There may be many reasons to sell a home that is already vacant.  Sometimes sellers want to move out completely prior to putting a house on the market.  Maybe a house has been a rental and once the renters have moved out, they are ready to sell.  Whatever the reason, here are some tips to making your vacant house a house that sells quickly!

 

#1 Be sure all utilities are on in the property

Granted you don’t want to pay for utilities that you are not using, but buyers entering the house need to see a light and bright property.  Often hallways and closets are dark.  You don’t want someone to fall while in the house or miss a step.  If the lights are only turned on when someone is viewing the house, you probably will not incur much expense.

Also, in Arizona it gets hot!  You want to be sure the air conditioning is on during the summer. You can set the thermostat at 75 or 80 degrees.  In the winter leave the heat on during the winter.  Since we don’t really get that cold, set the thermostat to 60 degrees to minimize costs. You want a buyer to stay in the house to look around, not leave quickly because it is uncomfortable to continue looking around.

#2 Sell Your Vacant House Fast

If you are selling a vacant house, you want to get it sold fast for several reasons.  First, there is always a risk of vandalism.  Be sure all the doors and windows are locked securely.  If you are using a real estate agent, be sure the lock box on the house is a real estate electronic box.  This will register an agent who shows the house.  Only licensed real estate agents can get into the house.  If you put on a standard contractor lock box with a 4 digit code, this can be given to anyone.  There is no tracking on who has used this code for access.

Have lights come on in the evenings. You may need to add a few lamps on timers in bedrooms. Have someone stop by periodically to gather any flyers or newspapers left in the driveway to by the front door.

#3 Clean, Clean, Clean

Be sure to have the home professionally deep cleaned.  This especially important when there is no furniture in the house to distract the buyer. All they can focus on is the space in general, and condition of flooring and walls. In addition, make sure the window sills are clean and  dust free.  If the curtains are dusty, consider cleaning them or removing them.  Be sure any pot shelves that are visible from the stairs are clean.  Bathrooms should be shiny clean along with all light fixtures or ceiling fans.

The tub/shower grout should be clean, and if not, replaced. Replace the air filters.  In the kitchen give careful attention to the sink and faucet area.  If there is a calcium build up, consider a product like CLR  to remove the calcium.

All the drawers cupboards should be wiped out.  If you have contact paper in use, remove as well. Be sure all doors and door handles are clean. If you have sliding doors, be sure the door track in clean.  Again, buyers have nothing to focus on except floors, walls and ceilings and dirt is a definite turn off.  Windows should be cleaned inside and out. If you have sun shades on the house as many of us do in Phoenix, take them off the windows while the house is on the market.  While these shades will keep out the heat, they also keep out the light!

#4 Staging an Empty House

It is easy to add warmth and interest to a house with small staging items.  In the kitchen add brightly colored towels, a stand with a recipe book, a few canisters on the countertops.  In the bathroom, add fresh towels and a few decorative items on the vanity.  Consider hanging a few pieces of art on bigger walls.  Add a tall plant to a corner of the living room, bedroom or dining room.  Add a nice welcome mat to the front door and a few colorful rugs in the house.

If you enjoy reading this, you may also like  How to Sell A House With A Realtor 

#5 Maintain Great Curb Appeal

Just because a house is vacant, it doesn’t need to look like it from the outside.  You always want to keep your lawn well maintained and bushes trimmed.  The first impression a buyer will have of your house is at the curb.  What do they see walking to the front door?  Does the front door look tired with peeling paint?  Are there mailers piled up at the door?  Has the latest dust storm left the front door looking dusty and dirty?  Summers in Arizona can be very dusty so keep the front door and entry area free of dust and debris.

If the front of your house looks tired and “vacant”, buyers will already decide the house is worth less than your listing price. If a buyer is seeing a shabby house they are also seeing dollar signs and adding up the cost to make repairs.

#6 Go through The House And Make Small Repairs

Walk through the house like a buyer and look for small repairs items that could be a turn off for a buyer. The National Association of Realtors state that buyers typically think a repair will cost three times more than the actual repair.  This means a minor repair you can do for $50 translates into a $150 expense in the buyer’s mind. Buyers often don’t have an idea of the cost to repaint a room or replace a faucet or ceiling fan.

