Your Realtor needs to update you on a regular basis about the activiies in your competitive market. Since you have come on the market, have any of the competitive properteis offered for sale gone under contract? Ask your Realtor to follow up w/ the buyer agents who took those buyers into contract why those properties were chosen over yours.
In summary, your Realtor needs to:
Guide you to right pricing.
Market aggressively (online exposure on mulitple sites with upgraded or premium listing status will help)
Constantly monitor and communicate.....Update you and the lisitng regularly, and modify as needed. (adjust pricing, adjust copy or marketing in response to market feedback)
Realtors to their best to advise of pricing models, but the market is always amidst some changes. New properties come on the market, others are withdrawn, new sales and comps provide more data to pull from. Ask your Realtor to monitor and communicate changes regularly.
As a buyer who could be looking at your house, please don't leave me a mess to fix up. I want to move into a home without having to gut the place. No leaking facets, no smell or sign of mold and mildew, no broken or cracked windows or front doors that don't work. If your garage doors are broken and won't work, replace them. If your frig sounds like its on its last leg, repair it, get rid of it or replace it.
If you set your alarm for your house, please tell us where it is located in the house. We want to shut it off before it starts to howl. Better yet, leave the directions in the agents remarks. There is nothing more disheartening than both of us racing through a house tyring to find the alarm and having it go off anyway.
If you smoke in the house, find some other place to do it. There is nothing worse than walking to the front door and smelling the cigarette smoke in the driveway. Please make sure that nothing in your frig smells bad and that your oven your is clean. If you have cats, empty the litter box. Don't leave your dog in the backyard unless he is a loveable, friendly canine that just melts when you pet him. A snarling, vicious dog that won't let us into the backyard, makes me lose interest in your house. There are so many other houses to look at that I won't be back.
Please leave the house when it is shown. If you stay, you make it uncomfortable for me to talk candidly to my realtor. Also, do not get involved when I see the house with my realtor. I can see a house in 15 minutes and I don't need to see the inside of every closet, etc.
Have your house ready for company/buyers at all times. Hire a maid service if that will help keep it in tip top shape. We have walked into houses where you couldn't see the sink or counters in the kitchen because of all the dirty dishes and clutter. Pick up the house. Sometimes, we can't walk into the bedrooms because of the dirty clothes thrown on the floor. Make your beds everyday.
If your house is vacant, please have some one take care of yard. It is depressing to drive up to the house and see weeds everywhere. Don't try to save a few bucks by not watering your landscaping. I will take at least $20,000 or more off of my offer to replace all of the dead plants and grass.
My realtor and I have seen only three turn key houses in the last six months in the price range of $400,000 to $700,000. Almost everything we see needs a lot of expensive work. One house has an active termite nest in the beams above the front door. Quite a few of the vacant ones have cobwebs, bugs, and spiders webs throughout the house. It's really creepy to walk through a vacant house and end up with spider webs in your face. (I do not consider real spider webs to be appropriate Halloween decorations.)
You need to be a good partner with your realtor. Listen to their advice. They want to sell your house as much as you do. Don't thwart their good efforts by presenting a cluttered, dirty house with dead plants in the front yard. If your realtor suggests you should lower your price, swallow your pride and do it. Price your house 5% below the lowest sold comp in your neighborhood. (Won't a pricing war be nice for your house?) Your goal is to sell your house so that you can start your new life.
Good luck Gilles. I hope this helps.
No amount of marketing will sell an overpriced listing. Unless you are a smoking deal, the buyers are going to walk on by.
Just do a role reversal, which house would you buy? The one that offers the most features and benefits for the least amount of price.
Actively STAGE the sellers house:
All traffic areas cleaned and clear.
Minor cosmetic items addressed from the curb through the house.
Priced according to the comparable sales in the last 60-90 days -- no further back.
All pictures and data about the house on line from the first moment of listing.
Make sure the seller is realistic and patient. Even with all the above done, buyers still have a 10:1 ratio to work through and many will simply not be willing to make a decision in a time of uncertainty. No one can do anything about that except be ready by going through the steps above.
The Hasson Company
...list in February
...clean & stage home for immaculate showing
...list home below market to motivate the few buyers available in this market
...obtain cost effective marketing to expose your home to the market
Feel free to donload my guide to selling your home at http://www.skillernrealestate.com
Best of Luck,