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We've been on the market for 6 months no offers. Had a few showing with all great reviews of the house. Some even left notes on how nice the house was, but no offers. I am living in apt near my new job and communting on the weekends. Its getting expensive and I am exhusted keeping the house up and driving 7 hours evey week. Here is the listing any suggetions would be appreciated except a lower price we are at our break even now!! thanks http://scwmls.paragonrels.com/...617ac2951&Report=Yes | |||
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Hi LadyDells, The exterior shots of the home are lovely. Have you already moved most of your furniture? It just looks sad to see some rooms furnished and some not. May be more pops of color like you did on the kitchen island would help give the eye something to start at. The teddy bear room is a sad photo IMHO. I am a terrible typist and proofreader but you may want to correct the line in the description that says Fourth bedrm located on the lower level with bath for that occasional guess. If I am reading Realtor.com right the home has been listed since May 7th. Is that accurate? Best of luck with everything | ||||
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If your house is the one that was just listed this month, I have a couple suggestions. The pictures are confusing. There are multiple of the kitchen (seems like the same photo), and then there are other photos that I have no idea what they are photos of (why is there a picture of the ceiling of what I suppose is the garage)? Also, your realtor definitely needs to do a Spellcheck on the listing - but I would definitely relook at the photos and get the right ones there. It's a lovely house, and I think the listing doesn't do it justice..... | |||
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I agree with you. I didn't like the pictures either but the agent said they are ment to bring questions up. then when they call to ask they have a chance to talk to them about the property. The ceiling picture is to show the furnace in the heated insulated garage, Thanks for your comments I will talk to my agent tomorrow. | ||||
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I am renting an apt in my new locations so I had to take some of the furniture with me. I am actually going to clean out the teddy bear room. Give them to shelter locally. The I think the room will look better. The house was listed with the new realtor on May 7th, Actually been on the market since Nov, | ||||
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That is probably one of the most stupid things I have ever heard - "meant to bring up questions???" No one who surfs the net looking for a place to buy is going to waste time going to look at such a place. Bottom line, you have hooked up with a really poor agent - after the last agent you had since you have been on the market for over 6 months. Why do I say that? Because the verbage is poor - that's already been addressed - but the photographs are worse! There are many things to feature about your home but the photographs show NONE of them! A pink flower on the island in an earth-tone kitchen??? Come on, that was just stupid and obviously a plant brought into your home by the real estate agent who doesn't have an idea/or care one bit about your home or its sell except for the commission it will generate. My advice? Pull it off the market, get a new agent who will hire a photographer who knows how to get the job and then re-list on the MLS. Get rid of the teddy-bear room and the obscure shots of ceilings or whatever. And decide whether or not this house is to marketed as vacant or furnished. If vacant, remove the sentimental items; if furnished, take back some of the furniture. Your house is a beautiful home and deserves to be marketed as such. Biggest change you need to make? Find a new real estate agent that has a clue - the two you have been working with don't... Good luck! | ||||
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As terrible as the px are... and they are bad/useless.... you have been getting showings. I would think that means one of two things. You are in an area where people just look and look at homes but never buy (there are some areas of the northern midwest where that is a problem but I would not think that is the case in your subdivision). Or your price is too high. Has your agent given you comp's? Do you think he is right? I see you have already reduced your price. You may have to go lower. | ||||
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ladyd, you have a lovely home. Sorry to hear about your situation. Considering the info you provided so far, I'm not convinced you're receiving the best advice. Have to agree with everyone WRT the pix. These days, the act of reviewing online photos substitutes for the drive-bys of the old (but not that old, lol) days. The purpose of online photos, IMHO, is to generate showings and attract qualified buyers plus their agents to your property - it's not to generate calls to your realtor's office. WRT the specific shots, anyone who's concerned about the furnace is probably further along in the purchase process and will read the notes and/or have their realtor inquire about the home's systems. Don't see any need for the tile shots. (Huh??) Why does the basement (?) shot show the hallway (I think) but not the expansiveness of your basement? Why the yard, including the corner of your home? How about from the deck? And, what about that deck? Master bedroom? Great room/living room? Well, sounds like we all agree - you need new photos, professionally taken. I understand you didn't want to talk about price. Unfortunately, I plugged your property into our professional s/w and it does