When buyers are overwhelmed with repair issues, it could make the buyer want to offer less on the house because they think there are many repairs needed.  Also, buyers relocating from out of town do not have a list of resources to make repairs so they may move on to another property in better repair.

Look at all your faucets and be sure the sink faucets are not leaking.  So, check out the showers for any dripping.  Look under the sink and check for any moisture.  Check your doorknobs and be sure they are not loose.

Look at all light switches and electrical plates.  Replace any cracked or broken plates.  These cost pennies to replace but will keep a home inspector from calling these out on an inspection report. Look for any loose or ripped carpet and repair.  Are there any broken draws in the kitchen or bathrooms. Buyers will be opening and closing the doors. Check closet doors.

If you have sliding closet doors, be sure the guide is in place.  Buyer’s don’t want to see closet doors swinging and home inspectors will point these out to buyers. Take a walk around the house and look for any water leaks on the hose bib. Are all the gates functioning correctly? Is your sprinkler system leaking? Do you see any cracked windows?

#7 Upgrade all Light Bulbs and Turn on Lights

You want your house to show light and bright.  Also, be sure all the light bulbs are working.  Sometimes people unscrew a few bulbs in a room so the room isn’t too bright.  Be sure all light bulbs are in the fixtures and working!  Use the highest bulb allowable by that particular light socket.  Additionally, when buyers see a light that doesn’t work, they immediately think the fixture is broken, when it is actually a burnt out bulb.  Take the doubt out, replace the bulb!  Be sure the light fixture and ceiling fans are spotlessly cleaned!

#8 Consider a Security System

Consider buying an inexpensive home security system.  There are many phone-based systems on the market today.  Additionally, you may have heard of the RING doorbell.  This shows you who is at your front door and elsewhere in the house.  This is helpful to be able to make sure lights have turned off and doors locked.  This is helpful should you detect activity you weren’t expecting.  For sellers out of town, this is helpful to manage your vacant house.

#9 Alert Neighbors the House is Vacant

Be sure to alert your neighbors the house will be vacant.

Ask them to notify you should they see anything unusual.  There are times when a vacant property has been taken over by squatters.  Also, the last thing you want is for your For Sale sign to be removed and someone moving in. Your neighbors can help you avoid this.

#10 Consider Staging with A Professional Stager

A professional stager can provide several levels of property staging. This could include light staging with such items as a few chairs, pillows, plants and wall hangings.  Staggers do not need to stage every single room.  Also, we do find that bathrooms and kitchens are key to staging. Colorful pieces accenting a home warms up the home for the buyer.

#11 Consider Virtual Staging

Today we see much more virtual staging.  This is adding furniture and furnishings to a picture of an empty room.  This helps buyers gage the size of a room. It also helps buyers picture themselves living in our house.  Many services will provide the virtual staging for a minimal cost.  This virtual stating will offer color and interest to rooms.  Buyers can see a dining room as a dining room.  They can see bedrooms as bedrooms.  The key for buyers is to picture themselves living in your house.  Not all buyers have the ability to imagine how your space could be used for their living.

It is possible to sell a vacant house with the right preparation.  If you are out of town or across town, your real estate agent will help check on the property and alert you to any problems.  The key will be to ensure repairs are completed ahead of time.  When real estate agents are showing vacant properties, the benefit is scheduling these properties to show is very easy.  We aren’t waiting for pets to be removed from the house or small children to finish naps before showing.  With the right marketing and pricing, the goal will be to sell your house fast!

 

 

#12 Phoenix Homes on the Market in the last 7 days

      $250,000 – $350,000

 

 

 Contact the Shirley Coomer Group at Keller Williams Realty Sonoran Living

or Text: 602-770-0643 for more Real Estate information.

 

 

 

 

The world of real estate has gotten more complex with the entrance into the market of what the industry is calling “Ibuyers”.  Some sellers wonder if they should sell their house quickly for cash. These are companies that will buy your house for cash.

These companies have different approaches, but mainly offer to buy your house quickly for cash.  The buyer doesn’t have to put their house on the market, eliminating the need to show the house to prospective buyers.  This does sound attractive to some sellers, but is it really the best option for you?

As always, the answer is,  It Depends .  It depends on your personal situation and family needs.  Who are the “Ibuyers”?  This may be Open Door, Offerpad, Zillow, Purple Bricks, etc.

