Home Selling in Des Peres>Question Details

Linda Zi, Home Seller in Des Peres, MO

Have a great house for sale, custom, new finished basement, generator, built 2004, price is perfect

Asked by Linda Zi, Des Peres, MO Mon Jan 28, 2008

How do I insure that the brokers are pointing out all the extras?? We moved due to relocation. The schools and neighborhood are great.

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7
You are competing with builders and brand new homes. This is how your MLS compares:

1st home: **PRICE REDUCTION!!** Stunning new home construction in sought-after Harwood Hills Subdivision. Quality workmanship in this 4 bedroom, 3 1/2 bath home. Features a 1st floor master bedroom suite with his and hers vanities, Jacuzzi tub and separate shower. Job-finished hardwood floors are gleaming throughout the spacious Great Room, Kitchen, Breakfast room, Dining Room and Study. 6 bay windows are found throughout the home. The kitchen features gas cooktop, double oven, microwave and 42 inch custom cabinetry, as well as granite on countertops and center island. Note how spacious the feeling is with the balcony overlooking the great room and the surrounding upstairs bedrooms. Abundant Jack n' Jill bath for bedrooms 2 and 3. A loft or upstairs family room is a welcome bonus. Note all the special features, quality construction and extra millwork. Indulge yourself! A must-see!
Agent-Only:Owner-Agent. **$4000 bonus to selling agent for successful close.**

2nd home: New high performance/environmentally friendly home with custom features throughout. Desirable 1.5 story floor plan on a private lot features a 2 story great room, 2 story foyer, main floor master suite, and main floor laundry. An octagonal study w/ vaulted ceilings provides for a distinctive and private home office. The gourmet kitchen has Silestone solid surface countertops, breakfast bar, stainless KitchenAid appliances, 5 burner gas cook top, double ovens with convection, and 42 inch walnut finish cabinetry with self closing drawers. The second floor features a sizable loft area and family room, 3 additional bedrooms with walkin closets and private baths. Bonus benefit is a state of the art engineered healthy and an energy wise comfort package. Other feautres include a high efficiency three zoned hvac, security system, pre-wire for whole house sound system and On-Q wiring panel. This executive home is completed and ready for occupancy! 2007 taxes were on land value only.

3rd home: Builder spec home under construction - January 2008 completion. 1.5 story, 5 bedroom, 3.5 bath, 3 car garage. Standard amenities include Andersen double hung wood windows, granite countertops, oak hardwood floors, two fireplaces and inviting two story entry foyer. the Master Suite includes coffered ceiling, his & her walk-in closets, cultured marble his & her vanities, cultured marble whirlpool tub and separate shower. Open floor plan is perfect for everyday living and entertaining your special guests. Work with a reputable custom home builder known to deliver a quality home at a great value.

Your home (at a greater list price): Fabulous opportunity to live in this newer constructed home on almost 1/2 acre. A gourmet eat-in kitchen opens to spacious hearth room with fireplace, overlooking a great patio and yard. In addition, you'll find a lovely living room, dining room with coffered ceiling and wonderful main floor master suite. The home continues with high end finish and amenities such as 3 private bedroom suites, a 2nd floor bonus room, newly finished lower level and main floor laundry.

These are the homes that have SOLD in the past year and WERE your competition and they beat you out:

home 1: A Harwood Hills bargain. Stunning two year old Mayer Home with exceptional price reduction. Center hall, traditional home with first floor master suite, his and her's closets and separate tub/shower. Chef's kitchen with Viking range, eat-in area, center island and adjoing 16x12 screened porch. 2 story family room with bookcases and fireplace adjoins kitchen. More special features include in-ground sprinkler system, zoned HVAC, 9 ft basementp pour, central vac, box bay windows, 3 car garage and main floor laundry. Recently appraised at 3852 square feet. sold for $715,000 in 133 days (was listed at $749,000

Home 2: Fabulous 3 year old Mayer Home. Loaded with upgrades and improvements by Mayer and owner. Hardwood floors, hearth room, main floor master. Custom closets, blinds, extensive landscaping, electric fence and new generator! Great yard, three car garage, main floor laundry. Three bedrooms/3 baths and loft on second floor. sold in 71 days for $775,000 (was listed at $799,000) in 133 days
Web Reference: http://www.yourstlhome.com
1 vote Thank Flag Link Thu Feb 7, 2008
There are several ways to highlight the extras: the verbage on the listing, pictures/virtual tours, flyers, etc. Example: The verbage states the major things like remodeled kitchen and baths, new furnace (year), finished basement w/ 1/2 bath, paitio and landscaping; but pictures are worth a thousand words. Pictures accent what's been said. It's best to view the competition. Go see the homes for sale with same beds and baths within 1/2 to 1 mile radius. You may be pleasantly surprised that yours has the extras or you may find that it needs some tweeking. Hopefully simple, inexpensive things like neutral colors (looks like less work to buyers), decluttering counters and floors and powerwashing & painting exterior and resealing the driveway. Let me know if you need any further assistance.
0 votes Thank Flag Link Thu Sep 24, 2009
The sellers agent has the responsibility of pointing out all the extras in the marketing and presentation of your property.

