Home Selling in Doylestown>Question Details

Judith, Home Seller in Doylestown, PA

What is the market like right now in Doylestown? Is it idle? Or are homes moving quickly? Im thinking of

Asked by Judith, Doylestown, PA Thu Feb 12, 2009

listing but not sure if I should wait till the spring. Thanks

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21
Dear Judith,

I only stumbled upon your question accidentally but I felt compelled to reply. For the last six years, I've owned Creative Staging Inc., in Bucks County. I have met and worked with probably hundreds of Realtors, many of whom I consider close friends. I can honestly say, however, that if I was ready to list my house, there is only one Realtor whom I would employ and that is Frank Dolski. Selling your largest asset, you need to hire the best -- hands down, that's Frank. I get to see first-hand, everyone's abilities and work ethic and Frank has assembled a team of elite professionals that is unsurpassed in the area.

Believe me when I say this is a genuine, unsolicited recommendation. I know Frank recommended my company, Creative Staging and I appreciate that, knowing he doesn't offer recommendations lightly. I am the same, but I have no qualms about recommending Frank, he is far and away the best in the area.

I would gladly profide you with a Complimentary Staging Consultation and can be reached at 215-322-4450 to schedule it. My partner Susan and I would visit your property at your convenience and assess each room from a buyer's eyes. We would then present you with a room-by-room customized report, detailing what we feel should be done (if anything) to ensure your house is showing in its best possible light. You may then undertake the work yourself or employ our team to do so. There is ABSOLUTELY no obligation to hire us. Our work is well regarded in the area for its effectiveness and has been featured on FOX 29's Good Day Philadelphia, on NBC-10 as well as The Philadelphia Inquirer, The Intelligencer and Bucks County Courier Times Newspapers. We would be happy to come by at your convenience to see how we can help!


Regards,
Julie Pelly
Owner
Creative Staging Inc,
Post Office Box 534
Southampton PA 18966
215-322-4450
FAX: 215-654-6176 http://www.creative-staging.com
1 vote Thank Flag Link Mon Feb 23, 2009
Judith,
Here are some articles I've written on staging your home for sale. Sounds like you're on top of your game by getting it ready for sale!

Some general showing advice:
http://soldbyheather.blogspot.com/2007/08/whats-that-smell-a…

Staging suggestions:
http://soldbyheather.blogspot.com/2007/11/staging-your-house…

With HGTV and the number of staging shows on, consumers are pretty well-educated on staging techniques. You can't beat a truly staged home, but following the general guidelines that you read about/see on TV gives you a really good base to work from.

The downside of HGTV is that BUYERS are much more educated, and I'm finding that they really expect a home to be "staged" when they tour. They know what SHOULD be done, so they expect it.
0 votes Thank Flag Link Mon Feb 23, 2009
Judith,
There is no cost to you! I would strongly recommend a second opinion. They have helped me to sell many homes. I am certain that your choices and judgement are perfect! Just another set of eyes.
For example: I am listing a home in Solebury that goes active in mid march. Julie and Susan Brown helped my client to pick out ceramic tile, paint colors, light fixtures and much more! This is only just one of the many tools that I use to market a property. Here is their info:
Julie Pelly
http://www.creative-staging.com
215-322-4450

Best Regards,
Frank Dolski
215-803-3237 (mobile)
Web Reference: http://creative-staging.com
0 votes Thank Flag Link Mon Feb 23, 2009
Judith,
If you have not listed yet, I would take the advice of Julie Pelly and have her evaulate your home. It is a proven fact that staged homes sell quicker and for more money!
Flag Sat Nov 3, 2012
Judith,
There is no cost to you! I would strongly recommend a second opinion. They have helped me to sell many homes. i am certain that your choices and judgement are perfect! Just another set of eyes.
For example: I am listing a home in Solebury that goes active in mid march. Julie and Susan Brown helped my client to pick out ceramic tile, paint colors, light fixtures and much more! This is only just one of the many tools that I use to market a property. Here is their info:
Julie Pelly
http://www.creative-staging.com
215-322-4450

Best Regards,
Frank Dolski
215-803-3237 (mobile)
0 votes Thank Flag Link Mon Feb 23, 2009
Frank, I think I have pretty good judgement and dont think I want to spend $300 when I dont think I need to but I will consider it. Do they have a website?
0 votes Thank Flag Link Mon Feb 23, 2009
Hi Judith,
Did you have a stager stop in? I usere creative staging and they will give you a free quote. Please emal me at f.dolski@cbhearthside.com if you'd like some help. If anything, I use their comrehensive quote for ideas such as paint colors, etc. It is free, Typically costs $300.