 

Will I get Top Dollar For My Home

When one of the “Ibuyers”, make an offer on your house, often it is sight unseen.  They gather some information on your house, such as age, condition and house amenities.  They send you an offer for the house.  Without fail, the plan is to purchase your home, then put it back on the market.

So, how can anyone buy your house today and put it back on the market tomorrow?  These companies do not work for free.  They need to make a profit in order to buy your home.

Also, when homes are put on the multiple listing services, there is wide exposure to buyers.  Sellers will likely receive more money for their house, ie Top Dollar, buy exposing it to as many buyers as possible.

Will I Have to Make Repairs?

The Ibuyers typically do not ask sellers to make repairs, however, they will still conduct a home inspection.  This may be with a state licensed home inspector (In Arizona home inspectors are licensed by the state).  Or, they could send out a general contractor to evaluate the house condition.

After the inspection, they will typically identify a dollar amount needed to put the home back on the market.  Sellers will then give the Ibuyer a credit closing in lieu of actually making repairs.  Sometimes this can be a substantial amount.

So no, you may not have to actually make the repairs, but you will pay for them, one way or another!

Will I save on Real Estate Agent Commissions?

If an Ibuyer purchases your house, you are not paying the typical real estate commissions, however, you are still paying fees.  Some of these companies will charge a typical 6% fee we often see real estate agents charging.

They may also charge a “convenience” fee of 2 – 3 %.

This brings the “fees” being charged the seller up to 8%.  These fees are separate from any monies collected for anticipated repairs. So you may not pay a “real estate commission”, but you are paying fees.

These companies charge this fee so they have funds to pay the real estate agents when they do put the property on the market.  The “convenience”  fee is just extra for them.

So, if you sell your house for $300,000 to the IBuyer company, you are paying 8$% in selling fees, or $24,000 – $27,000.

Do You Have More Time or Money?

This model with an Ibuyer may work for some folks.  While we in real estate think everyone wants top dollar for their house, for some people it is about convenience.  Think about someone who inherits a parent’s property out of state.

The best option for that person may be to get a quick cash sale.  Some sellers have an offer in on another property and may lose that opportunity without a quick sale.

The real questions is, can you put a property on the market for 30 – 60 days or so to walk away with $20,000 – $30,000?  This becomes a personal choice.

If you have 3 small children and a few pets, having your house showing ready may be stressful.  However, what can you do with $20,000 – $30,000 in your pocket?  These funds could go a long way to furnishing your new home or savings for kids college!

Can I Select My Closing Date?

One feature many of the Ibuyers offer, is the ability for the seller to pick there closing date.  But guess what? Any purchase offer from a buyer will allow the seller to select a closing date.

When a traditional buyer makes an offer on a house, the purchase offer not only includes a purchase price, it also includes a closing date.  If the date is not acceptable to the seller, the seller can do a counter offer for a different date.

I Don’t Want to be inconvenienced to Show My Home

When sellers have their home on the market, they do need to make the home available for buyers to view the house.                                                                                                               However, the times the home is available are up to the seller.  Sometimes sellers with small children will limit showings to block out nap time.

Anyone who has had small children knows routines and naps are important.  Sellers can control when a home is being shown.  So while it sounds great to not have to have your home available for buyers, there is a cost. Most people have more time than money.

You have to ask yourself if it is worth a bit of inconvenience to save $20,000, or $30,000 or more to have your house shown to multiple buyers.  Do most sellers make $20,000 or $30,000 per month?  Price your home right and it will sell!

Are you A Good Negotiator?

Selling your home to an Ibuyer is really being a For Sale By Owner (FSBO).  You the seller, are negotiating the sale and repairs for your own home.  Think about it.  The buyer of your home is an experienced real estate professional who negotiates dozens of homes every month.

You may have never have sold a home on your own.  Do you know what your home is worth?  If the buyer is asking for money for repairs, do you know the actual cost of those repairs?  Is $10,000 a valid number for the repairs they identify?  Can you counter offer either their offer or repair costs?

What is Your Home Really Worth?

An Ibuyer may give you the comparable they used to determine the price they are offering for your home.  But, do you know if those are the best comparable properties?  They are picking and choosing the comparable properties they are sending you.

Are those the best and more recent comparable properties?  How far away from you are those properties.  Are they using properties an appraiser would be using for an appraisal on your property?  Also, how does the condition of the comparable properties really compare to yours?

