we had to do was compare those two maps with our housing cost map to find areas that weren't too hot, weren't too cold, and weren't too expensive. Heating degree days are at moderate levels in the central valley and along the central coast. Cooling degree days are at moderate levels in the northern half of the state. Putting it all together, we were now focused on a few counties: Shasta, Tehama, Glenn, and Colusa.
Step two complete.
Next, we turned to the US Geological Survey for a forest cover map of California. Each of those counties had areas of forest cover, specifically pine, fir, spruce, and hardwood. Comparing the forestry map with the other three maps allowed us to identify areas within each county that would meet their needs. The western sections of Colusa and Glenn counties; the east and west ends of Tehama county; and everywhere except the south-central area of Shasta county.
Problem solved. Knowing what areas would meet their general needs, they could now focus on finding the best place to live in any one of those areas.
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By Mark Nash
Daffodils, tulips and forsythia blooming used to get my wild oats moving, now sadly; the sweet smell of spring jump-starts my inner sense of change to a new home. Visions of fresh beginnings in a new home motivate homebuyers and renters to make the leap and sign the documents. But, the reality soon sets in, how are we going to get all our stuff edited, organized, packed and moved to the new place? Not to worry, Mark Nash author of 1001 Tips for Buying and Selling a Home, a confessed serial mover shares his tried and tried advice and tips for getting through the grunt work and into your new digs.
I didn't start out to be a serial mover, but evolved into one over time. Buying fixer-uppers, rehabbing handy-man specials or building new construction homes as a business long before "home flipper" was coined sent me down the road to serial mover. I couldn't take any profits from my last project until it was sold, and I always lived in my project (just one at a time), so moving was the chore that delivered the money. Being single and childless provided flexibility and never any serious discussions of the pros or cons of this vagabond lifestyle. After all, I thought it was a business, this American mobility.
My friends retroactively in whispered dinner talk qualified me in the mid-1980 as a serial mover. At least it was relatively safe, behind my back gossip. They all proudly chided me for being their only friend that was never entered into their address book in ink, only pencil. The pencil entries started for my first home, 2 years, home two, 3 years, third home, 2 years, number four and five, six months each (that was some year, why I unpacked either time is still a mystery), number six three years, and my soon to be not current home, six years. I'm proudest of this time in my soon to be ex-house, according to statistics compiled by The National Association of Realtors(R). I'm now like the average American for length of time in their current home. And, my friends were just starting to think I was due for ink.
My moves have entailed down and up sizing and a few laterals. I am a self-identified purge, just with my physical stuff, not my physical body, so moving is a great way to exorcise sentimental woes, awful gifts, dreadful artwork, mistake purchases, and hand-me-downs. As a bonus for all the hard work, it creates many new shopping opportunities. Moving allows you to redefine yourself and your living environment, and analysis aside; it's been rewarding to spurn anything that floods me with melancholy. I must admit, this current move is no longer an American Adventure (sorry U-Haul); it’s a downsize from hell. But, with years of experience I'll make the best of it. I have daydreamed and implemented the most efficient way of packing a box for the last two decades of my adult life.
The major purge categories are:
Paperwork and document files. Boomers are guilty of hording income tax returns, phone bills, and credit card statements from the Nixon era. And those fading Polaroid photographs should go too. Out, but shred them, one thing that hasn't changed is your social security number. Maybe the boomers will be remembered as the over-archived (originally the Pepsi) generation. I like the X and Y's, they truly do save trees by having their files and folders stored electronically.
Cassette, eight-track, record albums and VHS tapes. I never did have a disco ball, but I still have a significant collection of Donna Summer cassette tapes, which replaced the albums I purged, but I haven't listened to them since I moved in six years ago. Now, I boogie-oggie to Donna Summer on the oldies station in the car. While you're at it, purge those ugly cassette tape storage towers that don't look like anything, and the cheap plastic boxes that are filled with knock-off copies of Dallas and Dynasty. I like the X and Y's because they have all these cool compact file cards, I-Pods and watch television shows on their cell phones, so neat and tidy.
Paint. This goes hand-in-hand with serial movers. The old adage that paint is the cheapest way to redecorate is true and my collection of left-over and disasters paint is huge. Ralph Lauren had a collection of metallic finishes a decade ago, they were expensive, and even though they never looked good on my walls, I couldn't throw gallon of excess away. Now's the time. Paint and other chemicals need to be disposed of properly. Old bed linens, how many drop clothes do I need? I like the X's and the Y's because we have something in common with them, they love earth tones and natural colors in decor (, remember the 1970's?) and they can buy a home in many parts of the country that feature this decor in it's 'original" state, which is so, green, and thus, move-in condition.
Kitchen stuff. Julia Child made us believe that we all could be French chefs. My cupboards are full of beautiful flan cups that every time I used them, the topping was burned (by that flame thrower that was fifty bucks), odd coffee mugs from significant birthdays I'd rather ignore, the bundt cake pan from the 1980's, I know they'll come back into food-style, but when? Plus, all those seasonings and cake decorating supplies that I know I'll never use, but they were so expensive for just one use, and paper coffee filters to fit any and all coffee makers, even the ones I no longer have. I like the X's and the Y’s; they are firmly entrenched in the belief that a kitchen is for reheating take-out and throwing out empty Starbuck's go cups.
