Put yourself in the shoes of a buyer. What would you do to find a home?
Look online. Sure, but that only goes so far.
What is your most precious commodity?
It's time, isni't it?
Most Realtors, representing buyers, are paid by the seller, so from the buyer's perspective, they are "free".
So if you are time -poor, doesn't it make sense to select a Realtor to do all the leg work? Comb the MLS, look online, search out the homes that meet your needs, right?
Then show you the best deals, and the you'll select one, and start to work on it. Right?
So where does this "marketing" fit in? The Realtor's job as the listing agent is to evaluate your property and figure out the features that a buyer will find value, and promote those features. I was talking with a lady that has been trying to sell her home for a year. We looked over what they other agents had done, and she told me about the $6,000 bathroom she had re-done. So in the listing description it says "Owner spent $6,000 refurbishing the bathroom".
I suggested that we actually create a description of specifically what was done, line item by item. That's the difference between just taking a listing, and sitting down to figure out how to expose the value. If I say "replaced modular bath with first quality bath tub, installed new contemporary tile around tub, new tile floor, removed single sink, installed new double sinks with gorgeous vanity"...you get the idea.
If a property is properly priced, marketed, and promoted, you should see 10-12 showings in the first two weeks and/or one offer. If you don't get the showing activity, the price needs to be adjusted. Homes that sell in the first 30 days sell closest to asking price.
The buyer that first sees the home they buy sees it with a Realtor 90% of the time. Since Realtors know values, if your property is not receiving attention, the Realtors are not sitting around drinking coffee, we are out showing other properties that show more value. So, to prove it, ask your Realtor how many homes, like yours, have sold or gone into escrow since your property hit the market?