A real estate agent will show you the actual comparable properties, include the listing pictures so you can see for yourself how those properties compare to your home.

I Need to Sell My House Before I Buy

There are several options available to buyers that can allow them to time the purchase of a home with the sale of a home.  In today’s market, often seller will accept a buyer’s offer to purchase their house, contingent on the sale of their house.

Using the contingency clause allows a buyer to identify a house they want while selling their home.  The right real estate agent can help a buyer time the purchase and sale of a home to occur at the same time.  This allows the seller to get top dollar for their house while securing their next home.

Today’s sellers have many options when selling a house.  The right real estate agent can help you meet your goals, whether you are looking or the top dollar or for convenience.

Your agent can work with you to get your house ready for the market, staged correctly to get the top sales price. They can also work with you to ensure showings are scheduled to minimize inconvenience to you.  The question for sellers is whether they have more time or money?

Phoenix Homes on the Market in the last 7 days

$250,000 – $350,000

 

 

Contact the Shirley Coomer Group at Keller Williams Realty Sonoran Living

Call or Text: 602-770-0643 for more Real Estate information.

 

Selling a house is not an easy task even in the best of markets.  Some closing costs can be negotiated between the buyer and seller and some can not. In Arizona, some title companies “bundle” their fees within their fees into one lump sum, while others identify each charge individually.

Keep in mind that a buyer may ask the seller to contribute towards buyer closing costs. This may be a dollar amount or a percentage of the sales price.  Sellers should understand their closing costs plus any additional seller concessions they agreed to when anticipating their net proceeds.

When selling a home in the Phoenix area, be sure to hire a great Real Estate Agent to help you get the most money for your home.  Not all agents are created equally!  Be sure you understand how to get your home ready to sell!

 

 

 

#1 Average Closing Costs for Sellers

Seller closing costs typically are about 1% of the sales price.   Seller fees typically consist of title and escrow fees, commissions, unpaid taxes, HOA disclosure and transfer fees and buyer’s title insurance policy.

#2 Example of Seller Closing Costs:

Here are some sample fees based on the sale of a $275,000 home in the Phoenix area. Costs will vary depending on the fees charged by a Home Owner’s Association (HOA).  Additionally, seller’s loan payoff (if any) will vary by seller.

 

Closing Cost Item	Average Cost	Explaination of Cost
Realtor Fees	Negociated	Cost of Realtor Services.
Owner's Title Insurance policy	$1438	Guarantees the buyer clear title to the property
One-Half of the escrow Fees	$445	Services of Title Agency to ensure clear title passes to the buyer
Seller Loan Payoff	Varies by seller	Title Agency obtains loan pay off and ensures the seller's loan is paid
Any other Lender charges	Varies by seller	Accrued interest, prepayment penality (if any)
Home Warranty	$300 - $700	Home Warranty if seller agreed to pay this when the purchase contract was negociated
Home Owner Transfer Fee	Varies by HOA, typically $400	Usually split between buy and seller. Cost charged by HOA to update their record keeping and change the name of the property owner in their records.
Seller Disclosure Fees	$400	Fees HOA charges a seller to provide the buyer the Covanents, Conditions and Restrictions (CCRs) if property is in a HOA community
Outstanding HOA Dues		Any outstanding HOA dues or fines owned by the seller at time of closing
Courier Fees	$50 - $250	Courrier fees for sending payoff to seller's lender and any other courier fees needed for the transaction
Recon Tracking Fee	90	Ensures seller obtains the official documentation from the lender showing the debt is paid in full

When a home is sold, there are closing costs associated with the sale.  Seller Closing costs will be charged whether you use a Real Estate Agent or sell the house yourself.

#3 Real Estate Agent Fees for Sellers

This is the fee a Real Estate Agent will charge to sell your home.  These fees are negotiable.  Keep in mind the agent with the lowest commission fee may not get you the most money for selling your home.  To sell a home for the most amount of money, your house first needs to be in great selling condition.

You want an experienced agent who will provide recommendations to get your house ready to sell.  You want someone who will be honest with you about the condition of your house.

Sellers want an agent experienced in negotiation.  Your agent will need to negotiate with the buyer’s agent. There are three key negotiating components to negotiate on a house sale.  First, the agent needs to be able to negotiate with the buyer’s agent about price, closing date or any other key items in the initial purchase contract.