Clothes and shoes. Imelda Marcos isn't the only one guilty of indulging in over-consumption of shoes. And guys, you're just as guilty; it's about time you come out of the shoe-for-every-outfit closet. The problem with being a serial mover is that it's amazing how much my waistline changes between moves. When I moved in six years ago I was a thirty-five, then I ballooned to a thirty-eight, but now I'm back to thirty six, so purging all those thirty-eights is a joyful rite of moving. Don't forget to take the boxes of used dry-cleaning hangers back to the source, and I love to use the clear protective bags, double bagged as purging receptacles. Boomers are addicted to dry-cleaning, and having midnight blue-black as the new black feeds the addiction, dust, lint and hair doesn't go with any shade of black. I like the X's and the Y's, they enjoy clothes, but synthetic fibers and an Abercrombie & Fitch look are not iron-friendly.
Hardware and duct tape. Even if you're not handy, you have picture hanging hardware, screws, nuts, bolts and twenty Allen wrenches that fit twenty different pieces of something you had to assemble. Add in door-stoppers from your last house, those dreadful beige wall switch plates you took down, but are worth something, and surge protectors, cable TV wires, computer coaxial stuff, and your first, second and third cell phone. Duct tape, don't you wish you invented it? From what I hear, it's a home run for either gender. It's in a drawer in every room in my house and it's great for putting a band-aid on any household problem. Some of my rolls are so old; the adhesive has co-mingled from multiple layers. I like the X's and the Y's, they've never heard of Architectural Digest or This Old House. So what if the switch plates are faux Mediterranean or the recycling basket is coming apart from being over-stuffed, chill out.
It just dawned on me, that as much as we're a nation of consumers, we're also a nation of savers. After all what are, attics, basements and garages for? But, I've always had a saying that I use with clients who are just starting the daunting task of preparing for a move; 'when in doubt, throw it out". It works. It's easy. And, it doesn't wait around to be picked up by a charity, so you can re-decide to keep it. Being a serial mover has taught me some hard lessons about preparing to lift up my worldly goods and take them on the road again. A road for me well traveled.
Copyright 2007. All Rights Reserved. Mark Nash
Mark Nash is a Chicago based residential real estate author, broker and columnist. His advice, analysis and tips have been featured on: Bloomberg TV, CBS News, CNN, Fox News Channel, NBC News, The New York Time, The Washington Post, Business Week, Parade, and Smart Money Magazines, The Library of Congress, Washington, D. C., HGTV.com, and RealtyTimes.com. Nash's annual survey "What's In, What's Out with Homebuyers" is utilized by more than 500 news organizations in the U.S. and Canada.
Article Source: EzineArticles.com/?expert=Mark_Nash
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By Idan Lavi
If you have a lot of house plants and you are used to dealing with them then you will know that they respond to changes in the atmosphere and changes in routine. Believe it or not some plants can find moving very stressful and may not survive the move.
Because plants can be easily stressed by moving then you may have to make the difficult decision to leave some of them behind – if you can’t do this then you need to find the best way of moving them to give them a chance of survival in the new environment. If you decide that you want to take some plants from the garden because you can’t bear to leave them behind then you need to make sure that they are being transplanted in a way that best suits them. For example, if you want to take some large plants with you then you will need to make sure that they are well dried out. Wrap the leaves carefully so that they don’t get knocked around too much. When you get to where you are moving get the plants out first, then give them a light spray with water to prevent them from wilting and dying from the shock of the move.
Small potted plants are much easier to move but make sure that they are in a cool space, if they overheat then they could wilt and die before you reach your destination. One final thing you should remember if you want your plants to survive the move, is to prepare them for it. In the couple of weeks immediately before the move give your plants some extra care. Make sure that they are fed and that they are well watered. This will make them more resilient to the inevitable stress of moving.
For the complete moving guide or for requesting a free moving estimate please visit gomovers.com, we also offer Free Moving E-Course delivered to your email.
Article Source: EzineArticles.com/?expert=Idan_Lavi
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By Idan Lavi
When it comes time to relocate, the stress and anxiety that comes with selling your house, packing up your belongings, and traveling to a new destination can be hard on everyone involved. The most unsettled about the entire process might be the kids, who have built friendships they thought would last forever and are already used to their current school and home routines. As you approach the time when it becomes a must to alert your children of an upcoming move, it is important handle the situation in a delicate manner. You may or may not know how your child is going to handle the news.
It is true; not every child will react in the same way to the notion of relocating. There are some who may cry uncontrollably for days, entering a stage of depression. Then, there are the few who actually embrace the idea of moving and view it as a chance to meet new people and explore a new city. Whomever you are dealing with, it is important to get them involved and have "the talk" as soon as possible. This allows everyone in the family to become on the same page when it comes to the entire moving experience. You also want children to have enough time to get used to the idea. Having only a week to handle the news may cause a serious disruption in their lives.
When mentioning the idea of moving to a new home, prepare for the onslaught of questions. Your child will want to know why this act is occurring, when, and what to expect. You should be as honest as possible so they can better make sense out of the entire occurrence. Some children will warm up to the idea of moving when their questions are answered while others only worry more. To help them get acquainted with their soon-to-be new location, paying a visit to the library to look at maps and photos of the destination may help them paint a picture. For instance, a move from New Jersey to California may become more exciting when they are able to view palm trees, sunny days, and endless beach land. You can always find at least a couple of positive points to make regarding any new relocation.
When you are positive and upbeat about the move, you children are more likely to pick up on this energy and adopt the same attitude. If you make the move a group effort where they feel like an important part of the process, they will also feel more open to the overall idea.
To find out what else you can do in order to help your kids with the upcoming relocation or if you need additional information on paking for your move, visit gomovers. We also offer Free Moving E-Course delivered to your email, check it out, it is Free.
Article Source: EzineArticles.com/?expert=Idan_Lavi
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