- You want to get your home sold in the shortest time frame possible. The average days on market in the Denver Metro area is 33 currently (REColordao, August 2018), not 5 or 7 or even 10 that you may hear from well meaning friends and family. A home that sits on the market for more than 60 days can beg the question, “what’s wrong with this house?”
- You want to get the highest offers you can get for your home to increase your net proceeds upon closing. You have a plan for the equity in your home whether that is the down payment for your next home or to get out from under the debt being caused by a pending foreclosure. Whatever your reason for selling, you still want a maximum return..
In order to accomplish these goals, I have a marketing plan that can be customized to your unique situation and to your home’s listing price. My pricing is designed to get your home the market exposure it needs in the current market conditions and to save you money over the big agency pricing.
If you’re considering selling your home yourself, please consider a flat rate option to ensure that your home will get the market exposure it deserves and you need to get it sold. IMPORTANT NOTE: most of the flat rate discount agencies/listing services don’t explain that in our local market the tradition is that the seller pays their agent a higher commission from the proceeds of the sale, and their agent then splits that commission with the buyer’s agent so that the buyer doesn’t actually pay his/her own agent. It is the buyer’s choice if they want to look at a home or write an offer on a home; and I want all seller’s to be aware of this tradition. Because the risk of NOT offering a commission split to the buyer’s agent means that a buyer who has a set amount of loan they can get and a fixed amount of money for a down payment will likely pass on seeing your home because there is nothing left for them to pay their agent. This is THE reason that homes listed with many discount agencies sit on the market longer, and the seller usually ends up in a second set of negotiations to increase the amount given the listing agent to cover the split. My flat fee listing does require that the seller be prepared to pay 2.5% of the selling price of the home to the buyer’s agent from the proceeds at closing. This is disclosed up front and written into you agreement. You will not be asked to renegotiate this fee by me.
ODOR is the number one deterrent in procuring the initial emotional connection necessary to engage your buyer’s interest. THE first and lasting impression on your potential buyer is heavy scent as they enter your home; PET ODOR, SMOKING, KITTY LITTER, OILY (OR ANY) COOKING ODERS, TRASH CANS, and OVERBEARING DEODORIZERS trying to mask all of the above are potential deal breakers. Third party analysis or anonymous feedback from buyers or Realtors is the only way you will know if that is what is killing your sale.
WINDOWS AND SCREENS are vital in the home staging process. If you study the most profitable builders, they are rigorous about the brightest cleanest windows possible. Corner to corner inside and out cleaning of all windows, screens, sills and dusty blinds could represent your highest return on in-vested time. Take a few extra minutes to WD-40 all cranks, locks and sliders while you clean.
PAINT is inexpensive!!! That is the Real Estate investor’s adage that goes along way in the home stag-ing process. Your personal taste in colors is not always the best. This is a simple popularity contest and the modern, clean, popular color schemes are on line, on model row, and at your paint store. Take your opinion out of the equation and think like a builder. Fill holes and cracks before painting and remember at $14-$30 per gallon, you can not go wrong with a fresh coat of paint.
CLUTTER is next on your to do list. Even the most experienced real estate investor is distracted as eyes are drawn to personal effects instead of the Real Property. The following tasks should be complet-ed: counter tops cleared, fridge magnets removed, bulletin boards taken down, toys stowed away, tro-phys off display, and “teenager” posters taken down. Even family pictures and sentimental items have no place in the home staging process. Remember, if you have your way, this is not your home any-more, let’s make it look like their dream home, not yours!
CURB APPEAL is a broad term. However, in this case, it means that the lawn is cut and free of brown spots, landscape is pruned, and the beds have been mulched. There should be no weeds growing through the sidewalk or steps. The sidewalk and porch are both swept and free from mold and mildew, grease or grime. The driveway should be empty or the family car is the only thing in it. The doorway is clean (fresh paint), door handles shine and there is no rust, cob webs or clutter in sight as you approach the entryway.
DARK, DAMP or DINGY. Find THE room, we all have one! The room or closet that needs the most attention. Empty it out completely, even if it is your entire garage. Call Pods, Storage, or simply take it to the curb. Open the windows, air it out, and put back only the things that ADD VALUE!