Once the buyer completes a home inspection, there may a request for the seller to make repairs.  This is, in fact, more negotiation.  In addition, there may be negotiation needed regarding an appraisal if there are appraisal issues where the appraisal is below the contract price.

Some discount brokerages may quote a lower fee than other brokerages.  Be sure to ask about ALL fees to be sure you are making a valid comparison.   There is a new trend for real estate companies to buy a house directly from the owner for a quick close.

This may work for some homeowners, however, you likely are receiving less money for your home than you would if you listed with an experienced Real Estate Agent.  You typically get the most money for your house when it is exposed to multiple buyers through the multiple lisitng system and effective marketin.

#4 Owner’s Title Policy

This is a title policy that a seller buyers for their home buyer. This policy guarantees the buyer clear title to the house.  If, for example, a year after the sale, someone contacts the buyer and claims rights to the house.  If he/she can prove legal ownership of the property, that second owner may be due proceeds from the sale.

Why is this important? There could be many reasons why someone would put a lien on a property.  The buyer of the property needs to know there are no liens on the property that could affect their ownership.  The title company will complete research to identify any lien on the  property so that the lien holder is paid from the proceeds of the house.

Or, if the lien exceeds the proceeds of the property,  and the seller is unable to bring more funds to close on the property, the buyer can cancel the transaction and receive a full refund of the earnest money.  There are various types of property liens, such as a  mortgage lien, and IRS lien, a mechanics lien (for work performed on the property but not paid for).

The cost of the title insurance policy varies but is calculated based on the value of the property. A title company can quote a specific amount once given the sales price.

#5 Who pays for Escrow Fees? Buyer or Seller?

In Arizona, we use a Title or Escrow company as a neutral third-party to handle the sale of a property.  Typically, the Seller will pay for a Title policy for the Buyer. And, if the Buyer is getting a Loan, the buyer will buy a Title policy for their Lender.

The title company will conduct the title search, get fees due from a Home Owner’s Association (HOA), make sure the HOA is paid monies due from the seller at closing.  They also ask the Covenants, Conditions & Restrictions (CCRs) from the HOA and ensure the information is sent to the buyers.

The title company will also hold the earnest money, receive funds from the buyer and distribute funds to the seller.  Seller’s pay their own escrow fees and buyers pay their escrow fees.

#6 Seller Loan Payoff

The title company will provide a form to the seller to sign which authorizes the title company to contact the lender on behalf of the seller.

The lender will provide the complete pay off up to the date of the scheduled closing of the transaction. At the closing, the title company will wire full pay off to the lender, on behalf of the buyer.

#7 What are other Lender Fees?

Lenders charge a variety of fees to buyers when giving a loan on a property.  These fees can include Administrative fees, Documentation Preparation fees, Processing fee, and Appraisal fee and Credit Reporting fees.  Check with your Lender to get the complete list of their Lender fees.

#8 Home Warranty for Sellers

When the seller has agreed to purchase a home warranty for the buyer, the title company will send payment to the home warranty company at closing.  Typically in Arizona, the home warranty is an item on the purchase contract and negotiated between the buyer and seller.

The amount the seller will pay for the home warranty can also be negotiated.  The home warranty will cover many household items, such as the AC / Heating system, water heater, some plumbing items, appliances and more.  This is typically a one year warranty with a co-pay due when the service representative visits the house.

#9 Home Owner Transfer Fee

Many HOAs will charge a fee for transferring the name on a property from the seller to the buyer.  This can be paid by the buyer, seller or split between the two.  This too is part of the purchase contract HOA Addendum and is negotiated at the time a purchase offer is made.

If you enjoy reading this, you may also like  How to Sell A House With A Realtor 

#10 Seller Disclosure Fees

Sellers in Arizona will pay a fee to provide the buyer the Covenants, Conditions, and Restrictions (CCRs).  The CCRs are the rules for the community.  By purchasing a home within a Home Owner Association (HOA),  the home buyer is agreeing to abide by the community rules. Additionally, these  CCR’s are provided to the buyer after escrow has been opened.

Once the escrow is opened, the title company sends the notification to the HOA that the property is now under contract and there will be a new homeowner.   In Arizona, a buyer has five days after receipt of the CCRs to cancel the contract if there are restrictions the buyer cannot live with.  These are typically provided to the buyer in a paper, electronically or even in a CD format.  Arizona state law requires the seller to provide the CCRs of the community and the seller must pay for the CCR’s.

