Hi Jolene,

I agree with Bryan's comments. Price will attract the buyers. Then you have to put your best foot forward with the home's "first impressions" to show that your home is a good buy.

Don't forget that offering your home for sale does not mean that you are obligated to sell. It all means that you are inviting the public to make offers. You can always reject any offer if the numbers don't make sense.

Homes that are priced right do sell. You may want to seek another price opinion and discuss your options.

Best of luck.

Sandro

Jolene
I am concerned that you have so little time.

My advice is:
1. Realize that you may in fact may not be buying when you move. You might be renting in Green Bay.
2. In a buyer's market (and yours is definitely a buyer's market) ONLY the homes that project the most value will be purchased. Assuming that you hired a Realtor, their job is to analyze your property and based on the local market advise you on what you can do in order to project the most value. In most homes that means
Clean, Declutter, Stage.
3. In a buyer's market where prices are declining your real problem is going to be having your home appraise for the sales price. On May first the procedures for hiring appraisers changed so even IF you get your price, if the buyer's lender has an appraisal for less, then you are going to be in a fix.
4. I suggest running the numbers and developing some scenarios NOW!
a - what is the absolute lowest price you can accept? Have the Realtor crunch the numbers, but know how much you can bring to the closing table to make it work.
b- what if you are unable to sell at that price? You are in a very common situation. I strongly suggest that you look into the feasibility of renting it out. Talk with your CPA regarding tax implications during AND at the time of sale. You might need to re-finance if your loan is based on owner-occupancy.
c- what happens if you are unable to rent it out because the lender requires you to re-finance and you are unable to do so? What happens if you cannot move?

Map out these possibilities NOW, when you are calm.

From strictly the marketing side, you are very LATE. Most families who are moving in the summer have already bought homes. Your home should have been on the market in April.

Now you have a time problem. It is imperative that NO ONE know about your time problem. It will damage your negotiating position. That means telling your Realtor that under no circumstances are they permitted to tell anyone anything other than that you are moving for personal reasons as soon as the home is sold.

If you are serious about selling, you need to price it 5% under market and try to create a bidding war. If you home has been on the market a while when I would ask your Realtor to completely re-market your home:
1. Re-stage
2. Change the front appearance (curb appeal). Repaint the front trim of the house.
3. Plant some nice flowers in front.
4. Take new pictures.
5. Put it on craigslist, open house, hot dogs and watermelon and chips, drawing to a local restaurant
6. List is with a new price, and then brainstorm about all the value you can add. If it's a first time homebuyer home, then come up with a list of all the things and their value. (appliances, patio furniture, home warranty).
7. Make a list of everything that you've done to the house since you moved in that adds value, assign a dollar amount, and make that a pdf in the MLS and quote that amount "seller has invested overh $25,000 in improvements).

Good luck.

I would agree with the most of the other comments already posted. In addition to a lease option it may also be beneficial to offer attractive owner financing. Buyers are looking for good deals today and that doesn't necessarily mean that you have to cut your price. Attractive owner financing could be inticing as well. I am very familiar with the Marysville market.

You might try creative financing. Offer a lease option with money down. that way you get a little money at first than they pay what your mortgage until they can afford to buy within a 2 year period. that way at least they will take care of the home like its their own and you can claim 80% of the lease as income. or sometimes a wrap around mortgage will work.
most houses that are selling are selling because they undercut the market by 10-15%
If you can't afford to do so and can still afford to pay your payments yes don't do the short sale, if you aren't able to continue with making payments it is definetely a better option than repo.
Good luck.

Yes, today’s market can be a bit challenging but you do have options. Houses are still selling! I would encourage you to have another price opinion by a very reputable local company that knows the Marysville market to make sure you have been given accurate area information. Look at a realtor’s market plan. You need to know that your Realtor will be aggressively marketing your property and have a realistic plan of action. There are quite a few homes on the market in your price range, so if you need a quick sale you need to be the best looking home to the buyers! It really is a team effort between you and your agent. The average “days on the market” for Snohomish county right now are 95 days, so great street appeal, staging and price are really going to help with a quicker sale. I have lived in Marysville for over 20 years and know the market well. You have nothing to loose by trying to sell. In the end you’ll be all cleaned up in case you need to rent for a while.

Homes that are totally vacant make the buyer think they are going to get a better bargain, or that the seller couldn't sell earlier.
A cluttered home makes the buyer think that they don't want to clean it up (even though they won't have to).
Get 80% of your furniture and belongings out of the house. You have to do it anyway, so do it now. Get it cleaned up. If the paint is faded, paint those rooms. Same with flooring, if it needs work, get it fixed up. Make it ready to move into "tomorrow." Since you are moving anyway, make a strong effort to get it in top condition.
You'll like Marysville. That is a great area. I used to live in Arlington and Oak Harbor (Whidbey Island). I sure do miss those jams and crisp morning air.

The challenge is too many homes for sale and a low demand(not many buyers buying homes) Currently there are over 5700 homes for sale and we usually have around 3500 homes. Unfortunately , the sales I am getting is taking a very low price or a huge amount of buyer incentives. Would it be possible for you to rent out your house for 6 months to a year and when the market improves sell your home. Can you rent where you are moving to?? The rental market is very good in Marysville.

Steve Halvorson

Make the home stand out! It has to not only look good but the best you possibly can make it. Clean, de-cluttered, inviting, and ready to move in.

Unfortunately PRICE is what will bring the showings in. I would suggest you get a second and third price opinion from another professional just to see what they come in with. Make sure they know you want it to sell sooner then later. Time will cost you money with no doubt. It is also possible that placing it lower then the rest MAY spur multiple offers. Which brings us back to making sure you look the best you possibly can.

Curb appeal is foremost, then a clean interior with little or NO blemishes (if that is possible). You may also consider having an inspector come and inspect the home. Fix all the problems they come across. This will minimize and save you money for repairs & credits once an inspection comes along.

I hope this has helped in some way.

Best Wishes,
Bryan Lovell