Home has been shown 18 times w/no offers - feedback is master bed/bath layout is undesirable - do we fix this or reduce price ?

Asked by Adirondack20, 72703 Tue Apr 19, 2011

Master Bed and Bath are updated with new carpet, new tile -- This is a nice bathroom - Catch is there is no wall between the bed and bath - Its wide open - Thats how it was when we purchased home because previous owners felt it "opened" up the room - It does, but we know it's weird -- So, should we build a wall now, or just reduce the price?? It's a nice home in desirable area - Agent feedback is that it's priced correctly - We want to sell asap.

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23
Leo Santos, Agent, Coral Gables, FL
Tue Apr 19, 2011
Price is always the leading factor. But before building a wall, I would consider virtual staging. It's less expensive, innovative and quicker. Of-course, lowering the price would not hurt.
1 vote
Diane Christ…, Agent, Sarasota, FL
Thu Aug 28, 2014
Buyers typically will factor in a larger cost to do the work themselves than if you went ahead and put in the wall, so I would suggest adding the wall yourself vs reducing the price. In the end, odds are you will net more money and sell quicker.
0 votes
Leah Brown, Agent, Yukon, OK
Tue Jan 15, 2013
I agree, the wall is the best option. However, have you considered hanging a curtain? I know its not ideal, but with nice linens that have the light blockout backing, you could have them pulled back on either side to create a defined entrance/separation. ANd it could give a "luxurious" feeling... Or it might just look weird. But it might be something to consider if the wall is going to be a major undertaking or expense. It might give the buyers enough of an idea that they can overlook it.
0 votes
Spirit Messi…, Agent, Tucson, AZ
Fri May 20, 2011
What does your agent say? How are you priced compared to recent sold Comps? How about the CMA? Bottom line, I dont know your market, but as with most commodities, lower the price and you will get an offer. This is how you can get it sold "ASAP" Best of luck.
0 votes
Jarrett Bates, Agent, Horseshoe Bay, TX
Fri May 20, 2011
Build the wall. It's not that expensive and you will probably get a contract that is closer to your asking price because you will have more interested buyers if you eliminate a major objection such as this one.
0 votes
Sharyn Willa…, Agent, Blanchard, OK
Fri May 20, 2011
I would get some bids on getting it done. Personally I think it would help, however, I would suggest to your realtor that she have a brokers open and invite realtors /brokers from the area and have them fill out a form with constructive criticism and things they feel need to be done & make your decision based on that. Good luck
0 votes
John McGowan, Both Buyer And Seller, Charlotte, NC
Fri May 20, 2011
Hello,

No need to add a wall, if you didn't do it for yourself why do it for someone else?! Put a space divider like a bookcase or a foldout screen wall, cheap fix to a minor problem that will dramatically change the
0 votes
Kelvi Cunnin…, Agent, Manhattan, KS
Fri May 20, 2011
WOW! These other answers have given you quite a few helpful ideas as far as staging options go. The things that can be accomplished with staging is amazing and it just might do the trick. However, even from the way you wrote the original question, it sounds like you already know what you need to do and now you have your reassurance. Wall is the way to go! Good luck.
0 votes
Edna Kimble, Agent, Tahlequah, OK
Thu May 19, 2011
I would suggest to install the wall.
If you think it is a little wierd, then chances are Buyers will also!
Giving Buyers a home that does not need work done is typically the quickest way to sell a home.
0 votes
Debra (Debbi…, Agent, Livingston, NJ
Sat May 14, 2011
If you can afford it, put the wall up.

Buyers can't always imagine how things should look - help them out! That open feeling might be a turn off.

If you can't adfford to have the work done...consider buying decorative folding panels/screens to at least give the idea of separate space by offering a visual separation. Along with that, you might also get an estimate and offer that as a credit.

Good luck!
0 votes
Emily Brown, , Tulsa, OK
Sun May 1, 2011
I agree that you should add a wall. It would only take a professional 3-4 days to do it and you could move on. Until then, I would buy 1-2 indoor palm trees and place them where the 2 rooms should be separated. You can buy them for $10-$20 at Lowes. In front of the tree(s) place a seating area facing the bedroom. Use whatever you have, but ideally 2 chairs and a small table in between. This will visually divide the space.
0 votes
Jennifer Bla…, Agent, Owasso, OK
Fri Apr 29, 2011
If agent feedback is that the home is priced correctly than put the wall up! Putting a wall up is actually much simpler than it sounds. And, it doesn't take long at all. Good Luck!
0 votes
Renee Dunham…, Agent, Sand Springs, OK
Wed Apr 20, 2011
If you are anxious to sell, and the expense incurred to build the wall therefore making the master bedroom more appealing, is affordable, then it may be a wise decision. If you chose to do so, I would suggest you take the home off the market, temporarily, make the repairs, re-evaluate your marketable value, then, return it to the market. Best wishes!
0 votes
Sergio Herna…, , Naples, FL
Wed Apr 20, 2011
Put the wall up! Weird in this market doesn't sell.
Web Reference:  http://www.golftobeach.com
0 votes
Ron Armstrong, , Tulsa, OK
Wed Apr 20, 2011
You have to look at the cost to both approaches. First, how much do you have to reduce the price to overcome the known issue. Is it $2,000 will it be $10,000. It's really hard to know at what price point people will say it's priced well enough I don't care if the design is not what were are looking to find. People often times know it's not a huge cost to put up a wall, but they don't know the first thing about doing it and they would just rather find one that's already done.