#11 Outstanding HOA Dues 

If a seller is behind on HOA dues, these will be collected at the time of the sale of the property.  Also, many HOAs have someone drive by the property once it is under contract to look for any violations of the CCRs. This type of violation could include too many weeds in a yard, a fence or gate in disrepair, etc.

Additionally, the HOA is looking for anything that puts the seller in violation of the CCRs. These items need to be resolved prior to the sale.  If the property owner has an outstanding fine from previous violations, this would need to be paid as well.

#12 Courier Fees 

Fees charged to send the loan payoff back to a lender, loan documents from the lender to the title company, etc. It is paid at closing.

#13 When are Closing Costs paid?

Closing costs are paid when the Buyer signs all final closing documents. Typically, a few days prior to the actual closing date.

 

#14 Who Pays Capital improvement Fees?

Some HOAs charge Capital improvement fees.  These fees add to the HOA coffers to help with capital improvements, such as pool maintenance, exterior maintenance, new roofs, roads, etc.  This is a fee that can be paid for by the buyer or seller but traditionally paid for by the buyer since the buyer will benefit from the upcoming improvements.  This fee is in addition to any homeowner monthly fees or transfer fees.

#15 Get Help from your Phoenix Real estate Agent

Are You wondering what are closing costs are when selling a home in Phoenix? This list will help you understand what to expect as you consider selling your house.    Every sale is different so fees will vary by sale and seller.

Not all sellers have loans, not all homes are in HOA communities.  Your Real Estate Agent can provide an estimate of your sales proceeds for your home. The key question for most sellers is how much money will I receive from the sale of my property.

#16 Instant Home Value Estimator

To get answers about real estate, contact Shirley Coomer at Keller Williams Realty.  For most of us, our home is our most important asset.  We need to sell for top dollar.  You need someone experienced in sales and marketing. Many of the costs associated with the sale of a home can be negotiated between a seller and a real estate agent.  The buyer’s offer to buy a home includes more than just the sale price.  Some buyers ask for closing cost assistance, or they may ask for the seller to pay HOA transfer fees.  Buyers may also ask for a seller t pay for a home warranty.  All these items are negotiable, and can make a difference in how much a seller will net from the sale.

#17 Phoenix Homes on the Market in the last 7 days

       $250,000 – $350,000

 

Contact the Shirley Coomer Group at Keller Williams Realty Sonoran Living

Call or Text: 602-770-0643 for more Real Estate information.

 

When selling a house, there are many mistakes we often see sellers making.  Here are 15 mistakes sellers make when selling a house. Selling a house is usually a very emotional experience for homeowners, especially when they have lived in the house for a while.

It can be difficult to sell a home where you raised your children and have happy family memories.  But at the end of the day, you are making one of the biggest financial transactions of your life.  As sellers want to get the most money from the sale of the house, it is easy to see dollar signs over good selling choices.

 

1. Don’t Get Emotionally Attached to the House

This is easier said than done. When we live in a house for a period of time, we do get attached!  We may have raised our families here, we may recall happy gatherings with friends and family.  The house may be our first home, which we stressed over and happily purchased.

Regardless of our emotional attachment, sellers need to focus on their next home or what the sale of the home will do for them.  While are may love our home, focus on the reason for the move.

A new job? A life change? More room for your family?  Better schools?  Regardless of why we are selling, once the decision has been made, take steps to move forward successfully.

2. Do Paint a Neutral Tone Throughout The House

I repeatedly tell sellers the home you live in is not the house you put on the market.  Go ahead when you move in and paint an accent wall red, paint your bathroom blue and furnish your home in a manner that makes you happy.

The day you put your house on the market, things change.  You want your home to appeal to the most buyers. You do not know if your next buyer will share your taste in colors.  Perhaps their furnishings are very different from yours and your colors will not complement their furnishings.

A house that is very dark and appears more masculine will not appeal to many buyers.  Conversely, a home with frilly curtains and lots of pink may be a turn off to other buyers.

Be sure your color palette is neutral.  Let buyers see the features of the home.  They need to see the great kitchen cabinets and counters, the lovely high windows, the great views, the lovely fireplace.  Do not distract them with your lime green kitchen!

