Is it time to move on...

Whether you're making a job change, retiring, need a bigger house, or just need a change of scenery, one thing is certain: You want to get the most money for your home, with the best terms and in the shortest amount of time possible. You may think selling a home is easy, but ask yourself this ... How many houses did you look at before you bought the one you now own? How many other people do you suppose went through those same homes before a buyer was found? You may think that the first person who walks through your door will fall in love with the your home, but perhaps you need to take a step back and select a good real estate agent. A good real estate agent can assist you in obtaining the most money in the shortest possible time with the fewest problems. After all, that's what I am trained to do.

Your home is the most valuable possession you will ever sell. To do the best possible job takes skill, experience, and understanding of the current market. As a licensed real estate professional I have the training and marketing tools to maximize your return. And, I must abide by a strict code of ethics.

How can I determine the proper pricing for my home?

One of the first things I will do is help you price your home effectively. Sometimes sellers mistakenly price their house higher knowing that they can lower the price if it doesn't sell. This can often backfire on the seller. Buyers often shop around before they buy and often recognize value in a specific price range because of this comparison shopping.

Using the Multiple Listing Service (MLS) I will conduct a Comparative Market Analysis (CMA) which involves a survey of homes that are on the market, or have recently sold, that are similar to yours. I will then advise you on the additional value (or deficit) created by your home's unique features, and factor that into the equation. Depending upon how anxious you are to sell (and how quickly you need to close), I can suggest a slower strategy that may fetch you top dollar, or a barn burner that is designed to sell immediately.

Once you sign the Listing Agreement, I will put into place a comprehensive marketing plan. But first, I will take a look at your home and suggest ways to make it show it’s best. Remember what you looked for when you bought your home? You should now, once again, look at your home through the eyes of a buyer.

As your Realtor, I will put your home in the MLS so that other agents become aware that the property is for sale. I will also network with other agents, conduct open houses and suggest ways to stimulate activity. Advertising takes many forms and I will utilize as many as possible in selling your home.

I may also recommend incentives such as assistance with closing costs or paying for the home warranty that will give the buyer the confidence to offer more or close more quickly.

Comparative Pricing

Value is a relative term. One owner's quaint little cottage may be another's airless old money pit. Obviously then, you need some basis of objectivity - and you can find it by having me, as your Realtor, rate your house against other, similar houses, in like neighborhoods. You can count on me to be frank in guiding you to a proper asking price. We will work together to factor in all the important aspects that effect the value of your home.

It's wise to follow the good examples of others and to learn by their mistakes. So that your move will be a sane and sound one, here's a few mistakes to avoid.

Basing the list price of your home on the price you would like to get rather than on market value.

Market value determines the price of your home - not wishful thinking. A buyer won't pay more for your home just because you think you need more money in order to purchase your next home.

You will learn the market value of your current home by having me prepare a comparative market analysis or by getting an appraisal from a local appraisal firm. This will tell you the value of your home based on comparable sales information. With this information, you can determine an accurate list price for the current market.

After you know what your home is likely to sell for, I will prepare a seller's net sheet. This will tell you approximately how much cash you will receive from the sale.

Failing to get a "termite" report (or other indicated reports) before listing a home for sale.

Sellers are often required to pay for eliminating wood pest (also known as "termite") infestation when they sell their home. They may also be asked to correct other defects. Sellers who know the condition of their home before they sell are in a better position to negotiate a firm sale because they can disclose existing reports on the property to buyers before they make an offer.

Putting a home on the market before it is spruced up.

Buyers and real estate agents remember what they see. Their first impressions are lasting ones. If a property looks a mess when it hits the market, that is how agents will remember it.

Most buyers lack the vision to imagine what the home will look like when it's fixed up. It's usually better to delay marketing a home until it's spruced up for sale. As a part of my marketing plan for your home I will arrange to have professional "home stagers" help prepare your home for sale. Buyers and agents are most excited about showing and selling homes that are in mint condition.

Refusing to reduce a listing price that is too high for the market.

It's hard to be objective about the value of your home. This is why it's important to get a professional opinion before setting a list price. Over-priced listings often take a long time to sell. When they do finally sell they often sell for less that they would have if they were priced right to begin with.

It's natural to want to get the most money possible when you sell. Competitive pricing is the way to achieve that result. If you find that your list price is too high for the market, reduce your price sooner rather than later. The longer it sits on the market unsold, the lower the ultimate selling price is likely to be.

Refusing to counter a low offer.

Sellers want to sell high; buyers like to buy low. A low offer from well-qualified buyers is better than no offer at all. A high offer from unqualified buyers only leads to disappointment. The price buyers offer is not the most important part of their offer - if they are willing to negotiate.

Insisting on being present when the home is shown to prospective buyers.

One way to discourage buyers from buying your home is to be home during showings. For buyers to decide to buy a home, they first must discover, and discuss, all of it's merits and flaws. Buyers are reluctant to say anything negative about a home in the seller's presence. It's best to leave your home when it's shown to prospective buyers.

Listing with a contingency to find a replacement home.

This is like saying that your home might be for sale. Serious buyers make offers on homes that are definitely for sale. Otherwise, buyers could wait in vain for an unrealistic seller to find an acceptable replacement home.

Sellers often want a contingency to find a replacement home so that they don't have to move twice. To avoid having to move to an interim rental, list your home with a provision that you may need to remain in possession and rent back the property for period of time after closing. At least, the buyers know they have bought a home, even if they can't move in right away.

Setting up a complicated showing procedure that discourages showings.

A home that can't be shown, can't be sold. The easier it is to show a home, the more often it will be shown, and the quicker it will be sold. There is usually a direct correlation: the more showings a home receives, the less time is takes to sell.

Refusing to do anything to get your house ready to sell.

The way most people live in their homes is usually very different from the way a home should look when it goes on the market. In order for someone to want to buy a home, they must be able to envision themselves living there. Most sellers have to de-clutter and clean their homes - at the very least.

Often there's quite a bit more work that needs to be done before a home is ready to sell. In order to get the highest price possible when you sell a car, it's wise to have it detailed to look its shiny best. The same concept applies to selling houses. Buyers pay a premium for homes that are in move-in condition.