appear overpriced. Personally, I don't care for the dribbling price drops as sellers (unfortunately) ride the market down. If you want to remain on the market, I'd suggest one further price drop, after careful review of the comps with your agent. Incidentally, we follow a general rule in our office. First and foremost, we try to slightly underprice our competition to encourage bidding wars - if possible, depending on the local market and the willingness of our client. Then, if we've had 8 showings but received no offers, we reconsider the situation. We look at everything but it usually comes down to price, in many markets. I can't comment on the number of showings you've had b/c I don't (necessarily) know your local market. (More showings than average for your area or more than your competition - IDK?) Plus, you've been on the market for a year and then some. The positive comments you're receiving don't surprise me, that's typical. Plus, you have a very nice home. Moreover, many buyers/lookyloos don't want to criticize someone's home. It's up to your realtor to separate the serious buyers from the lookyloos and hopefully use his/her contacts with the area realtors to extract some constructive criticism from them. Thinking about the price and your situation, I'm sure it's very tough covering both rent and the mortgage. If you need, for financial reasons, to start the short sale process, I would get that going asap. In addition, it's best to work with a realtor who specializes in that area. Your home looks great! I do see a few simple staging opportunities. (There's always a few.) If you can have new photos taken, it's a good time to make a few changes. First off, I'd remove/stow all the miscellaneous/stray items from the counters (kitchen and bath), ledges, tops of dressers, tops of cabinets, refrigerator, floors and bears. Unless those rugs are fresh and new, I'd remove them. On the bathroom counters, I would only leave out soap and a couple of fresh, clean guest towels for showings. If you stage, say 2 bathrooms, e.g. the master (?) and 1/2 bath, you can also hang fresh, new towels, folded in thirds, smooth side out. Next, in the kitchen, I'd suggest leaving one appliance that you use frequently (coffee pot) angled in that back corner, to emphasize its depth. If you desperately need another appliance and use it daily, it can be placed in the other back corner. (Incidentally, you can also set it up this way for showings but bring anything you need out when you return home.) You can also leave some flowers (coordinating colors!) out for showings/photos. Around the small island, I would definitely remove the end chairs and possibly the other chairs to allow for sufficient traffic circulation. If you want to leave the 2 chairs and you have room, you could set 2 places there but no flatware and your best dishware/cloth napkins, etc. Instead, you might set 4 places at the table. BTW, the items on top of the table can go, also. I'd suggest 1 small centerpiece. The storage closet appears somewhat full. For closets and storage areas, we shoot for 50% full. (You might need an off-site storage area.) The golf clubs (?) placed outside s/b stored and that door closed. I doubt anyone needs to see a photo of the inside of a garage - or 2 or more(??). It appears the exercise equipment blocks the flow into the basement (?). Unless it's being used daily, it needs to go into the garage or be stored. The small armoire (in the master?) doesn't work for me in that corner, either. Unless it works in another area of the room or you desperately need it - why not remove/store it? Does your master have a walk-in? His/hers closets? (Those are both selling features and s/b in the photos, IMHO.) All of the stray items on the floors s/b put away. After you've cleared everything out and cleaned all those areas, you can move on to re-staging the rooms. If you don't have enough furniture for the whole home, why not stage the main areas? Or, is it possible to borrow furniture from f&f? I would start with the master br/bath, lr/greatroom, dining area and basement, if possible. Is the deck nice - why not set-up a nice outdoor space, if possible? If you need further help when you're ready to stage, I'm sure the m.b. posters will happily help out. Have you considered pulling the home off the market and renting it for a year or two? Would that cover the mortgage, taxes, management, maintenance and miscellaneous? Any f&f in the local area that could help you manage/maintain it? At this point in time, your home's a stale listing, unfortunately. Any offers will reflect that. Besides getting rid of the stale listing stigma, your local market may recover while you take a breather. WRT the special equipment and other pluses, e.g. the additional garage, if that's not the norm for your area, a buyer may compensate you but at a declining rate. So, for example, holding everything else constant, if most of the homes have only one, a 2-car garage - a buyer may place a higher offer for your home but you won't be compensated for the value of one garage times 2. It'd be more like 1 garage plus a little more than the next guy on the block. (Hope that makes sense.) Sorry for the long post. Was waiting for a late client call this evening - time to take it now. I'm sure you already know/understand the above. Perhaps my ramblings will help someone out in cyberspace. All of the above, JMHO. Good Luck!This message has been edited. Last edited by: RErocker, | ||||
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I agree with what you are saying and my husband and I will work on the staging and new pictures this weekend. My problem with all this is what am I paying a agen for if I have to do all this and learn from everyone on this site. Do you think it would help to ask for a meeting with the agent and the office owner or should I just ask to be removed from my contract? I am thinking with all the right staging and better pictures should I just do it myself with flat rate MLS offering buyers agents a 3% percent commision. Any comments?? | ||||
