Hi Oscar

I have also sent you a personal email regarding YouVu.

YouVu is the answer you are looking for.

A first in property marketing, YouVu allowes you to leverage your existing relationships (Photographers, Videographers, copywriters) to create highly creative and engaging marketing campaigns for property anywhere in the world in any currency.

Here is an example of one property -

http://www.youvu.com.au/promote/user/User1023/97/1340

We have customers

• Identifying key points of interest
• Zooming in on detail
• Panning out to capture more detail
• Peering through windows
• Opening cupboards and doors
• Changing angles/Perspective
• Seeing through walls
• Looking around corners
• Changing rooms configuration
• Making renovation suggestions
• Driving emption into properties
* Driving information into properties
• Changing time of day/Season
• Providing facts and creative descriptions
• Linking rooms/locations to each other
• Uploading and Link in Floor Plans

We have customers from all over the world, try YouVu out for yourself . ads cost only $40.00 (AUD) - Licensee Models available

Oscar,

By now you understand that the issue is price. I recomment reviewing the price every 30 to 45 days until you are gettting steady showings and positive feedback from those showings.

Price Sells Everything! It sounds like the price could use some adjusting. GIve the buyer a reason to buy a used townhome rather than going for the new model down the street. If they are priced close to the same maybe it's including a five year warranty with the sale or a $1000 gift card to Nebraska Furniture Mart and lastly be sure the home is in prestine condition and staged correctly for every showing.

Niche buyer = Niche marketing....IE Craigs List...Youtube...social networking sites... "This home qualifies for 7,500.00 Tax credit" think out side the box. Ugly yellow signs may work...google ugly yellow signs for the techniques. Your buyer may not be the open house type buyer... They may prefer buying over the internet....

Hi Oscar

Just wanted to expand on Linseys Point below re marketing with apropriate photo's. In todays internet savvy time poor world many people look online for property first and then come to see it in the flesh if they liked what they saw -i.e. if you have sparked their interest... The question for marketing is "Does your online ad have content that would attract you?". If the answer is no then try enhancing your ad with new images or even use a YouVu Virtual Showroom - http://www.youvu.com.au to really spark some life into the property. I guess the most important question you need to ask yourself is... Would you go and see your own property based upon the images you currently have?

The problem is that you aren't getting showings. Even with a well staged home with a lot of upgrades you won't get an offer unless people are seeing it. Why aren't they coming?

1. Price
2. Marketing - photos, online placement (or lack thereof)
3. Accessibility - are you making it really easy to show?

When you evaluate this, talk with your agent and make some quick corrections. The longer it takes to make the corrections, the more 'stale' the listing potentially will become.

Best of luck and don't hesitate to let me know if you have any other questions.

Oscar,

You need to price your townhome well below the price of a new Triton...New car vs. used car is the best way to look at it. Buyer's will flock for a deal on a Triton. If priced too close to new, they will opt for the new townhome. Your unit is fully assessed so also no tax break for the buyer.

Billie

Oscar,

You have received excellent advice from the other posters. We would like to add that selling a home involves 3 key ingredients:

1. Price it right-today's buyers are looking for a deal. How does your home meet this criteria?

2. Visibility- how is your property being presented to the public, magazine, newspaper, internet, mailers etc.

3. Curb appeal-It should be presented in a manner that people want to get inside to see the rest

Good luck,
The "Eckler Team"

Oscar,
This is the third post from OMAHA this week. Interesting....
A couple more basics
1. You ARE doing this in the correct order. You need to sell your home first.
2. You need to be listed by a Realtor. Are you? If not, I would be happy to refer you to a Top agent in your area.
3. When you sell a home it is more like playing chess than poker:
Since your home hit the market how many homes have
-come onto the market
- lowered their price.
-gone into escrow
-sold
-expired

the average buyer looks at 10-12 homes before they buy. What homes are your primary competition? what are they doing? We know from Trulia that in the last three months over 120 homes have sold, so it is not as though all the Realtors went on vacation. Homes are selling , just not yours.

We expect 10-12 showings or one offer in the first two weeks on the market. If we do not get those results on average lower the price 5%. Homes that sell in the first 30 days sell closest to asking price. IN my market they sell for 100.8% of asking, then at 120 days on market (DOM) they sell at 93.6% of asking, and that is AFTER some price reductions.

In order to sell in a buyer's market (where there are more homes for sale than buyers) your home needs to be in the 20% that are going to sell. Proper preparation (cleaning, painting, decluttering, depersonalizing, staging) and proper pricing are the ONLY way that will happen.

The homes offering the most value sell first. So you need to add value, the easiest way is to lower the price.
Good luck.

Your town home may have a more limited market for buyers than a single family home. You also may be competing with new town homes. So many people are looking for "new" over existing. You need to present to the buyer a strong perceived value; ie., best price, seller assistance, extras. Selling a home is like selling any other product. Follow the example of retail businesses. What do they do to bring the customers to their stores? "Prices have been slashed" is always a big draw.
If you want your new home, you may have to cut and run. Hopefully, five years from now you can look back and see that it was worth it.
Good luck.
Dean Uhing
Prudential Ambassador Real Estate Company

You might not like this answer - But the rule of thumb is 10 days with no showings or 10 showings with no contract equals the price is not being accepted by the market. You probably have to lower your asking price to entice Buyers to think your home is a good deal. Ask your agent what price they think this property will sell for. Good luck.