Frank Dolski
215-803-3237
0 votes Thank Flag Link Mon Feb 23, 2009
YES! We are currently working on our house and getting it ready. Did some painting and looking at new carpeting and updated window treatments so it will show nicely. We are working on it.
0 votes Thank Flag Link Mon Feb 23, 2009
So Judith, Many of us answered your question. Are you still considereding listing? Please respond as we have not heard from you in a long while.

Frank
0 votes Thank Flag Link Sun Feb 22, 2009
Homes priced right are moving. If you do not have to sell by a certain time then you may want to wait a month as I have seen from experience that when we had a sellers market the prices had started going up in spring. I looked at the data from our multiple listing and saw that last year in Bucks County there were more listings that came up in certain months.I will be glad to email you the info.
Web Reference: http://www.gitabantwal.com
0 votes Thank Flag Link Sat Feb 14, 2009
I second the "get good pictures" theme! Here's an old blog post I wrote back in 12/07 regarding listing pictures:

http://soldbyheather.blogspot.com/2007/12/pictures-make-diff…

Because everyone is shopping on the internet,the ONLY way to capture their attention is to get good pictures online. Once you have the professional pictures taken (and even a virtual tour) you can filter them through to zillow, trulia, etc. I just started taking the photos and posting a photo tour to youtube.

Here's a website I have set up for my current listing. Notice how I offer a photo tour, virtual tour, and the youtube video. Get good pictures and get them out there!

http://www.112FairOaks.com
0 votes Thank Flag Link Fri Feb 13, 2009
Judith,
I did forget one thing; Pictures sell houses so it is critical to have very good/professional pictures on the web, in your brochures and in magazines. I can't answer why some pictures are posted and are up forever or don't look good. Check out my listings and compare!

Frank
0 votes Thank Flag Link Fri Feb 13, 2009
Hi Judith,

Some houses have been on the market for a long time. There are many reasons why they have not sold. It could be location, price, how the home shows, and amenities or related to current market perceptions. I do know this; anyone looking to list their home now has to insure that it is ready to market prior to listing. A good agent will provide the contacts and resources to effectively stage your home to look its best. Pricing your home correctly is critical as well. Prices have changed and do not overprice your home right from the start! So, my advice is to declutter (if needed), paint, landscape and repair anything that may be eye-catching to a buyer. Their first impression is lasting! Check out my website at http://www.FrankDolski.com and click on ideas from Creative Staging. It’s worth your time!

Best of Luck and you know how to reach me if need be.

Frank Dolski
Coldwell Banker Hearthside-Lahaska, PA
215-803-3237
0 votes Thank Flag Link Fri Feb 13, 2009
The more effort Realtors put in marketing the home, the better the results. Put yourself in buyer's shoes. If you see a house on MLS that has no photos, how excited are you going to be about this home?

When marketing a property, a Realtor must utilize everything possible to bring potential buyers and decrease the number of days it sits on the market. Beautiful photos are a must. Advertising on a web is a must. A Realtor must have a professional website and a deep web presense. For example, when I advertise a property, it shows up on more than 5,000 various websites.

These days, puting a house on MLS is not enough. Almost 90% of home buyers find their home on the Internet, so when you consider hiring a Realtor, make sure he/she has Internet marketing skills. My website shows up on the first page of Google for over 200 different keywords. Go to Google and type in "Bucks County MLS" and see who's #1. Type in "Bucks County Listings" and see who's #1. I'm also on the first page when searching for "Bucks County Real Estate" and many, many other keywords.

Advertising a property on the Internet is a skill that today's Realtors must have.
0 votes Thank Flag Link Fri Feb 13, 2009
Great info. Thank you! I have been looking at listings and noticed that many of them have been on the market for a very long time. Some of these listings dont have any pictures which of course certainly doesnt help. Strange. Do some realtors forget about these listings and let them just sit forever?
0 votes Thank Flag Link Fri Feb 13, 2009
Hi Judith,
Every area has a different level of activity. For example, home prices in Doylestown Borough actually increased in 2008 versus 2007. After reading all of the media hype, I would have never guessed this to be true. But....it is fact. The average price of sold homes in the Borough in 2008 was $427,476 up 6% from the average price of sold homes in 2007 which was $401,063. For more information, go to my website at http://www.FrankDolski.Com and look at the questions and answers to Doylestown Mailer.
It depends which area, subdivision, or location where you live. The important factors if you are considering listing, is to obtain a full service real estate broker/agent who can properly market you home in multiple mediums. Staging is critical and I offer a professional staging consult at no cost. I encourage you to look at my profile either on my website or at http://www.ColdwellBanker.Com and search my name as an agent.
Good luck with your decision and process and please do contact me if you have any questions.