A buyers agent, when showing your property, is working on behalf of the buyer and is focused on finding the property that has the features that match that buyers criteria. The buyers agent is not trying to sell your property; and will focus on the features of your property relevant to that buyer. If something about the property eliminates it from consideration, the buyers will be minimally interested in the details.

You want your marketing and presentation to point out all the great details; and you want your sellers agent to be knowledgeable and promote these details. Extra feature sheets, tent cards on display in the house, great descriptions on the internet and property brochure are important vehicles to communicate this info.

You want to reach the buyers who will value what your property offers.
0 votes Thank Flag Link Thu Feb 7, 2008
Deborah Madey, Real Estate Pro in Brick, NJ
MVP'08
Contact
Continuing on with Solds over the past year that were in competition with your home:

Home 3: Fantastic!! Brand new home in Des Peres!! Beautiful Brick and Stone front elevation, Spacious open floor plan, Main Floor master bedroom suite, Luxury Master Bath, Large Walk in shower, 3 Large bedrooms upstairs all feature its own bathrooom and large walk in closet, The kitchen will offer Granite counter tops, General Electric Stainless Steel appliances, Gorgeous Hardwoods in the kitchen, breakfast room, sun room, great room, foyer and office. Pre-wired for the latest in Data Wiring, Large lot, Great Back yard, perfect for pool!!!Upgrades Thru-out, This terrific home offers of course, all the standard features that you would expect to find in more expensive Homes!!!!Luxury abounds Built By RALEIGH PROPERTIES, Inc. building new homes since 1979....Call today for a private showing of this home.. Ready To move in!!! Call today!! OPEN SUNDAY 1-3 BUILDER WILL CONSIDER TAKING SMALLER HOME IN TRADE!!!!CALL FOR DETAILS Sold for $805,500 (was listed at 745,500) and sold in 309 days.

Home 4: Fantastic! Executive Style Two Story Home, Kitchen is fabulous, 2 Fireplaces, Gathering Room, Formal Living Rm and Dining Rm, Gorgeous Hardwoods, Very Open Floor plan, Large Master Bedroom Suite, Large walk in closets, Soaring High Ceilings, Superb Location! Beautiful Front Elevation. Granite Coutertops, Everything you would expect in larger more expensive homes are standard features in this quality built Raleigh Properties Home. Building Since 1979. Home is Under Construction. Call Agent for Completion Date info. Still time to pick your colors and Granite Counter tops.. We are in the final stage of building. Finish date is soon, Home is ready to be shown now. All drywall is up. Check photos for current status.....Call to make a private apt to view this fine home!!!!! This house is gigantic.....BUILDER WILL CONSIDER TAKING SMALLER HOME IN TRADE!!!!! Was listed at $895,000, sold for $880,000 in 229 days

Home 5: Beautiful new 2 story brick/stone front home on wooded/sod lot. Lots of extras; hardwood throught 1st floor,2 story bay window with copper roof, wired for sound, upgraded cabinetry and plumbing fixtures, zoned heating/cooling with 2 units each, 75 gal power vent water heater. 2 story entry foyer with rot iron/oak staircase. Kitchen has upgraded cabinetry, granite countertop with center island stainless steel appliances include: down draft 5 burner cooktop, double oven, dishwasher. 2 story Greatroom with woodburning fireplace. Hearth/Breakfast room vaulted with another woodburning fireplace with stone front. Large master bedroom with jacuzzi tub, seperate shower with 3/8 door, separate granite topped vanities. 3 more bedrooms and 2 baths on 2nd floor. A study is also located on 2nd floor. 12x20 deck finishes off the beautifully landscaped lawn Listed at $829,000, sold at $883,000 in 153 days

Home 6: New Construction in prime location. Join numerous other new homes on this fantastic street in Des Peres. Brick and stone 1.5 story home with 4 bedrooms and 4.5 baths, features include a 2-story great room w/built in cabinets, hearth room with stone fireplace, gourmet kitchen with soaring vaulted ceilings, granite countertops, loft on 2nd floor, open 2-story foyer, 3-car side entry garage and much more. Listed at $799,000 and sold for $929,030 in 7 days

Hope this helps you to see what you are up against and how to market your home to compete with the new homes and the developers. It sounds like your home has a lot of wonderful features that really need to be capitalized on, but you have to compete with the new construction homes that are sitting there, never having been lived in that the builder's are anxious to sell. Give me a call or email me if you'd like to know how I would market your home.
Web Reference: http://www.yourstlhome.com
0 votes Thank Flag Link Thu Feb 7, 2008
REALTORS have several ways of making sure extras or outstanding features are highlighted: Pictures emphsizing specific amenities, Comments in the Multiple Listing Service, Ads or postcards, "home books"
that are left in the house, tent cards at stratigic points throughout the house, "radio or 800 number call-in services, brochures boxes on the signs, video or web services that visually highlight amenities.... Wishing you the best
0 votes Thank Flag Link Thu Feb 7, 2008
I fully understand your concern. Right now, there's a lot of homes on the market and by the time an agent has taken a buyer to over 12 homes in the same day, they all run together. The buyer's agent is not going to know or in the case of most of the agents, take the time, to figure out each individual home's special features. So it becomes the responsibility of the listing agent and the home sellers to make sure that the buyers notice the features.

