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Frank Dolski's Blog

By Frank Dolski Associate Broker | Agent in 18901
  • So Your Home Won’t Sell. Now What?

    Posted Under: Home Selling in Boca Raton, Curb Appeal in Boca Raton, Remodel & Renovate in Boca Raton  |  July 20, 2014 10:44 AM  |  75 views  |  No comments

    Perhaps your home has been on the market for 6 months, a year or even longer. What is the issue? No showings? Why isn’t selling?

    There are many reasons why a home will not sell. Perhaps it is overpriced, the market is slow, or what if there were things in your control to help your home sell.  It is easy to blame a Realtor/Broker and switch to a 2nd or 3rd Realtor/Broker. But sometimes this is not the issue and many times, all of this may be avoided. Selecting a new Realtor may not be the answer.

    Here is a list of ideas that will help you to sell your home quicker and in most cases, for more money.


    The first thing that you must do is to involve a Realtor® before you consider listing your home.  An assessment is done on what you need to do to prepare your home for sale. De-cluttering is typically the first step as buyers do not want to see a cluttered house. A Market analysis is also performed at this time.
     Fact: Reducing unnecessary stuff will make each room look larger and more appealing. This comes down to how much "stuff" you have on your kitchen counters to how your bookshelves are organized (or not) to how many items are on a coffee table. Less items throughout your home shows a more organized room and the perception of a larger room.

    Updates: This goes hand in hand with preparation. If your competition has it, you better! Using a professional stager is critical and for me, I use Creative Staging and their assessment is of no cost for my clients. It may be as simple as painting, caulking or adding granite or new appliances. The return on investment must be calculated but I assure you that in the majority of cases, the ROI is well worth it! Occasionally, I hear “The buyers may not like the colors we pick” or “we’ll just give a credit”. Totally not true! I have my stager help to pick the paint colors, granite, carpeting and whatever needs to be done with close colabration with the sellers and I.  Consistently lowering the price is an option but do you really want to do that? My professional opinion is do it right the first time! I can site many situations and give you dozens of recommendations but trust me, it works!

    Curb Appeal: The exterior must look as good as inside or better! The first impression is lasting! So, freshen up the outside by weeding and mulching and adding some landscaping if needed. Exterior painting, power-washing, driveway sealing and gutter cleaning are only some of my suggestions. If the outside of your home does not look good, you may never get buyers inside! Dressing your home to sell is essential.


    Good pictures and videos give buyers a clear vision of how your home shows. Poor pictures can have buyers and Realtors overlook your listing. It is imperative that good pictures are taken of every room and from different angles. 90% of all buyers go on the Internet to look for homes. If the pictures are poor and the home may really show well, they may overlook your listing. Sun glaring or uneven pictures are distracting and do not depict a clear image of your home. Feel free to visit my website at www.FrankDolski.com and look at my listings for some example of the pictures that I post. Professional photographers are sometimes used but make sure that they are experienced with architectural /Real Estate pictures.

    The greatest complaint and I look at it as an opportunity up front is that I have is “that when sellers do not listen and roll the dice”. Or. “Let’s see what happens”.  Six months later after numerous price reductions I am asked what I am doing to sell their homes. Let me be clear that this is not the majority but the minority of educated sellers that Realtors represent. Sure it is nice to be the second or third Realtor in but I’d rather see sellers be proactive. So, remove that wallpaper, paint those rooms and employ a team effort with your Realtor® to place your home in its optimum condition. Please feel free to contact me if you are considering listing your home. I service buyers and sellers of Real Estate in the greater Philadelphia Suburbs in Bucks, Montgomery, Chester and the adjacent counties. Cites such as Doylestown, Buckingham, Newtown, North Wales, West Chester and New Hope, just to name a few.  Feel free to contact me. There is a difference!

    Frank Dolski   MBA, ABR, e-PRO
    Associate Broker
    Certified Relocation Specialist
    Previews Luxury Home Specialist
    Coldwell Banker Hearthside Realtors
    215-803-3237 (mobile)
    215-794-1070 x-103

    2006-2013 Top Producing Agent and Agent of the year for Coldwell Banker Hearthside in Lahaska Office!
    2013 Coldwell Banker President’s Circle Recipient – Top 6% of all Coldwell Banker International Realtors.
    Ranked in the top 1% of all Bucks County Realtor in 2013!

