Our house has been on the market for 42 days w/ a few showings and no offers.

Asked by Bentley3, San Antonio, TX Tue Oct 9, 2012

Everyone loves the house BUT they aren't sure b/c our backyard backs up into a business. Suggestions? Our house is in a cul de sac with an oversized lot as well as a covered patio to match. There is not a clear view of the business from the backyard b/c there are trees along the fence line that obstruct about 90% of the view. Help please, we have found a house that we'd love to move forward on but want to sell first!

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Sue Baillio’s answer
Sue Baillio, Agent, San Antonio, TX
Wed Oct 10, 2012
"Location, location, location" is the Real Estate mantra with most buyers. When your area is in a "Buyers Market" the terms change....the mantra adds "Price,price,price". Because your home backs to commercial property it may have "location hazard". You have done well in planting tall trees, so now you need to consider other selling stratigies.
San Antonio is still in a buyers market at this time, meaning that there are more homes on the market than there are qualified buyers to put them under contract. So......with so much inventory to choose from, most buyers are looking for the best $.
Many homes are on the market because of financial stress to the sellers, our economy is healing but homes are still being sold below market value to keep sellers from losing their homes. It sounds like you are not in this position and that your choice to go forward is because you found another home you love and this is a positive choice for you. If you truely do not want to miss this opportunity to be in the house you love...consider listing your current home at a price to attract more qualified buyers and have a comfortable negotiating buffer. Also, you may be able to make up the difference in the purchase of your new home by using your negotiating skills in that transaction!
By the way....42 days on the market is not a long time at all!
Good luck!

0 votes
Jason Campbe…, Agent, San Antonio, TX
Fri Oct 12, 2012
Here are the facts... This is a tough market to be a seller in as it is. So be patient...

42 days is not very long to be on the market... so it's not panic time yet. Be sure your home is not over-priced. That is the #1 killer. If it is priced right.. be sure it is easy to see... Appointment only or 24 hour notice, and junk like that just slows things down a lot. Be sure the home is clean as a whistle, all the lights are on, and the windows treatments open so all the natural light gets in. The brigher the better. If you have pets... make that fact extremely hard to detect... meaning you can smell them, you cant see them... :)

There is nothing you can do about what backs up to your home... so no need to worry about that..

Just be sure the price you are asking is a good one... Homes priced right are selling quite fast... over priced homes sit there forever.

Also, how aggressive is your listing agent? Are they marketing the hell out of the home or did they just put it in MLS and hope for the best?

0 votes
Marty Shields, Agent, San Antonio, TX
Tue Oct 9, 2012
Lol Sorry but 42 days on the market is not long at all. I believe the last time I checked 90 - 120 days is not uncommon in todays market. If you are getting showing and positive feedback, then its a waiting game.

Your issue is that there are more homes available than buyers. If you are comfortable with your agents energy toward your home, just be patient.

If you are getting antsy about selling ...get aggresive with your pricing. Good luck.

Marty Shields
Real Living/Best Homes
0 votes
Jim Olive, Agent, Key West, FL
Tue Oct 9, 2012
42 days doesn't seem too horrible to me, but definitely time to start to consider a price reduction. Price sells homes. When agents want to generate lots of interest and getting multiple bids, what do they do? They UNDER price the home. That gets people's attention. Your price may be ok, but only for the right buyer, who is a member of a smaller group. Want to find a larger group? Lower the price and at each price point you will add potential buyers. It's all a trade-off. Underprice it enough and it will sell very quickly, but you've cheated yourself out of $$. Find the balance between a good price and a quick sale and you will be happy. Best of luck...
0 votes
Monica Barri…, Agent, San Antonio, TX
Tue Oct 9, 2012
Well, there have been a lot of good answers already. You mentioned that trees cover about 90% of the business behind your home, can you plant another large bush or tree to make it 100% covered and muted. Also, what type of business is it? If it is a doctor's office or boutique, that may not be a bad thing, but if it is a busy and loud place of business, this will more than likely hamper your sale and may drive down your asking price.

Well, I do hope you have a REALTOR® to maximize the visibility of your home through websites, MLS, open houses, etc...

Good luck to you, please feel free to call me with any further questions.

Monica Barrientos-REALTOR®
0 votes
Yes we do have a realtor and the business is not loud, but people expect it to be loud. It's an established mom and pop hardware/lumber store. I think we will look into covering it at 100%. Thank u!!!
Flag Tue Oct 9, 2012
Doc & Ellen…, Agent, San Antonio, TX
Tue Oct 9, 2012
Obstruct the other 10% by planting Japanese Blueberries or other screening plants.

Ask your agent for a fresh market analysis, and price Right at market.

Have the home professionally staged and photographed.

Ask for a list of websites it is on. If you have less than 25 stunning Pictures and a Virtual Tour (add a video to be better), you won't be on page one of any website. Homes with lots of pictures and VTs go first.

Do a Google Search with your address in quotes and see how broadly you are spread across the web

90+% of Buyers do their first showings on the web. If you don't win there, you are off the market.

