1. You have been chasing the market down. You listed the property in 2009 for $179,000, then $159,000 in 2010, then $125,000 in 2011, and now you are a FSBO at $99,000. If you had been aggressive with your price from the outset, you would likely have sold it for far more than what you are asking now.
2. Pictures in your last listing were very unappealing. The clutter on the tables could have been easily cleared off before capturing the images and there was not a single picture of the kitchen or any bathroom, despite taking 14 pictures. And why include a very nice picture of the country club bedroom to compare with your own? Throw in the golf course green carpeting in the living room, and I would have to guess many potential buyers never gave your property a chance based on the pictures.
3. The agent you used in 2010 mentioned the special promo membership discount for new members. Why did the last agent not mention this in the last listing? A $19,000 discount may have made a few buyers somewhat curious. I noticed other property listings in Hunters Run still advertising the promo. Does this no longer apply to your property?
4. The first words describing the property, "Mandatory Membership Community", would encourage potential buyers to tune out your listing before even considering it. Why begin with a negative? And then following up with "The best potential in Hunters Run" implies the property may be in distressed condition, or at best simply dated. I have seen properties in very poor condition with more appealing descriptions.
5. Current assessed market value of the property according to the Palm Beach County Appraiser is $61,846. I am pretty confident this value is not accurate, but based on the limited information that I have seen, without taking into account other factors which might add more value to your property, I would have to imagine it would be very challenging for any agent to find a buyer at any price above $105,000, no matter how much advertising they would offer.
Given that Ann Frances Smith originally assisted your purchase of the property and she was also the listing agent at the time, she likely knows your property better than any other agent. I would suggest using her again. If you would like to minimize your commission cost, I can help you a bit, but given that I do not venture into Boynton Beach often, I would not be able to offer you the maximum exposure you may expect. As for your current asking price, you may be close to being in line since the supply of Villas for sale is limited in Hunters Run. But, many Villas outside of Hunters Run, are easily selling for far less than your asking price, which still applies negative pricing pressure on your property.
I apologize if some of my opinions were too blunt, but given your frustrations thus far, I hope you find it more valuable than some agents who may simply be trying to tell you what you want to hear.
At this time, it appears as if there is only one Villa currently available in Southport. Due to limited supply, I would strongly recommend placing your property back on the MLS and use the other property as a competitive reference.
Realtor with Berger Realty Group
561-302-3388 or firstname.lastname@example.org
All the best,
I'm familiar with Hunters Run; I live right down the road. What I'm going to need from you is the address to the property to research whats going on and give you an accurate answer. What I mean is many agents simply while setting up the property for sale in the mls create their own catastrophe while nobody (brokers included) can not find the property that agent is trying to market. After I research your previous setup in the mls, I tell you exactly what is going on.
Secondly, Mandatory membership communities are getting hit hard, the higher the membership fees the lower the value these properties have to buyers. I'm familiar with the Hunters Run required membership structure. Also to give you a heads up, you might be looking at an assessment for a new front door. Hunters Run is looking to get new doors for the community. You can reach me at 561-880-8175 after 9:00AM EST.
Palm Beach Central
1. Price within the bottom 20% of actives in your area.
2. Allow for showings at agents discretion, don't impose time limits or demand prior notice...most agents and buyers don't have time to be making appointments and making special trips.
3. Place must be extremely clean and organize, eliminate any pet or smoking smells.
List with a Realtor who will have it on MLS, and ask for a copy of the other sites where it appears. It should replicate in over 75 others minimum. A video tour speaks loud about any listing.
But no matter how many showings, an overprice place will just serve as a show home for cheaper properties in the community. Price to sell, not to show.
Charles Rutenberg Realty
Hard to say why you may have been having problems without knowing more about your property and how you were priced and marketed. As you know there are many different product types in Hunter's Run; Eastgate, Essex, Southport, Stratford and Westgate. If you would like to forward me your address I will be very happy to put together a complimentary evaluation for you.
My recommendations are to interview at least three agents and have them make a presentation that includes a full market analysis affecting your home and the projected value in today's market. Do not go with the agent who says what you want to hear but instead the one who has taken the time and effort to clearly present the facts. If the first three do not cut the mustard invite three more. Do not sign a listing agreement at the initial presentation and get a list of their active listings (see below).
â€¨â€¨When I list a home I always tell the client I am happy to take a listing for 45 days and if they are not 100% satisfied with my services I insist they fire me. In fact, I write into each contract that if for any reason I am not doing what I said that they may cancel the contract. I suggest you find one that will offer the same guarantee.
â€¨â€¨Before signing anything, get a list of their current listings and go to http://www.trulia.com, http://www.realtor.com, http://www.homes.com, and others and check out the presentation. Are there multiple photographs that are professionally presented? Is there a clear and inviting description of the property that tells a story? If not, do NOT hire this agent. About 90% of potential buyers are going to find your home on line and if it is not well presented you can do better. â€¨
Should you decide to interview agents I would be honored to be included on your list. Please feel free to contact me at your convenience and I would be very happy to help. â€¨â€¨â€¨
Always at Your Service, â€¨â€¨â€¨
Tom Priester e-PRO â€¨
"Results Driven Real Estate"
â€¨â€¨Keller Williams Realty
The term REALTORÂ® is a registered collective membership mark that identifies a real estate professional who is a member of the NATIONAL ASSOCIATION OF REALTORSÂ® and subscribes to its strict Code of Ethics. These ethics are the backbone of our interaction and how we approach the process as a whole. We are professionals and take our jobs seriously, because we are working for YOU!