DUST, COBWEBS, CEILING STAINS, CARPET STAINS should be KILLZed, Cleaned, or Covered. Ceiling fans catch dust on their blades, high corners need a broom and stained or frayed carpet can cost you Tens of Thousands of Dollars in the early stages of home shopping and selection.
WOOD ROT is a now or later thing. A support post or fascia board which has water damage will be flagged on a termite report. Early repair will prevent a DRY WOOD or TERMITE report red flag that may make mountains out of mole hills.
I use a professional real estate photography company to ensure that you have the best photos in the MLS and the syndicated websites like Zillow, Trulia, Realtor, Homes, and others. All photos are HDR (Hi-Def) and are copy write protected. Many discount services and agents will ask the seller for photos or will take photos with their mobile devices. It is up to each buyer to elect if they want to see a home or note. Keep in mind that the vast majority of buyers will bypass a listing if the photos are less than perfect. The assumption is that if the seller can’t be bothered to provide a great quality photo suite, they probably kept the property in less than ideal condition as well. Great staging and great photos can make the difference to the ability of buyer’s agents to get buyers to tour your property and ultimately make you an offer on it.
The one exception to this is the $5000 flat fee option, where the seller will provide up to 14 photos of the home. Keep in mind that many buyers will pass on seeing homes if the photos are not professional quality.
Additionally, many of the marketing options that I provide include a Neighborhood tour. This is a vibrant 2-minute marketing tool used on social media and in the MLS to attract more attention to your home by featuring the area around your home, including neighborhood schools, light rail, entertainment, and recreation. I will help you pick great landmarks for your tour. To see a sample of a neighborhood tour, please click the play button below.
Not every agent takes the time to hold open houses. A good open house will help to filter traffic through your home. This traffic is made up of 4 types of consumers, the lookie-loos, other realtors, people thinking about home ownership and active home buyers. The lookie-loos are people from your neighborhood who want to know what your asking price is, is this a good home for their best friend, or to get ideas for how to decorate their home. The prospective home buyer is tying to get an idea of what is available and at what price, and the active home buyers are looking to see if your home meets their home buying criteria. Finally, the other realtors are looking for options for their clients for private showings or they may be there with an interested client. All this traffic is good traffic, and good word of mouth marketing for your home.
I put up door hangers in your neighborhood to let your neighbors know about the open house in advance so that they can share the information with their friends, family and co-workers. I add your open house to the MLS and it is syndicated to Zillow, Trulia, Redfin, Homes, and Realtor. I also market your open house on Facebook in the open house pages and I boost the open house on Facebook to get that ad into the timelines of people who have been identified as looking for homes in the Denver Metro area – not just in Colorado, but all over the country.
Every open house has the option to have a bartender to serve beverages and snacks to those who come through. Many Realtors reserve this service to only the highest end listings, and only when they are hosting a Broker only open house. I want every guest at your open house to feel welcome, special and as if this is the luxury home they have always wanted and part of that is ambiance. Having a bartender to engage potential buyers in the home seems to increase the interest and phone calls after an open house. I will likely not be the professional holding the open house. I typically have a partner Realtor hold the open house for us if I am YOUR agent. I cannot legally answer questions that are designed to elicit advice to a buyer for a home that I represent. This allows the other agent to build that relationship and protects you from any wrong doing on my part, and it protects the prospective buyer from feeling loured in or trapped by your agent. If you choose a flat fee option, I am more likely to be holding your open house as I will not be representing anyone’s interests. My job in those cases is to represent the deal, present the paperwork and offers to both sides, and to assist in negotiating a mutually beneficial result.
Your home will be listed in the MLS regardless of which type of marketing service you choose. Having a home listed in the MLS is the most aggressive and efficient way of getting buyers into your home. Most people don’t know where to begin when buying a home and will hire a Realtor to assist them in locating acceptable homes to look at. Even if your intention is to sell you home yourself, it is worth the $5000 flat fee and offering to pay the buyer’s agent to get the home sold quickly and at an appropriate price.