  • Why Should Buyers Consider Using A Realtor To Represent Them On The Purchase Of New Construction?

    Posted Under: Market Conditions in Boca Raton, Home Buying in Boca Raton, Financing in Boca Raton  |  February 7, 2013 6:36 AM  |  373 views  |  No comments

    The National Association of Realtors (NAR) has indicated that new construction increased in 2012 and will only continue to increase in 2013. So as a buyer, what is the process and how are you represented in the purchase of new construction?

    In the state of Pennsylvania, the Consumer Notice clearly defines agency which includes the definition of a buyer’s agent, a seller’s agent, a dual agent and a transactional licensee.  In the case of new construction, the builder is represented by a seller’s agent. They only represent the builder and do not represent the buyer as clearly defined in the Consumer Notice.  My recommendation is that anyone who is considering buying or even looking at new construction strongly consider employing the services of a buyer’s agent, who is typically “free” to buyers! You should do this prior to your first visit to a any new construction site and your Realtor® should also accompany you.

    What are the benefits of buyer representation? My name is Frank Dolski and I am an Associate Broker/Realtor with Coldwell Banker Hearthside Realtors located in Bucks County, PA. I represent buyers in areas such as Buckingham, Doylestown, New Hope, Newtown, Furlong, Jamison, and many areas in Bucks and Montgomery counties.  There are many reasons why I encourage buyer representation on new construction and I will site a few reasons to do so:

    A buyer’s agent will represent you from start to finish in every aspect of the transaction. That means from the signing of the agreement of sale to settlement. They will help you to negotiate the best possible price for the property including options, lot premiums, and overall price.

    I review all contract verbiage to insure that there is no “hidden verbiage” and insure where applicable that some be added where warranted. Keep in mind most new construction contracts are written by attorneys who represent the builder and these contracts are therefore heavily weighted in favor of the builder. A Buyer's Agent with assist in evaluating alternatives to a particular new construction development (may include showing other homes, visiting other new construction sites, gathering info on other options).  Also included is evaluating the selection of building lots, especially for future resale value. Some options can be deferred until after construction and some are critical which may not able to be done at a later time. All this helps buyers to make an informed and confident decision.

    A buyer's agent can assist the in directing you to the appropriate Township to look at plans regarding  easement restrictions and future development surrounding the area. This is critical because you may want to put in an in-ground pool on a lot that will be restricted by the township or you may own wooded areas where you may never be able to thin out the trees to expand your yard. Builders are required to disclose plot plans, easements and other disclosures, but it is always best to have a Realtor represent you to review all of these documents as you are executing the contract or better yet, prior to execution..

    As a buyer’s agent, I also recommend that at a minimum, a pre-drywall home inspection is down to insure that there are no obvious defects which could not be seen after the drywall goes up. I also
    recommend a final inspection as any new home purchase is a huge investment.

    Assist the buyer in attaining financing and a review of the financitng paperwork, settlement charges on the HUD1 settlement sheet. I also help the buyer to select a title company with various options.

    Attend a pre-settlement walk-through to help determine a punch list and the give a second opinion for any obvious defects.

    My objective as a buyer’s agent for new construction or resale is to help the buyers make informed decisions during every step of the process.  Again, I strongly encourage all buyers to consider using a Realtor® to represent them when purchasing a newly constructed home. Most if not all builders rely on Realtors to help to sell their inventory. It is our responsibility as a "Buyers Agent" to get you the best possible deal and represent you every step of the way!

    Frank Dolski
       MBA, ABR, e-PRO
    Associate Broker
    Certified Relocation Specialist
    Previews Luxury Home Specialist
    Coldwell Banker Hearthside Realtors
    2012 Coldwell Banker International President’s Elite Award
    2010-2011 Coldwell Banker International President’s Circle Award
    215-803-3237 (mobile)
    215-794-1070 x-103

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