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Old 08-26-2008, 04:34 PM
 
Location: Charlotte, North Carolina
27 posts, read 51,824 times
Reputation: 24

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Just keep in mind that it's no longer "location, location, location". It's now "location, price, condition". If you hit the market from day one with a property that looks like a model home and is priced like you mean business....you're a step above your competition. I totally agree with the analysis information you have been given. Our market is certainly tight and crazy, but it's moving. Honestly, if your agent runs the numbers correctly and markets the heck out of that home...and you present a sparkling clean, correctly staged, "can be seen practically anytime" property...it will sell. I wish you success!
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Old 08-26-2008, 05:35 PM
 
54 posts, read 149,600 times
Reputation: 60
I agree with everything Apryl said except the bit about location, price and condition (which is ok, because as Steven Covey says, "if two people agree on everything, one of them is unecessary)

While what she says is correct technically the MAJOR factor is going to be price. Look at it this way...

If I told you I knew where there was a home valued at a million dollars going for 500k but it was hard to find and needed cleaning, you'd find it, and you'd clean it. If on the other hand I said I have a really clean home, it's easy to find but it's priced 500 thousand too high you wouldn't bother right?

N

PS: She's right though, keep it clean, market it properly, and price it right
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Old 08-26-2008, 07:40 PM
 
Location: Charlotte, North Carolina
27 posts, read 51,824 times
Reputation: 24
I swear...the first thing I thought of when I read your post was that movie with Tom Hanks, The Money Pit. (By the way, I love that movie!) Nope....I'm telling ya...in this market, all three are of equal importance. I have learned to read buyers fairly well and I can tell you, the homes with the "Wow" factor will definitely move faster. There can be multiple units (even same floor plans) in a building for sale at the same time. Not only can you list and sell a pristine unit quicker but, often times it will bring a better price $$$$$. Even a newer property might need a little sprucing up. A little elbow grease and some inexpensive upfits (ie: new hardware on cabinet fronts, new shiny exterior lock on a freshly painted front door,) can help realize a much better return on your investment. I've seen it. Be savvy. Pull the pictures of the competition, show them to your seller. Its teamwork. Look at what you guys are up against and have a better house. I can't stress enough the importance of staging a home correctly and having awesome pictures for your marketing pieces! By the way....I am just curious....any home stagers out there? You guys rock!
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Old 08-26-2008, 08:42 PM
 
54 posts, read 149,600 times
Reputation: 60
Yep, I'm a stager...or Property Image Consultants as we like to call ourselves
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Old 08-26-2008, 09:14 PM
 
1,343 posts, read 2,913,787 times
Reputation: 976
Quote:
Originally Posted by slmpickens View Post
but i don't want to close before the end of november (to avoid capital gains tax).

How does closing after november help you avoid capital gains tax? My only concern would be that capital gains tax rates might be higher in 2009, ie closing after december 31, 2008.
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Old 08-27-2008, 05:51 AM
 
Location: Charlotte, NC
195 posts, read 481,934 times
Reputation: 56
They will have owned for 2 years.
Absorportion rate does tell you about the market condition, but you have to dig deeper to know how to market a specific home. Abosorption rate doesn't tell you anything about the condition of a particular home, the layout, or where a home is located on a street, or in this case in the complex.
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Old 08-27-2008, 06:56 AM
 
53 posts, read 182,738 times
Reputation: 19
Quote:
Originally Posted by Kari Strong View Post
They will have owned for 2 years.
that's right.

i'm no realtor, but i'd agree with you about the importance of a well staged home. i think very few people have the ability to see past the current furniture and decorations of an owner. so if a house is a cluttered mess, people will see a cluttered mess not what they could potentially do with the space. i'm not looking forward to making sure my place is in tip-top condition at all times for showings (since i live with a certain amount of messiness), but i know how important it is.

here's another question: what do dog owners do with their pet while their house is on the market and they have showings? i'd like to be able to let people see the place any time of day, but that's not realistic since i have a dog and a job. is it not a big deal if i only schedule showings in the evenings?
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Old 08-27-2008, 07:19 AM
 
Location: Wantagh to Waxhaw
536 posts, read 1,539,930 times
Reputation: 164
Quote:
Originally Posted by slmpickens View Post
that's right.

i'm no realtor, but i'd agree with you about the importance of a well staged home. i think very few people have the ability to see past the current furniture and decorations of an owner. so if a house is a cluttered mess, people will see a cluttered mess not what they could potentially do with the space. i'm not looking forward to making sure my place is in tip-top condition at all times for showings (since i live with a certain amount of messiness), but i know how important it is.

here's another question: what do dog owners do with their pet while their house is on the market and they have showings? i'd like to be able to let people see the place any time of day, but that's not realistic since i have a dog and a job. is it not a big deal if i only schedule showings in the evenings?
Yes, that is a big deal, IMO. Give a friend a key, that can take the dog for you, or lock it up in a cage.
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Old 08-27-2008, 07:35 AM
 
Location: Tampa, FL
876 posts, read 1,619,717 times
Reputation: 743
Quote:
Originally Posted by slmpickens View Post
that's right.

here's another question: what do dog owners do with their pet while their house is on the market and they have showings? i'd like to be able to let people see the place any time of day, but that's not realistic since i have a dog and a job. is it not a big deal if i only schedule showings in the evenings?
We crate ours during the day. If you have an open house or a bunch of showings on the same day you should probably kennel them.
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Old 08-27-2008, 07:43 AM
 
Location: Charlotte, NC
195 posts, read 481,934 times
Reputation: 56
Most viewings are at night or on the weekends. You can have confirmed showings, that way you can decide when potential buyers view your home.
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