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Yes, I have a comment - several of them in fact. First thing you need to do is have a meeting with your current agent to address your concerns. Print out everything on this thread and on your other thread if confrontation is difficult for you. Simply high-light the appropriate portions ahead of time and let us be the "bad-guys;" for myself, I don't mind! Depending on the response, then you can either start over with this same agent - new photographs, new listing verbiage and new listing (although your one year on the market will still show up for savvy buyers) or ask to terminate the contract - when is it up, anyway? Yes, you WILL have to do a lot of the work yourself but that is necessary in any case no matter how you list. But, not a good idea to be thinking to go FSBO just because you have now done the work your first (and now second agent) should have suggested in the first place. Why? Because a GOOD agent does much more than the basics of suggestions/photographs. A good agent takes care of many of the behind-the-scenes pesky little problems like financing, qualifying buyers, showings with security and more... Keep us posted! We are all rooting for you! | ||||
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ladyd, I certainly understand your frustration, after everything you've been through and are currently experiencing. In this situation, as the homeowners, you and your dh are the clients, so you're in charge. Bottom line, you must do whatever you feel is best for your overall situation. OTOH, when I post on this m.b., I don't have complete information about your situation. IMHO, although I have significant, long-term experience in RE, I'm still shoo* ting in the dark WRT your property and local market. Your personal realtor should have far more information than me. It appears your current realtor started only very recently. Unless you mentioned it and I don't remember the comment, I don't know if any of the suggestions were actually made by your first realtor and were simply continued over by the second. Not that I consider that the best procedure but it often happens IRL - Given that you've definitely made some recent changes, e.g. the price adjustments and probably a few others, it certainly wouldn't hu* rt to meet with your realtor and the office broker (if you consider including the o* b necessary) to voice your con* cerns. Again, you're the boss. Before scheduling the meeting, if this was my property, I would set a specific goal of what you hope to achieve. For example, do you need more/better communication with your realtor (say, a weekly telephone conference), updated comp data, improved buyer feedback (after showings) or a set of professional photographs provided at your realtors' expense? If you have a goal and/or goals in mind, hopefully you can achieve a new normal for the sit* uation, going forward. During your meeting, I would present specific data to justify your concerns, e.g. showings haven't increased after the price adjustments and/or photo changes, no offers after xx number of showings or neg*ative comments from potential buyers about new advertising materials - that is, whatever you can honestly document. As someone said (it's late so IDK who), sti* ck to the facts, ma'am. As both a professional and frequent consumer of professional services, I would not recommend confronting him with copies of anon* ymous message board postings or other undocumented facts. Honestly, I do not believe that meeting would go well for either party. In fairness to him, I don't know for certain that he's had the time and/or opportunity to make a difference. In addition, realtors are valuable professionals who frequently interact with each other. You might decide you need either him and/or another realtor in the future. Plus, even if you offer your home as a FSBO, you'll most likely want him and/or the other realtors in your community to show it and cooperate. I agree with Idaho about the FSBO option. Although you never know, given the limited info provided, I would be very surprised if your home sold as a FSBO, unless you drop the price significantly. Again, I completely understand your frustration but I can't see that happening. And, you previously tried the FSBO option. BTW, were showings sufficient during that period? As Idaho mentioned, selling's always hard work, no matter how you decide to offer your property. Without any other information, I continue to believe your best option might be pulling it off the market and renting it to cover your costs, if possible under the circumstances. JM-(limited)-HO Best to you both -This message has been edited. Last edited by: RErocker, | ||||
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your entry isn't welcoming...for the summer how about some floral color? maybe house numbers something to break up it up.. i'd drop 2 of the bar stools the personal items above the cabinets...add some impersonal greenery... the blinds in the one br. i'd get rid of them and go to a simple white sheer... that poor fireplace..again add some greenery drop the vase... like everyone else bye by toys.. lower lr was awesome...but i'd put the machine a bit further away from the sofa... add a small table and chair outside the french doors... the one thing that would give me second/third thoughts is that huge retaining wall...all i can think is freeze/thaw of wi winters...i really don't know what to suggest to soften the look... | |||
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