Hi Gene - Vernon Hills townhomes are actually moving better than townhomes in other areas. (see the link below for more information on Vernon Hills market statistics) If you decide to switch listing agents - we will be happy to refer you to ones that have the best market statistics in the area. In that way - you can pick one in a more scientific manner - and be their next good statistic -- versus picking an agent by who sends you the most refrigerator magnets. If someone is getting good statistics - they must be doing something right (usually good agent to agent marketing - and preparation of the unit via home staging etc.(which sucks in more buyers than you would think.... as buyer specialists - we try to advise them about the "staging" and make sure that they do not overpay for such..) (My company never lists property and never represents sellers)

The reality is you are competing with more people for the same buyers. If you have to sell now, then you've already decided to sell for less. So discounting or differentiating your property are the only was to add buyer value. Point out what makes your property better than the others, or give the buyer a better value.

If you don't need to sell NOW, then wait. Don't let these realtors pressure you into a price drop. Values can fluctuate wildly based on sales of competing houses. Discounting eliminates any chance you have of realizing a decent gain. Consider renting instead of selling below value. Price discounts are the mainstay of lazy realtors. The smarter ones will also try to convince you that your property is poor quality or requires massive upgrades. They'll try to convince prospective buyers to lowball you to add additional pressure.

Working on you takes less effort than trying to sell the property. Brokers train their agents on these tactics.

Marketing property is a matter of both price and exposure. If you have a very low price, but few or no buyers know about it, you will not sell for highest and best. If you market everywhere, but are overpriced, you will promote the competition by making them look better.

You need to have the right price supported by an aggressive and comprehensive marketing program.

Cut your price. Price is what the buyers are looking for.

If you really want to sell fast, cut your price 1% every week. When the number of showings increases, then you have hit the market level of your property.

Thanks everyone!

Now I know where to start: borrow a nice DSLR camera and make some quality images. Next step: cover as many websites as possible.

Thanks again!

Hi Gene-
You are in an excellent community. Great for outdoor life in any season!

I noticed on your listing that you only have one photo of the outdoor entryway. To show off your hardwood flooring and ceramic tile, you will want to have multiple photos. You can also upload those photos to Craigslist.

I also see that you are not the lowest priced 2 bedroom condo in the subdivision, and neither of you have multiple photos. You only have one parking space and they show two. You need to show that you are the best value. You need to stand out.

The way to sell these days is through the internet. 90% of all searches start on the internet. Most times a buyer will pass you up, if you do not have multiple photos. It appears as though there is something to hide. You need to show off those Hardwood Floors and ceramic tile.

I see that you just listed New, hurry and add multiple photos and you'll do just fine. Just make sure that the photos you take are clutter Free, and that you have a photo of your view off your balcony.

One last thing, if someone searches on your subdivision alone, your home never even appears. You need to add your subdivision to your listing.

Hope that helps!

Pricing below the other condo's in your subdivision is a start, but what other subdivisions do you compete with? Also, today you don't necessarily need to be the 'cheapest', but you MUST look like the best value. Here is an example...if your home doesn't have comparable interior features (hardwood floors, upgraded appliances, fresh paint) but the others do you might not have done enough by pricing it below the others. One showing in two weeks may be a little slow right now. I agree w/ the other agents that have responded internet marketing is imperative to selling your home today. Do you have an intriguing description? Will that and your pictures make someone want to schedule a showing?

Hey Jim
It doesn't cost me anything to do a craiglist ad, so why not do it myself. One showing in two weeks is the average: sometimes there are 3 showings in a single weekend, and sometimes there were couple months with just one showing. I keep lowering the price, however it doesn't seem to attract more buyers.
What's more frustrating - there wasn't a single offer since November other than "so, how much do you want for this property?" At the same time Trulia shows that similar properties are sold in the subdivision on a monthly basis.

Hey Gene,
Why are "YOU" listing your home on Craigslist? This what your broker should be doing for you among many, many other places.
Also, you say since 2007. Have you had two showings per week since your original listing?

One showing in two weeks can be normal in todays market. Be aware of the internet marketing on your home. Since many buyers start the home search process on the internet today, you will need to make sure you are getting the best exposure with lots of photos of your home available.

I'm listed with a broker and I'm offering a 3% commission. Also, I advertise on craigslist and try to spread the word among friends and co-workers. The property is in a move-in ready condition and is located near the twin bear lakes. It has been on the marklet since November 2007 and I'm surprised it didn't sell.

Also ask yourself if the property needs some updating or staging to show well. You might visit other open houses and/or model homes to compare how well your property shows compared to others. Good luck.

Vernon Hills is a hot area in any market. Is your condo listed prominantly on the internet in more areas than just the MLS? Are you listed with a Real Estate broker, or a fee for service company? 1 showing in two eweeks is not necessarily abnormal. I average 1 showing per week, per listing these days so, giving 1 week to get yur listing up and running is not too bad.

That's pretty much the average right now. Not a lot of activity, but at least you did have one. It is August now, and the kids are on their way back to school soon, people are still on vacation, it's always slow in August. Usually the market picks up in September, so hopefully you'll have an increase in showings.


Good luck in your home sale!