Good luck,

Doc Stephens, REALTOR.
Web Reference:  http://ElegantTexasHomes.com
0 votes
Awesome idea!!! I love that idea :) thank u!!!
Flag Tue Oct 9, 2012
Kathy Walsh, Agent, San Antonio, TX
Tue Oct 9, 2012
This is very frustrating, I know.
Have you seen the MLS listing? Are there great pictures? Is the listing information accurate - does it include all of the features you have?
There are several factors that affect the sale of a property, but only two that you have control over: price and condition (assuming the house is always available for showings).
If the house is in great condition (very clean, smells good, in good repair, decluttered, staged, etc.) and there are pictures online that showcase this condition, then the price is something you need to consider. The price is the only way to address issues you can't change, like any negatives resulting from the location.

Best of luck to you!

Kathy Walsh, Realtor®
Keller Williams Heritage
(210) 862-7721
0 votes
Yes, my realtor did an amazing job on the pictures and listing description!!! Yes house in in great condition. Older, but we have remodeled and upgraded galore!
Flag Tue Oct 9, 2012
Dan Tabit, Agent, Issaquah, WA
Tue Oct 9, 2012
I've read your question, the answers and your replies. Getting some additional opinions from a site like this can't hurt, just take them all with a grain of sand and discuss them with your agent.
Marketing is getting the home exposed to the broadest possible market, you have an agent and they have it listed on the MLS and apparently other sites, so you are off to a good start.
Having a location issue will always be a problem. I advise my buyers if you want to buy a home that you love, but it's on a busy street, near power lines or has other location issues like you mention, expect to get a great deal or don't buy it, then expect to give a great deal or it won't sell. Hopefully your agent has provided some comparable sales in the area. If they don't also back up to a business or have other location issues, you need to adjust for that. How much really depends on the market in your area and your motivation.
Make sure you have the home clean as a whistle, well staged, well photographed for the MLS & other sites and easy to show. If all of this is the case, consider re-pricing in light of the location and anticipate a longer than average marketing time. There are people who won't mind the location, but they are not as common as people who may. Best of luck.
0 votes
Thank u this helped!
Flag Tue Oct 9, 2012
Ron Thomas, Agent, Fresno, CA
Tue Oct 9, 2012
42 days without an Offer would connote that the LISTING PRICE is too high:

It has been "on the market"; what does that mean?
Has it been LISTED on the MLS?
Has it been advertised?
Have you had any OPEN HOUSES?
Have you had a BROKERS OPEN HOUSE?

Almost every house has some drawbacks, something wrong, some upgrading needed; the LISTING PRICE should take these into consideration:

You cannot expect the Buyers to look past them, and make an offer. They aren't even going to tell you that you're too high.
They will treat you, just the way you've been treated.
0 votes
Dallas Texas, Agent, Dallas, TN
Tue Oct 9, 2012
1. You need to sell you home 1st prior to purchasing another
2. Homes back up to business or particulars like yours... they do sell just need find right buyer. I have had bidding wars off homes backing up to busy street and road noise for full market value.
3. Slow time of the year for home buying busy season from April - August

Lynn911 Dallas Realtor & Consultant, Credit Repair Advisor
Multimillion Dollar Sales Producer

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0 votes
We prefer to sell first.
And that's comforting, just needs patience on our part that I don't have ;)
Thank u!!!
Flag Tue Oct 9, 2012
Matt Heitmann…, Agent, Stoughton, WI
Tue Oct 9, 2012
Have you had any open houses yet? Sometimes that can bring in potential buyers that wouldn't normally schedule a showing.
0 votes
Awesome, we will definitely look into that. U do mean an open house for buyers correct? Or realtors?
Flag Tue Oct 9, 2012
Claudia McSh…, Agent, San Antonio, TX
Tue Oct 9, 2012
Dear Bentley3,

Is your property marketed by a Realtor and listed in the MLS? If it is not you are missing out a lot of exposure. I would need to know more details and see the home and location to determine what could be done to get it sold. If you have it listed with a Realtor you should ask him/ her for advise. If you have it listed for Sale By Owner, I would be willing to come by and assess the situation. In that case, contact me by e-mail The_Realtor4U@yahoo.com or by phone (210) 744-4502. Either way good luck to you!

Claudia McShane
Web Reference:  http://www.SAHomes4Sale.net
0 votes
Yes we are working with a realtor. We are just anxious to sell!!! Thanks!
Flag Tue Oct 9, 2012
maegan olgu…, Agent, San Antonio, TX
Tue Oct 9, 2012
Are you working with a realtor? They should be able to help you with these tips. I would have to see the property in person to give a good tup. But have you thought of planting sonething along the fence line that distracts from the business behind it?
0 votes
Yes we have a realtor. She has been great, we are just anxious and wanted other people's opinions. Thought maybe we'd get an idea we hadn't thought of yet. And there are several mature trees along the fen line that obstruct about 90% of the view. Thank u :)
Flag Tue Oct 9, 2012
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