Frank Dolski
Coldwell Banker Hearthside Realtors
215-794-1070 x103
215-803-3237
f.dolski@cbhearthside.com
0 votes Thank Flag Link Fri Feb 13, 2009
Judith,
That's a fabulous price range to be in, especially in your area. Entry-level housing is the least impacted by the housing market "slump."

Here are the average Days on Market for $220K-$250K in Doylestown Twp and Boro:

Dec 34
Nov 8
Oct 37
Sept 39

I can send you a lot of historical data, even down to your development, via .pdf charts. Just send me an email with your address.

The most important component of getting your home sold is pricing. Price, condition, location always drive the sale of your home.

Here are a few blog posts that you might be interested in:

http://soldbyheather.blogspot.com/2008/09/bucks-county-buyin…

And my oldie but goodie:

http://soldbyheather.blogspot.com/2008/01/strategies-for-qui…

There are many others that you'll probably enjoy reading...
0 votes Thank Flag Link Thu Feb 12, 2009
Judith,

To be on the safe side, I would suggest getting a brand new appraisal. The market is completely different than a year ago. Appraisers are only going back two to three months now.

Renee Porsia
Associate Broker
RE/MAX ACTION REALTY
(215) 669-0589 Direct
(215) 358-1100 Office Ask For Renee
http://www.reneeporsia.com
0 votes Thank Flag Link Thu Feb 12, 2009
Hi Judith,

This will actually really depend on you. The real estate market is the best it has been in years. The problem is that Realtors are instead of walking away from business, they are listing seller's homes and over pricing them because the seller is being unrealistic because they want the business. That is why so many homes are just sitting on the market.

If you are realistic and list your home for what it is actually worth, you will sell your home in a reasonable amount of time and it won't just sit on the market and wind up selling for under market value.

Then if you are buying, you will more than make up for it on your new home with rates being at an all time low and because of the disservice Realtors have done for their clients, you will wind up getting a great price on someone else's home that has been on the market for some ridiculous amount of time.

I wouldn't wait. If you want to move, it's a great time. If you think your home is worth more than everyone else in the area and expect to get $20 to $30 extra, you will be in the same position as everyone else and your home will not sell.

I will not work for any seller who is not realistic. It only winds up hurting everyone involved. The seller gets angry with me because the home is not selling yet they won't lower the price and I have to pay to advertise it and then my seller hates me. I'd rather be honest and walk away and have the owner respect me and not have them hate me.

There are a million other Realtors out there who will be more than happy to over price the home and just wait until the seller gets tired and finally lowers the price to under market value. I am not one of those Realtors.

I'd love to talk with you and provide you with a home value report for your home at no cost to you.

Good luck and feel free to contact me.

Renee Porsia
Associate Broker
RE/MAX ACTION REALTY
(215) 669-0589 Direct
(215) 358-1100 Office Ask For Renee
http://www.reneeporsia.coms
0 votes Thank Flag Link Thu Feb 12, 2009
Judith,

You're absolutely right. More expensive homes sit on the market longer than those that are less expensive. Central Bucks SD has always been in high demand, so you can expect to see a good traffic of potential buyers.

The average number of days that homes sit on the market is around 75 days, but you can directly influence that number by setting the correct price. Price your house 5% higher and it will sit on the market until you decide to lower the price. BTW, that's not the route that I would suggest.

Price your house at or just below the market value and you might have people fighting over your house with multiple offers.

Again, location, condition and price directly influence your success rate. If you wish to sell quickly, lower the price. If you want to get the most money or maybe even more, which is highly unlikely, price it higher.

I can evaluate your house and let you know what the fair market value is in today's market, so contact me and let me help you.

Take care,

Russell
0 votes Thank Flag Link Thu Feb 12, 2009
I had it appraised a year ago so based on that it would probably be listed somewhere in the $220 to $250k range. I've heard that higher priced homes sit on the market much longer. Can you tell me on average how long my price range home would sit on the market in this economy?
0 votes Thank Flag Link Thu Feb 12, 2009
Hi Judith,

Doylestown is pretty stable these days. Some neighborhoods have seen price decreases and some even went up in price. It really all depends on the location, condition and most important, the price. Right now is actually a really good time to list your home. The weather will be getting warmer and more buyers will be coming out to look at homes.

To see all available listings in Doylestown, please visit my website where you can see all current homes for sale: http://www.ephiladelphiarealestate.com/doylestown-real-estate.php

If you have any questions or wish to find out how much your house is worth in today's market, please don't hesitate to either email or call me anytime and I'll be more than happy to assist you. My contact information is on my website.

Best regards,

Russell Volk
0 votes Thank Flag Link Thu Feb 12, 2009
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