Selling a Home(Click below for topics of interest. "Return to Top" will bring you back here.
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| Price Right from the Start | 6 Factors in Choosing an Agent |
| Market Value | Closing Costs: Who Pays?|
| Sell Your Home Quickly | The Open House |
| Exposure to Professionals | | Factors Influencing Sale |
| 16 Tips Before Selling | Home Marketing Schedule |
| How to Show Your Home |Questions about High Price |
| Hiring a Real Estate Specialist | Importance of Key Boxes |
| Rich's Guarantee |
Real Estate Agents Have "Buyers On the Line"
As you read this, Rich Sieber and most Compass agents, plus most the other Multiple Listing Service members have qualified buyers eagerly awaiting new listings. With our help, they are closely monitoring market activity with the Daily Hot Sheet, looking to make a purchase when the right home appears at the right price. When a home is first listed, the fresh property creates a stir among these buyers and their acting real estate agents. This excitement translates into a sense of urgency for them to see it as soon as possible and before any other buyers have the opportunity to view them. Most often, a home receives its best offers and highest amount of showings in the first three to five weeks after listing.
THIS IS WHY IT IS IMPERATIVE THAT THE HOUSE IS PRICED RIGHT FROM THE START! After the initial excitement subsides, the home will capture only the attention of new buyers in the marketplace.
The Six Most Important Factors In Choosing Your Real Estate Professional:
Today's Buyers Demand Market Value:
The days of playing fast and loose with real estate buyers are history. With growing numbers of buyers seeking their own agent representation, properties are less likely to sell for more than market value.
Ten years ago, sellers' agents handled virtually all transactions and most buyers were unaware that all agents represented the seller. Today, stricter disclosure laws and growing numbers of buyers' agents mean buyers are much smarter, better informed shoppers.
These tough customers quickly discover the fair market value of properties, and often refuse to look at aggressively priced or overpriced listings. Few buyers want to "talk down" sellers, and therefore fewer agents are willing to show aggressively priced or overpriced listings.
Who Pays Which Closing Costs?
It is common for the buyer and seller to pay the following closing costs when initiating a mortgage, but remember it can be negotiable between the buyer and seller.
Typical Seller's Closing Costs:
Typical Buyer's Closing Costs:
The Critical Things that Allow a Home to Sell Quickly and for the Most Money:
It is important to make certain that the first impression is a favorable one. You' ll never have more activity on the home than you will in the first three to four weeks of the listing. The reason is simple: there are buyers out there who have seen everything available and for one reason or another, haven't bought. They are just waiting for something new to come on the market.
When that new property does hit the market, buyers and agents both will scramble to look at it. It is common knowledge that the property will usually sell for the highest price during this time. After the initial surge of interest, the only people to look at it will be those buyers new to the marketplace.
Make your home look and feel like a builder's model home. Everything should look like it belongs even if it means storing some things until the home is sold. You are trying to create a feeling that makes potential buyers want to move in.
Don't wait to see if the house will sell first before implementing these ideas. Once you do decide to do something, don't do just the easy ones or just the bare minimum.
The property needs to look good from the street, up the sidewalk, on the front porch, throughout the house, in the darkest closets, and even in the attic. You definitely want to give the impression of a well cared for home. You want the prospective buyer to feel that this home is quality all the way through, not just on the surface.
You are even competing with every other home that is currently for sale: new and pre-owned, your area and other areas, those listed with agents and those trying to sell themselves; ever with the foreclosures in the market. Your property must appeal to owner occupants who will pay the highest price for the property because they are going to live there as their home.
Typical buyers put all of their savings into the down payment and closing costs and don't have anything left over to improve the home such as replacing old, wornout things. Those buyers will just have to live with that carpet until they can afford to replace it.
If buyers have a choice of two comparable properties similar in price, they' ll choose the one in the best condition. Just as on the other hand, if two properties are similar in condition, the buyers will choose the one that is less money.