I agree with Trish. When I list a home, I put together a notebook that sits by the sign in sheets, about the home, the community, the school district, etc. In the notebook I put a feature shee that showcases the different extras. I also have the seller put together a list of features that is attached to the seller's disclosure. I also use a special flyer in the home that showcases the features and is attached to the MLS sheets in the home. Feature cards throughout the home are a must for items that aren't readily seen and noticed. In the marketing comments while it would be nice to list everything, I don't always have room to put in all the special features and often it's better to get a mood across than a list of features (like a resume, the marketing comments and mls pictures get the potential buyers in the door, then it's up to the house to "sell" itself to the buyer and getting the buyers into the right mood is very important). I also have the seller do up a letter that I put in a plastic display (like a restaurant will feature it's menus in) that sits on a counter top next to the notebook for the buyers to pick up and read. At the end of the day though, after a buyer has picked up flyers from many many homes, if their agent hasn't kept them on track and kept them prioritizing the homes as they went through them, it's all a jumble unless the home has jumped out at them when they went through it.

What I mean by that, is that the home, regardless of it's wonderful features, needs to be showcased so that when the buyer walks in the door, they go "WOW" with the overall package, not just the features. You want them to fall in love and not want to go on to the next home on their list. That takes going through the home with your agent and seriously discussing what needs to be done to it (if anything) and how to best showcase it. In some cases, that means staging it (hopefully with your own belongings), it means making sure that all the "little things" are in good repair and clean (if buyers see torn screens, holes from doorknobs hitting the wall, etc, in their minds buyers often believe that if sellers aren't taking care of "little things" they aren't taking care of the big things either). Sometimes it means fresh paint and clean carpets, or making the wood floors shine. Your agent should know how to help you do this, or should have someone they can refer you to who can help you.

I'm getting ready to list a home in Des Peres and I spent over 3 hours the other evening going through the home with the sellers noting what they should take care of that will help the house to sell for more money, what will help the home to sell faster and what is great, but won't be worth the cost and their time and effort. That's an essential part of what an agent does as one of the first steps in their marketing plan. When they are finished and I put their home on the market for them and we showcase it in the MLS and on TV, it will "WOW" the buyers into wanting to visit the home, and once they get inside it, the many additional features will get it sold for them, but inside also has to "WOW" them as they go through the home.

You are right, the Des Peres area is great - not just the schools and neighborhood, but the community center, the location and proximity to the highways, the housing stock, etc. are all excellent. It's a GREAT area to sell or buy in.
Web Reference: http://www.yourstlhome.com
0 votes Thank Flag Link Mon Jan 28, 2008
Linda -
Both brokers and sellers take the path of least resistance when looking at property. Generally they look at so many they start to blur together and you need to do everything you can to stand out from the crowd. Today, more than ever, you listing agent needs to work to bring your property to the top of the heap as it is a buyers market and in most markets there is a lot of inventory.

Several marketing ideas for you...
1) A seperate sheet that brokers and buyers can take with them listing all the wonderful features of your home, ESPECIALLY those that mightt easily be overlooked. Have you listing agent put it on colored paper (light color for easy reading) bold headline with a catchy title and have copies in your home book for them to see and extra copies on the counter for them to take.

2) A letter from you (the home owner) pointing out what's great about your house and neighborhood in personal terms. Example...."My dog Max loved walking to the park that's only a five minute stroll from our front door." "Our daughter Sarah was able to get in lots of soccer practice in our large, flat back yard. Having lots of kids of every age in this family neighborhood meant she always had someone to practice with." REALTORS cannot say in their adverting on the web that it is a "family" neighborhood (against the law) but YOU, as the home owner can.

3) Have your broker make little hanging signs or tent cards (laminated so they stay fresh) throughout the house, that buyers might pick up and read as they view. One example I did was for a corner cabinet that was in the house but did not stay with the sale...I put a card that said "This cabinet is a family heirloom leaving with the buyer but the 3" tongue in groove plank flooring has been here since the turn of the last century and is staying here for you to enjoy."

Get with your agent and point out what you think are the best features.....what you added while you lived there....what sets you apart from everyone else. Your agent can do the marketing but it's up to YOU to tell them what the hot buttons are. After all, you've lived in the house and know what made you buy it in the first place and what you grew to love while you were there.

If the schools are great, don't just say that the schools are great...give examples, like the book fair, or teacher awards, or web site people can go to to learn more about the schools for which your house is zoned. If you put your thinking cap on and work with a quality agent it makes all the difference.

Good luck and I hope your house sells soon.
Trisha Lee, REMAX Boone Realty, Columbia, MO
Web Reference: http://www.TalkToTrisha.com
0 votes Thank Flag Link Mon Jan 28, 2008
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