With that said, here is what you deserve:
1. Confidence: With confidence, all things become possible. Confidence enables the realtor to do all the things necessary to get you the best deal FOR THEIR CLIENT.
Confidence requires knowledge. Knowledge of the current market is key to both selling and purchasing real estate.
2. Smart/Savy: A good real estate agent is smart. Smart includes quickness on one's feet. Smart includes their organizational skills and follow up practices. Smart involves an AGENTâ€™S marketability or salesmanship also. A smart realtor is a salesman.
3. Resolve: A realtor must be tenacious in their approach toward helping you make the best deal possible. A tenacious realtor will look at every challenge as an opportunity for the advancement of closing the deal. A tenacious realtor will keep his/her ears open for new opportunities; thus, tenacity is important if a realtor wants to continuously CLOSE the DEAL!
These are the things that you deserve as a homeowner, trying to get the BEST price for your home.
I would love to discuss how I can help you "CLOSE THE DEAL!"
Call me anytime.
Gino Herring, SFR
United Realty Group, Inc.
Take the doubt out of the equation and pay the minimal $350 and find out what your property is worth in the eyes of an expert, not an overly optimistic or inexperienced or ill intentioned Realtor who may recommend either too high or too low of a listing price.
I see Realtors answering here that there is no necessity but in this "buyer's" market, you have to price aggressively and make sure the house looks and smells pristine.
Lastly, if there is any way you can keep the Villa and rent it out, you may want to seriously consider doing that instead. Fannie Mae and Freddie Mac are looking at pulling their foreclosures off the market and renting them out, either directly or through an investment firm. Should this occur, the supply of homes will diminish and prices my go up exponentially. It may take 6 months (or possibly shorter if there are aggressive investment firms that want to seize the opportunity and will push to get this done at Fannie & Freddie) so you may be better off waiting to sell in a few years if you can.
Hope this helps.
When you interview Realtors - call me for a Free No Pressure Consultation.
I offer Free Visual Tour, Free Staging Suggestions & Free CMA + Let's Talk Advertising...
Call me... Kimberly Kirkman, Century 21 Tenace Realty
You as the Seller must look at the Comparative Market Analysis or Appraisal ( either one or both ). Most likely they will be very similar - they are both looking at the comps of what has sold recently in your community. Price it right! Then the Realtor must do the job to Market and Sell it. Both the Seller and the Realtor must work together! The Realtor does not set the price of the property. The price a ready, willing and able Buyer will pay is the factor that sets the price of the property.
Look at some of the comparable properties for sale in your community on my website.
http://www.FloridaFastHomeSales.com ( would you buy your property or another if you were the buyer?)
Hire your own Florida licensed appraiser (ideally one that lives in your neighborhood) to arrive at a current value for your house. Then price your house accordingly. Don't go with an agent that may overpromise on the price. Also being armed with an Expert opinion of value you also will not fall prey to some Realtors that routinely underprice to allow an easy quick sale.
And as mentioned earlier, your house must be immaculately clean, uncluttered, and remove any worn out furniture. If your paint is stained or odd colors, re paint them in a neutral color that appeals to the masses. If your carpet is worn, replace it. Grout lines dirty, clean them. You get the point.
If you decide to sell a "tired", unclean house, with worn out furniture, you will be competing with short sales and bank owned properties. To get maximum value, make your home look like new.
Lastly if your neighborhood allows Open Houses, ask your agent to host a Broker's Open House. We do them on Tuesdays in my area and it provides a free lunch to realtors as we go from house to house. I normally ask the agents to complete a feedback form so I can get their opinion as to pricing, condition, etc. I wouldn't waste time with Public Open Houses because most buyers ready to make an offer are already working with a Realtor and will see it when it is convenient for them. Make sure it's convenient with an Electronic Lockbox and allow showings with only a few minutes notice. Realtors will NOT show when it is convenient for YOU but when it fits in with the other 7 showings they are seeing that day!
If the place is vacant, you may want to have the home staged with a professional, http://www.ShowHomes.com
All the best,
I have Canadians and Europeans contacting me right now, and folks from South America - sold to a few in the last 90 days. Working now with others.
Can you do all that yourself? The "name of the game" is exposure, exposure, exposure to find your buyer.
Call me at 561-302-3388 or email me at email@example.com and let's talk. Hunter's Run is a wonderful country club, have been there many times. Clubhouse is nice; food is good; people are friendly. It should not be hard to sell!
Realtor with Berger Realty Group
561-302-3388 or firstname.lastname@example.org
Price has become one of the biggest factors in most buyer's decision to purchase. If it's a good deal, they will come.