POSITIONING YOUR HOME
Price – Location – Condition – Marketing
The single most important factor to consider when selling a house is the price tag!
HOW MARKET VALUE OF YOUR HOME IS DETERMINED
The Market Value of Your Home is NOT:
- What you have in the home
- What you need out of it
- What you want or think it’s worth
- What it is appraised for
- What you heard your neighbors home sold for
- What your tax valuation says it is worth
- How much it is insured for
- Based on prices of homes where you are moving
- What Zillow says it is worth
The TRUE Market Value of Your Home is…. What the buyer is willing to pay for the property based on the number of competing homes. It is based on:
- Today’s market
- Today’s competition
- Today’s financing
- Today’s economic conditions
- The buyers’ perception of the condition of the property
- The location
- Normal marketing time
Positioning your home against the un-sold homes is extremely important. You don’t want to position the house way above the un-sold homes because you will lose the freshness of the home’s appeal after the first two to three weeks of showings. After 21 days, demand and interest will decline. On the other hand there is no need to worry about positioning it too low because homes positioned below the unsold homes often will receive multiple offers, which can then drive up the price. Positioning is all about supply and demand. It is important that I provide you a detailed market analysis to help you make an informed decision when it comes to pricing your home.
COMPARATIVE MARKET ANALYSIS (CMA)
We offer a free, no obligation professional market analysis. A short tour of your home and a few details will be all we need to get started. The market analysis is a detailed report providing market value information by comparing your home to similar properties in your area that have sold within the last 6 months. You will also be provided with your property’s current competition. Using the information compiled along with your home’s location and condition will help me to provide you a price range to list your home in. Your motivation will help you decide whether to price you home at the top of the range or near the bottom.
The location of your property is the one thing you cannot change. If your home is not in a prime location or is on a busy street you can overcome objections by pricing the home accordingly.
Your home doesn’t get a second chance at a first impression, so it is critical that your home be ready for buyers to view at all times. Below is a great list of tips to consider while preparing your home for sale.
Rest assured that if your home is priced according to the market, and you have it in g
reat condition – the marketing efforts you will receive from us will be effective. Every property we list receives a virtual tour, professional MLS advertising, internet and social media advertising, with multiple, beautiful and enticing photos and descriptions – we show the buyers what they want to see online!
AS YOU ADVANCE THROUGH YOUR MARKETING PERIOD, YOU MAY OBSERVE SOME WARNINGS
- Realtor Elimination: If Realtors are not previewing it and do not show it, they are eliminating it.
- Buyer Elimination: If it is being show with no results, the buyers are finding better properties to buy and they are eliminating it.
TIPS TO SUCCESSFULLY SELL YOUR HOME
Selling a home today is different than it was five years ago. Today’s buyer wants a home that is in “move in” condition, and they will walk away from a home that does not “show well” or is in poor condition, just as fast as they will walk away from an overpriced property. In many instances it is hard to look at your home objectively because it’s your home. However Realtors are trained to do just that. We hope that these tips will help sell your home for the highest price in the shortest time.
HOME CONDITION INFORMATION
Of all the things homeowners control when selling their home, the condition of the property is one of the most important. A crucial part of marketing any product is the presentation of the product. Corporations and retail businesses understand this concept and pay millions of dollars each year to advertising and marketing consultants to get the best advice possible. The same is true for houses. In order to effectively compete with other sellers, homeowners must present their homes to the marketplace in an attractive, desirable condition. When you bought your home, you probably comparison-shopped. Buyers are still doing that today and are pickier than ever. According to the National Association of Realtors, the average purchaser looks at 10 to 20 properties prior to purchasing a home. Regardless of how
many properties are on the market, available buyers will always seek the best-priced property that is in the best condition.
THINK LIKE A BUYER
You are not just selling a house. You are selling a shelter, lifestyle, and dreams. People always want the best for themselves, and your home should represent the buyer’s answer to this goal. Put yourself in the buyer’s shoes! Remember, they arrive at your front door wanting to find the right home. Don’t make them search somewhere else for it. If you have done your homework, every room in your home will create a desire for the buyer to stay.
START MAKING A LIST
Walk outside and take a look at the property through the critical eyes of a buyer. Is there anything that needs painting, repairing, looks worn, or is outdated? Get up on your roof – know its condition. Start writing these items down on your list. Walk through the interior and do the same things. Ask for the assistance of everyone in your family. A shorter sales time will benefit everybody in the family.
HAVE YOUR HOME POSITIONED TO SELL
Less is better when it comes to pictures, knickknacks and mementos. De-clutter! What you can live without, pack. Box and stack items in a storage unit or one area of the basement. You are selling your house and potential buyers need to be able to picture their furnishings in your property.
- Arrange furniture in a way that makes each room appear open and as large as possible. If you need help with this process, I will be candid about what to pack and what to leave.
- Remember to leave all lights and lamps on for all showings, outside lights at night as well. Change light bulbs to the highest wattage acceptable to the fixture.
- Close all toilet seats. Open all blinds and curtains.
- Q-Tip Clean. Clean your home like you’ve never cleaned it before and keep it clean. If your carpets are stained have them cleaned or replaced.
- Your home needs to be neat tidy and smell fantastic. Smells will turn buyers off; dirty diapers, old food and pet smells are also very offensive.
- Position your home to compete against the other un-sold homes.
- Negotiate quickly and remember your first offer is most often your best offer.
DO EVERYTHING BEFORE PUTTING YOUR HOME ON THE MARKET
Complete all your repairs, improvements, and enhancements prior to your first showing. Remember, your best showings come early in the listing period. Be ready!
- Plan ahead; plant grass where needed. The lawn can be a real turnoff or a “turn on.”
- Prune away any trees that distract from the view of your home. Pruning low limbs on trees can make a major difference.
