Regarding time of year -- most higher end properties stay on market longer and the time of year is not an issue. These are typically 2nd homes/vacation properties and folks looking in this category are always on alert. I would focus more on getting the positioning correct, not so much the timing.
Please feel free to contact me if I can be of any assistance.
Your best bet would be to have a local Realtor view the property and provide you with a current Comparative Market Analysis (CMA). This would take into account the fact that it is a seasonal property, the location, properties that are on the market (your competition) and ones that have sold.
Your Realtor should be able to assist you with finding out from the city if the home is allowed to be converted to year-round as well as assisting you in contacting a reputable contractor to give you a estimate on converting the home for year round use. This would be great to have on hand for potential buyers to review, as most will want to convert to year round use in our area on the shoreline.
I would try to get it on the market as soon as possible to try to take advantage of the remainder of this summer season when buyers can see the benefits of living at the beach. It will likely spend more time on the market if you list it during the fall or winter. Spring to Summer is the best time to sell beach properties here.
If you would like preliminary information on what is currently on the market in Branford I would be happy to email you the list so you could get a rough idea of what properties are going for. Feel free to contact me by email or phone. Kimberly Bailey Madelung
There are many factors that play into pricing your home - location (which as a coastal property with private beach should make it desirable) then condition which not only includes upgrades but floor plan. Since it is not winterized, one suggestion would be to get estimates on making your home a year-round live -in home (if that is a possibility) which would boost its saleability considerably. You could have these estimates available for buyers to see so that they won't have to "guess" what it would take to make this a true residental home. The less 'unknowns' the more confidence a buyer has to put in an offer.
As far as the best time to list - historically the Spring Market is the most active one- meaning March to early July. This would enable buyers to envison living by the beach and the natural beauty that surrounds your home would be at its peak. But buyers move through out the year, so pricing your home correctly would attract buyers at anytime..
A current CMA (Compartive Market Analysis) would give you the information you need to see where your home falls in the current market. If youhave any questions, or need more information feel free to contact me.