1. Stand at the street and look at the house. If all you can see are trees and shrubs, you have some yard work to do. One of the easiest things to do is trim the shrubs that are overgrown. They should be lowered to a height near the bottom of the windows. If there is ivy growing on the side of the home, get it off.
2. If there are tree branches hanging low in the yard, they need to be pruned. A simple rule of thumb is to have all the limbs high enough so that you can walk under the tree.
3. Invest in a few flats of flowers such as petunias or periwinkles that will last the entire growing season and will add color and beauty to the front of your home. Consider putting some nice looking flower pots on the porch with some red geraniums or some other blooming plants in them.
4. Look at the front door and the area around it. If you paint nothing else, at least give it a fresh coat of paint. If the doorbell is broken, replace it. Wash the mail box. Keep the porch swept. Get an attractive mat for people to wipe their feet.
5. Air out the home. You are the last person to notice any peculiar odor in your home that may be blatantly obvious to visitors. Go on a search to find the offender. It may be a kitty litter box or a dog bed. It might even be a mildewed shower.
6. Wash all the windows in the house, inside and out. While you're at it, clean the window sills and the bottom of the window jambs, and wash the blinds. 7. If it has been over a year since you've had the carpets cleaned, now is the time to do it. The bare floors should also be waxed or polished, even if they' re supposed to be "no wax."
8. Put bright light bulbs in every socket made for a bulb. Buyers like bright and cheery so you have to keep it from looking like a dungeon. You' ll also want to keep the drapes and shades open during the day, even if you're not in the habit, because it will make the property look better.
9. Clean out all of the closets, cabinets, and drawers. Get rid of things you haven't used in the past five years and pack up everything that you haven't used in the last year.
10. Closets should look as they have enough room to hold additional items. You might need to box up off-season clothes to make it look that way. Get everything off the floor and don't have the shelves piled to the ceiling.
11. Even though it may be inconvenient, you will be far better off by selecting the furniture pieces that look best and putting the others in the garage, basement, or better yet, in storage. You can rent one of those mini-warehouses for a few dollars a month.
12. Go over the kitchen like a health inspector. Clean the oven and keep it that way, even if it means eating out more often. After cleaning the range, put new drip pans under the burners, or at least, cover the old ones with foil. Clean around the seal of the door to the dishwasher.
13. Bath tubs, showers and sinks should be freshly caulked. All the grout should be clean and in good condition. There are excellent cleaners that will do the job without tons of scrubbing. There should be no leaks in the faucets or traps.
14. Keep children's toys out of the front yard and off the sidewalks and front porch. Get the teenagers and children to understand the importance of keeping the house looking good while it is on the market. Take down the posters until the house is sold.
15. Clean the ashes out of the fireplace during the season that it isn't being used.
16. Be sure there is a light in the attic and it is easy and safe for people to walk.
17. If you don't have time for a garage sale, consider donating things to charity. Make a list of all the items and their estimated value, and be sure to get a receipt. The donation is tax deductible and may be worth more to you than the time and effort you' d put into a garage sale.
18. The pool needs to be sparkling and free of leaves.
19. A small investment that can make big returns
20. Change the wallpaper in the entry, kitchen, and bathrooms if necessary.
21. Replace ugly or out of style light fixtures.
22. Completely paint the inside of the home and put all new floor coverings down. Add new window treatments.
23. Ceiling fans are attractive and they are also very practical.
24. New appliances in the kitchen can be an exciting feature that can actually make the difference in a prospect choosing your home over another.
Just Before a Showing or Open House:
Exposure to Real Estate Professionals:
Many homeowners believe classified advertisements sell real estate! However, only one person out of 50 ultimately buys the house they first call about. Most buyers have not analyzed their finances, and so have no idea what they can afford. Also, few buyers have formed a clear picture of their requirements for a home.
Good real estate professionals know how to determine clients needs and wants, how to qualify them financially and how to match them to the home they need. They can direct the client from the unsuitable house they called about to the suitable home they are really searching for.