- Make sure broken fence parts, bricks, yard lights and mail boxes are in good repair.
- Remove any dead or dying shrubs, and replace them with fresh ones.
- Put new mulch in the flowerbeds.
- Make sure that all walkways are cleaned and in good repair.
- Make sure that all exterior lighting works properly.
- Keep your lawn cut and neatly trimmed.
- Use large pots of flowers or green plants on the deck or the front porch.
- Repair cracks and damage in the driveway
- If your home is going to be marketed during the winter months, it’s important that you keep driveways and walkways cleaned and safe.
EXTERIOR OF HOME AND BUILDINGS
- Repair and replace any broken or rotted trim and siding.
- Paint everything that needs painting. Buyers prefer home that are in good repair and ready to move in. A home that needs to be painted is a real turnoff, especially if there are other homes from which to choose.
- Replace any missing shingles from the roof and seal around vents.
- Clean, repair, and replace any gutters and downspouts that are defective.
- Invest in a new doormat.
- Check all screens and windows to make sure they are in good repair.
- Paint the mailbox and the post.
- Placing a potted plant on a front porch can make a positive impact on a person’s first impression. Take care to make sure it’s a positive reflection of your home.
- Have the windows and windowsills cleaned inside and out.
- Clean all the carpets and replace those that are worn or stained beyond cleaning.
- Remove any dated items such as wallpaper, carpets, light fixtures, etc.
- Be very careful about selecting paint colors, wallpaper and carpets if you decide to fix it up. Many buyers have a hard time looking beyond bold colors. The idea is to get the home as close to neutral as possible and you can do this by using neutral tones.
- Repair any dings in the trim or cabinets.
- Replace any worn, discolored or damaged hardware like doorstops, hinges, doorknobs, shower rods, faucets and switch plates.
- Clean all the windows (inside and out) including the skylights. – Make sure that all light fixtures are clean and in working order the same goes for electrical outlets.
- Repair and/or replace any plumbing fixtures that are defective.
- One of the most important things that you can do is to make sure that the home is immaculate and stays that way.
- It is important that all clutter be removed from every room and every closet.
- Remove all of the boxes and clothes from the closets that are not going to be needed during the showing process.
- It may be a good idea to rent a storage space to store all of the items that are in the way. Don’t store them in the garage if possible.
- Pack up all of your collectables to both protect them and to give the rooms a more spacious feeling and appearance.
- Leave just enough accessories to give the home a personal touch. Less is more!
- Use light to make the home appear more spacious and open the drapes and blinds. – Make sure that all the lights throughout the house are on before a showing.
- The Front Entry—this is the area that forms the first impression of the house and it really needs your attention.
- Make sure that the entry is in as near-perfect condition as possible.
- The front door should be cleaned or freshly painted.
- If the doorknob and locks stick or are not bright and shiny, they need to be replaced.
- Remove any musty odor by adding a fresh scent.
THE LIVING ROOM/FAMILY ROOM
- Dust surfaces (including TV screens).
- Straighten coffee table, bookshelves, and other areas.
- Stow away newspapers, magazines, books, games, toys and videos.
- Vacuum rugs and mop floors.
- Wipe down ceiling fan blades.
- Purchase trendy new throw pillows to add color. Keep it simple and fun!
- Mop or vacuum floor.
- Clean appliances including the inside of the microwave, oven and refrigerator.
- Take everything off the outside of the fridge and clean off the top.
- Remove clutter! Clear items from countertops and cabinets.
- Wipe countertops, sinks and cabinets.
- Stow away kitchen sponge and dishtowels.
- Large master bedrooms are extremely popular today. Make your bedroom appear larger by painting the room a light color, removing one of the dressers and get rid of any clutter.
- Make all the beds and make them look nice!
- Decorate the private bath of the master to coordinate with the bedroom. Imagine you are in the “Bed and Breakfast” business. -Make closets look spacious. Remove and store all out of season clothing.
- Remove any unusual or personal wall hangings such as family pictures and diplomas, and store them until your home is sold.
- Empty wastebaskets.
- Remove laundry.
- Put out fresh towels or have them folded nicely.
- Clear off countertop and store all personal care products.
- Repair leaking faucets. – Clean off mineral deposits with vinegar or a commercial cleaner.
- Replace old shower curtains. – Clean and repair caulking. – Be sure floor, mirrors and all plumbing fixtures are super clean.
- Sweep stairs.
- If storing boxes in basement, keep them to one area. – Clear clutter blocking access to furnace, electrical box or laundry room.
- This is a very important part of a home for most buyers. It is important that it be cleaned and organized just as you would the other rooms in the house.
- A fresh coat of paint on the walls and the floor can make a huge difference.
- Remove any stains or paint on the floor and repair any cracks or damages.
- Remove any items that are not going to be used during the time that the house is going to be listed and sold.
- Clutter and trash left in the garage destroys the one main thing most people are looking for in a garage—space. Make it look spacious!
- If the garage is dark, add more light. A well-lit and well-organized garage appears to be larger and thus adds value to the home.
HIGHLIGHTS TO FOCUS ON
- Each room should be inviting, fresh, clutter-free and clean.
- Get rid of fingerprints on windows, appliances and mirrors
- Odors – if your house has an unpleasant smell it will be very hard to SELL (pets, diapers, garbage, mold/mildew)
- Get your furnace, AC, electrical and plumbing all up to snuff. Have your furnace and AC serviced and cleaned, electrical inspected – shine up your water heater, and make sure your plumbing works properly.
- Curb Appeal – make your house say “Welcome, come on in” from the curb. Manicure your yard, free it of weeds, edge your sidewalks, clean your gutters, wash the outside of the house, paint if needed, stain your deck if needed, trim trees and shrubs and make any necessary repairs.