Second, how much will it cost to put a wall up? My guess is, without seeing it, would be this would be the less expensive of the two options. I am not always quick to tell someone to put money into the house right before you sell it, but in this case the negative may be to hard for buyers to overcome.
0 votes
Lisa Manley-…, , Tulsa, OK
Wed Apr 20, 2011
It always comes back to price. Drop the price by at least $10,000 to start and offer to pay some closing costs, or offer some $ to repair at closing ( get some estimates that you can offer to the buyer.) Make sure there is excellent curb appeal, ie. landscaping, bright flowers, new mulch, hanging flower baskets, lawn mown,seeded and treated for weeds. Put all extra 'stuff' away into storage, clean closets out, paint---these are all inexpensive ways to make the house more desirable. Your Realtor is obviously doing a good job with marketing and promotion, since you are getting all of those showings. Make sure you tell her you appreciate her work. Your job is to do the other stuff. You are going to need to be very realistic about the state of the market---a glut of homes for the buyer to pick from. So drop price below what is competitive and under cut your competition. People want the house in the best condition at the best price- regardless of the wall, these things will do what we say at Keller Williams--it will put you 'in the Zone.'
0 votes
allan erps,A…, Agent, Pearl River, NY
Wed Apr 20, 2011
Good answers here but if the repair is minimal or within your means either do it OR promise to do it/credit if Buyer wants it done. Buyers(unless handy) cannot visualize the repair for the most part. Other thing is whatever you do decide, be Pro-Active!
0 votes
Leslie Brunk…, Agent, Tulsa, OK
Wed Apr 20, 2011
I agree with Gordon Shelton, the money is better of helping someone buy the house instead of making repairs to the floor plan that may or may not be a problem to the next owner. Let them make the changes!
Leslie Brunken
Tulsa, OK
0 votes
Justin Ruzic…, Agent, Greenville, SC
Tue Apr 19, 2011
how much time would it take to repair? How much money would it cost? If you have three quotes offer that in cash at closing to buyer so buyer can choose to complete repair or take some cash back at closing, effectively lowering the price. OR, lets say it is $2500 to put a wall in, why not offer a realtor bonus of $1500 for a contract by May 3rd....puts presure on the agents who know this home is one of the top three in thier clients choices. Realtors are hungry for money, and since we are salesmen and saleswomen to the core, use our sales abilities to sell your property, and give them that carrot to help encourage them.
0 votes
Brian Pingle…, Agent, Tulsa, OK
Tue Apr 19, 2011
If you have no feedback directing you to concentrate on the wall, then don't worry about it. If other feedback suggests that its priced correctly, then there could definitely be something else going on. Many times homeowners have a specific attachment to their home, and could end up with misguided focus when trying to sell. There are 6 areas when it comes to selling ypur home, and you have control of four of them. Focus on curb appeal, staging, interior condition, and price.
Web Reference:  http://tulsaviprealtor.com
0 votes
Pam Bava, Agent, Rochester, MI
Tue Apr 19, 2011
Don't feel bad, I just closed on a property that had over 50 showings with no offers. The home was totally renovated, everything brand new and never lived in after renovation. If you think it could improve your chances of selling figure the cost and put up the wall. It can't hurt. If you do put up the wall make sure your agent contacts the agents who showed the property already and tell them about the new design.

Good luck
0 votes
Kim Klein, Agent, Tulsa, OK
Tue Apr 19, 2011
Great Question! I have the same issue with one of my listings. Depending on how wide open the space is, you could add a nice streamlined drapery with a tie back to create a sense of privacy, or add a privacy screen/partition, or go ahead and get an estimate on having a wall added. The goal is to overcome the buyer's objections. You could let potential buyers know that you have a bid from a contractor on the cost to add a partition or wall. Use that as a negotiating tool, I would recommend that approach as opposed to lowering the price. Hard to say without seeing the area, but give these suggestions some thought!

Good Luck!
Kim Klein, McGraw Realtors
0 votes
Gordon Shelt…, Agent, Tulsa, OK
Tue Apr 19, 2011
Offer to pay part of the closing costs for the buyer.
0 votes
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