The people who sell houses are real estate professionals. Their job is to make sure that every agent in the community knows about your home, so that when a well-suited prospective buyer comes along they can match that buyer with your home. Compass has sold up to 60% of their own listings in the past year. This is very unusual in the real estate industry for an agency to sell this many of their own listings.
Factors Influencing The Sale Of Your Home:
There are many factors involved in determining how long it may take to sell your home. If you understand these, you'll be more comfortable with the sales process, and better able to make the best pricing and marketing decisions for your home.
Location: This is the single most important factor in determining how quickly, and for what price, your home will sell.
Condition: The better your home shows, the easier it will be to sell. Most home buyers do not want to purchase a home which needs repair. If you take steps to improve your home's appearance (many of which aren't even that expensive) you will improve the chances for a prompt sale.
Terms: If you are in a position to offer potential purchasers "terms" you expand the number of buyers who could purchase your home. If you can afford to help the buyer finance the purchase of your home, please let me know. If you can offer terms, you might obtain a higher price than if you don't offer terms.
Competition And Market Strength: If there are a lot of homes similar to yours available, then you may have to lower your price to distinguish your home from other available homes. If it is a "seller's market" with homes selling quickly, then you may obtain a higher price than if it is a "buyer's market" with more homes taking longer to sell.
Price: If your home is priced too high when it is first listed, it won't get the exposure it would were it competitively priced. A careful review of the attached Comparative Market Report will help you in working with me to establish the best listing price for your home.
A seller has control over all the factors above except for location, competition and market strength. Rich Sieber will work with you to influence those factors under your control to maximize your chances of selling your home for the best price, in the shortest period of time.
16 Things Every Homeowner Should Know Before Selling:
Rich Sieber's Home Marketing Schedule on Most Listings:
Hints On Showing Your Home:
It is very important to spruce your home up as much as possible so that when buyers visit they are favorably impressed. Over the past years, we have found that by taking the following steps you can make your home more appealing, and increase the likelihood that it will sell quickly, and for the best possible price.
Steps To Take Now:
Steps to Take When A Buyer Is About To Come To Your Home:
More Important Things to do When an Agent is Showing Your Home:
What to Ask Agents Who Want to List Your Property at a High Price:
The Importance of a Hiring Real Estate Specialist:
Real Estate Key Boxes and How They Work to Protect Your Safety:
By listing your property with a member of the Multiple Listing Service, there are many services available to you. One of these services is the use of a key box. To help you understand how this service works, we have prepared this brochure.
Tired of Real Estate Agents Who Make Promises They Never Keep?
Then Try Rich's Bullet Proof Guarantee!
One of the most common complaints I hear from home sellers who have worked with other Realtors is that, once the agent puts the "For Sale" sign in the yard, the home sellers don't know what... if anything... is being done to sell their home. Has any one shown interest? Have buyers even driven buy? What sort of feedback are prospective buyers giving after they' ve had a showing? As the weeks dragged on, the home seller grew more frustrated.
Rich knows it's our job (not yours!) to track down all this information and relay it to you on a regular basis. From the very start, I sit down with you to explain my multifaceted marketing programs and give you honest feedback on your home. From that day forward, you will receive a phone call from my office every 14 days to update you on the progress of your home's marketing and sale. You will also receive mailings every two weeks from me with all the samples of advertising we' re doing for your benefit.
We' re so confident that we can take care of your needs, that we offer a RISK-FREE, BULLET PROOF GUARANTEE. I guarantee top-quality service to you while you are listed with me or you can cancel your listing contract with me at any time. Now that's a promise you aren't going to hear from many other agents in town.
I know that selling a home can be a stressful, anxious time. I' m here to help make the process smooth and more worry-free for you.
Smith & Coelho, LLC
1151 E Iron Eagle Dr
Eagle, Idaho 83616
208-841-4612 OR 208-475-3186
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