There is one
fundamental truth about picky buyers: you can never fully escape them. Homes,
locations and aesthetics are a matter of personal preference, and the truth is,
some people will find something to criticize about even the most perfectly
staged, priciest properties on the market.
As a listing agent, my
job is to appeal to enough buyers that you get great offers, but you don’t want
your listing to be the house that nearly every buyer and broker sees, rolls
their eyes and utters the same few, predictable deal-killing criticisms. But,
what is predictable is avoidable. Unfortunately, many of the things that make a
listing susceptible to picky buyers are issues on the seller’s side of the
property preparation responsibilities. Learn the most common things buyers hate
and learn how I can help you sidestep those issues.
Step 1: Get Rid of Any Bad Odors
Viewing a home sounds
like it’s all about the visual of the experience. And visuals are critical –
your home should spruced, staged and clutter-free. But when a buyer comes to
see your home, they don’t turn off the rest of their senses. And there is
nothing that can turn a buyer off from a home they’d otherwise like more quickly
than a powerfully bad odor. In particular, cigarette and pet odors in a house
that looks well-cleaned create the concern that they might be permanent and the
buyer might not be able to get rid of them without dropping some serious cash
on cleaning or even removing wall, window and floor coverings. If you are
listing your home and you have been habitually smoking in it, and have had
a “challenge,” let’s say, with pet accidents, do not ignore the problem.
And do not think that because you had the carpet shampooed or the
drapes cleaned, or because YOU can’t smell anything, that the problem is
gone. The human sense of smell very quickly gets used to smells that it
lives with or is surrounded with on a regular basis.
Step 2: Steer Clear of Overpricing
When overpricing is
glaring, many buyers and buyer’s brokers will comment on it or inquire about
it. What they are less likely to do is actually come out and see the place –
especially if they weed it out online after comparing its specs to other nearby
homes. Often, homes that are severely overpriced simply don’t sell until after
they’ve had some serious price cuts or have been on the market so long buyers
begin to feel confident about making low-ball offers. You want your home to
stand out as a property that is not dirt cheap, but presents a good value for
the money. I will help you understand comparable properties and also how yours
falls into the mix. Smart sellers deactivate their emotional tendency to overvalue
their homes by poring over the sales prices (not list prices) of similar,
nearby homes that have recently sold. I will walk you through
this data and show you the overpriced listings that are lagging on
the market, and any value-priced listings that have sold for way more
Step 3: Cleanliness is Key Possibly the single
largest source of house hate are the dirt, messes, piles and personal
belongings that buyers find so distracting, when they walk into a home for a
viewing. Homes that are filthy from floor to ceiling are fertile fodder for
haters. What is underestimated, however, is how often even savvy home buyers
are distracted by clean homes that just have a few outstanding messes, like
piles of dirty dishes in the sink or even piles of papers, mail, books or
clothes lying out in plain view. Will one or two such items ruin the sale of
your home? Perhaps not. But a few of them can distract a
buyer and, in the
process, fail to see what is so great about the property. Don’t run the risk of
turning off a buyer by letting messes get in the way of their ability to
visualize themselves flourishing in the home. I will brief you on what
buyers expect with regards to cleanliness and also allow us enough time for a
quick and thorough cleaning before every showing.
Step 4: Little Things Matter
All of us tend to
think our homes are in fantastic condition. That’s all fantastic – all the
non-cosmetic work that’s been done to maintain and improve your home should be
trumpeted in our materials, and the cosmetic items will speak for
themselves. But here’s the thing: house hunters won’t be running the dishwasher
or testing the furnace (at least not until inspections).
What they will do is
flick light and fan switches, open window coverings, drawers, doors, cupboards,
gates and fences, and hold the handrails as they walk up and down the stairs.
They will hear leaky faucets and point out water spots from long-ago repaired
leaks, and they will notice uneven exterior tiles, paths and walkways. And even
though these items might be vastly less expensive to fix than the roof or sewer
line this is fixed, buyers are much more visible and noticeable to a buyer.
When they notice several of these sorts of things in a single property, they
can jump to the conclusion that the whole place is rickety. Since these fixes
are inexpensive, have them completed before we put your home on the market. We
will do a property walk through together, pinpointing all the necessary
Author:Greg Cunningham Phone: 214-793-8869 Dated: September 16th 2014 Views: 969 About Greg: Greg Cunningham is the CEO & Founder of Limitless Estates LLC as well as a licensed real estate prof...
"Shannon & Howard were extremely patient as we searched for a new home. They listened and guided us through the process. we ended up with a home 600 sqft bigger than we thought we could afford. This was supposed to be a 5-10 year home, but because of their excellent help, we are in our dream home at our dream price "