I think it's a price issue. Your house is bigger than most of the 3 bedrooms on the market, and the price per sq ft is excellent. But you're about $50k higher than most 3 bedrooms selling right now near you. The other homes in your neighborhood that are pending near or slightly above your price range are 4 bedrooms. I think recent buyers chose to pay $289k for a 4 bedroom than $279k for your 3 bedroom. 2840 on your street sold in March for $242k. Yeah it's a smaller house, but also about $35k less. There's new construction on Pleasanton for $269k-and up. Based on your purchase price you don't have much margin, but you're either going to have to be willing to make little or nothing, or wait until more time has passed. You've only been there 3 years--I tell people it takes at least 5 years to make it worth selling.

Fri May 23 2008, 22:24

Carolyn,

Ask your agent to host a Brokers Open House. The majority of buyers already have an agent. Getting the agents into your home will improve the chances that they will match your home with a buyer they're working with. Your Realtor might even contact the listing agents of other homes in your neighborhood to get them to participate. This way one home is open to serve appetizers, the other is open to serve a main course and another for desserts. These events need to be properly advertised in advance.

Another good way to get Realtors to visit your home is for your agent to utilize the Multiple Listing Sales Association and put your home on tour. In our area the local MLSA members caravan to tour other members' listings on a weekly basis.

I hope these ideas are helpful.

Sandy

Tue May 20 2008, 20:37

Hi Carolyn--I found the "Arizona" answer that I gave previously and copied it here for you.

The second part --at the bottom--was the first answer. The part under the first ~~~~~ line followed that. confusing? don't worry, its all good information.

Oh, just a head's up--you most likely won't come up anywhere near the top in a Google search, unless you throw massive amounts of money at it. There is just SO MUCH volume there that a single listing can't compete.

Best wishes, Linda
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Oh, I thought of more stuff!

Have a business card printed up with the picture of your house, MLS#, and some basic information. Everywhere you go, leave a card. When you leave a tip at the restaurant, leave the card. When you pay for a book or magazine, tell the clerk "by the way, my home is for sale...do you know anyone who might be moving?" Do this with co-workers, friends, relatives, people at gas stations, the golf course, the spa, the barrista at the coffee shop.

A little secret...even though your friends and neighbors know your home is for sale, most of them won't think about who is going to buy it--until you ask them! Many Real Estate agents pay hundreds of dollars to attend seminars to learn that trick. Very few of them ever apply it.

Hang a card or flyer at any and all bulletin boards in your area. Give one to your builder!

Mail flyers or postcards to homes in areas that are about 15% less in value to yours--most people move up about 15% in value when they upscale. Choose a neighborhood of about 30 homes to mail to one week, then mail a few out every week.

Another thing...I don't know your market, but make sure your home is priced right. Listings expire for 3 reasons--price, condition, and marketing. When all 3 of those factors are in line, you should get showings, and an offer should follow.

Warm wishes & good luck! Let me know how it works for you! - Sat Mar 22 2008, 16:35

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You can do so much!

Send a link to your listing to everyone in your email address book, and ask them if they know anyone who might be moving to your area.

Take a flyer or postcard with your listing info on it, and knock on your neighbor's doors. Ask them if they would like to choose their new neighbor! Do they have a friend or relative that they would like to see move in? If you don't want to knock on your neighbor's doors yourself, ask your agent to do it.

I once sold a house before I listed it, by knocking on the house next door! It turned out that their best friends wanted to move into their neighborhood. It was one of the smoothest, quickest, transactions I had ever had--and it was in a small town where homes usually sit on the market.

Good Luck! - Sat Mar 22 2008, 16:21

Sun May 18 2008, 21:17

Get on the MLSA tour on Tuesday mornings!

For more great general marketing ideas, look at my profile--I gave a ton of advice to a Seller in Arizona, and lots of it would work for you also!

You are so right that you need the Buyer's agents--ready, willing and able Buyers are working with agents.

I can't tell if you are represented by a Listing Agent. If not, call me and I will be happy to come look at your home and show you a custom-made marketing plan for your home.

Warm wishes, Linda Carroll

Sun May 18 2008, 21:08

Carolyn

There are no unique ideas, sales gimmicks, promotional strategies, or marketing ploys that can make things happen when your listing is dead in the MLS. I'm assuming you're listed in NWMLS by your agent. Good photos and thorough/accurate data are a must but those don't manufacture "hits." If you want more hits there's only one thing you can do. Lower price further. A MLS hit is recorded when a selling agent pulls your listing up on a search, usually with dozens of other "similar" homes. The agent will see the basic features of your home (2 lines of data) and a thumbnail photo of the exterior. Based on that information alone selling agents will select 5-6 homes that they will show or email to their clients. If your home makes it through this second search step you'll get a "hit" when the agent gets the full data up on their computer screen. This is when the agent will see the multiple photos, be able to read about the upgrades, map the property, etc. At this level your property will shine. Unfortunately, I suspect your home is not making it past this step. Ask your agent to give you a list of homes that have similar sq ft, style (rambler, 2-story, etc), bdrm, baths, and MLS area as yours. Look at the prices of these homes. You need to be in the top 10%, regardless of how much nicer your amenities or neighborhood might be. If you've added a lot of value for special things you've priced yourself out of this step of the search process. No hits!! The special aspects of your home will guarantee that it will sell if you're willing to use this pricing strategy. If you can't bear to do it, you'll just have to sit and continue to watch as values continue to decline, making it even tougher. Maybe now is not the right time to sell.

Tue May 13 2008, 14:30

Put a "bonus" on your listing with the caveat, $$$Bonus of.... for any acceptable offer. That way you can ususally get the buyers' agents to give it up during negotiations. I find my sellers keep their bonuses 90% of the time.

Tue May 13 2008, 11:26

Carolyn:
You are on the right track of knowing that you need to market your home to "buyer's agents". A very high percentage of homes are sold through buyer's agents. Buyers that are prequalified, motivated or first time homes buyers are likely working with an agent. You need to be listed in the MLS. If your home is in good condition and shows well, then marketing and price are factors to consider. When it comes to price, being 5%-10% off could mean you are priced out of the market for your home. It is important to get an up-to-date comparative analysis to not only look at sold homes, but active homes as well, to see how you fit in with the competition.

Tue May 13 2008, 10:57

There are many factors to consider when marketing your home. It sounds like you are a For Sale by Owner, is that correct? If so, that's a tough position to be in at this time in the sales market and I suggest you hire a Broker with an excellent "track record". Regardless,. here are factors for you to consider: what is the commission you are offering to rhe Buyer's Broker; how accessible is your home for showings;how many days/weeks have you been on the market and how does your pricing compare with homes that have SOLD in the last 3-4 months; what marketing & advertising efforts are being done on a daily basis; and another question may seem odd, but it can apply-is there any reason you, or aother family member really doesn't want to sell or move?

Mon May 12 2008, 21:46

Carolyn- Are you using a Realtor to help get your home sold? Your Realtor should have plenty of resources to market your home on line - and get it to show up in search engines like Google! If a home isn't selling....it comes down to one of three things: price, Product, or Pitch. Sit with your Realtor and figure out together which element is missing. Properly priced and properly marketed, your home WILL sell.

Mon May 12 2008, 21:35