3. Sellers Need to Declutter, Clean, Remove Religious Items & Collections

Buyers need to walk into a house and visualize themselves and their family living in that house.  They need to picture celebrations, holidays and gatherings in this space.  When a home is decluttered and neutral, this visualization can take place.

Distract a buyer with frilly curtains and odd paint colors, and that visualization is interrupted.  Remove personal photos.  You do not want the buyer looking at your travels and family pictures, and getting distracted visualizing themselves living in your home.

4. Understand Very Custom Improvements May Not Appeal to All Buyers

Fact, sellers will not get back dollar for dollar every home improvement.  There is a difference between home improvements and routine maintenance.  Let me say that again.  There is a difference between home improvement and routine maintenance.

Putting in a new kitchen or bathroom does add value.  But, updates that are taste specific can turn off some buyers.  Let’s say you add beautiful new counters…..but rather than the typical black, white or earthy tones you opt for something in green or orange?

While you may love this color, most buyers will not.  New counters = yes.  Added value in the buyer’s eyes = no.  Today we see some homes with polished concrete floors.

I can tell you few buyers loves these.  The owners do like them, but to a buyer who hasn’t experienced polished concrete flooring, this may not be attractive.

I recently had a buy asking about the odd flooring she was seeing.  It turned out the floor was cork tile.  This buyer was completely turned off.

Also, sellers are expected to maintain their home and property.  Replacing or repairing your yard sprinkler system is routine maintenance. Sellers who replacing a broken toilet are doing routine maintenance.

Also, a $40,000 kitchen update 5 years ago will not net you $40,000 today.

You have enjoyed your updates for years, styles do change, and your cabinets and counters have 5 years of wear and tear.  Will an appraiser give you some credit compared to a house with no updates, yes.  Appraisers do prorate updates.

 

If you enjoy reading this, you may also like  How to Sell A House With A Realtor 

5. Make Your House Appeal to the Majority of Buyers

Houses need to appeal to the majority of buyers in your market.  Updates should be normal and customary for your price point.  Buyers expect to see higher-end finishes in higher-end homes.

A seller who puts in level 5 granite (higher end and more expensive) in a $200,000 home will be over improving the property.  Neutral colors, decluttering and cleaning are the “secret sauces” that sell homes.

6. Find the Right Agent – One Who can Negotiate

Sellers should hire an experienced agent familiar with their particular market.  Sometimes the only question a seller asks a listing agent is what is their commission? We have all heard the old adage that you get what you pay for.  Just because an agent will charge a reduced commission doesn’t mean they can get your house sold or negotiate the best deal for you.  Sellers only pay a commission when the house sells.

Hire the wrong agent or an inexperienced one and your house may not sell, so you are paying nothing!  Looks for agents with strong negotiation skills.  Your agent will need to negotiate with the buyer’s agent once a contract is received.  The contract is not only made up of a purchase price but can contain buyer requests that will cost the seller money!

Look for public reviews on agents and look for 4 and 5-star ratings.  Read what past clients say about the agent and decide for your self if you like their communication and negotiation style.

A good negotiator may save you more than the 1% commission reduction an agent may be offering you.  Ask about their marketing and social media marketing. Today, over 95% of buyers start their home hunting with social media, and if your house is not prevalent on social media, you will be missing many buyers!

7. Insist on 35 Plus Pictures Which Showcase Inside and Outside of the House

Home buyers are online looking at houses.  Buyers who are several months out begin their hunting by checking out pricing and home amenities.  You will want 25 – 35 pictures at a minimum.  Sellers need great exterior pictures, include the front curb appeal as well as back yard and patio areas.

In Arizona, we spend much of our time outside and a great pool and patio area are a must!  Houses need to showcase kitchens and bathrooms as we know those are the most important rooms to buyers.  Add a video or virtual tour to help the buyer get a complete feel of the inside and outside of the house.

Photos should be taken by a professional photographer.  Small iPhone pictures, showing the listing agent’s reflection in a mirror is very distracting to a buyer!

8. Unrealistic Price

A real estate agent can provide you comparable sales to help you decide on the right price.  Agents will typically identify three other properties on the market, active listings,  which have not sold yet.  These are part of your competition.

They will also identify three properties that have recently sold.  By looking at the pricing and amenities in these homes, sellers can see realistically where they need to price the home.  If a home very similar to your just sold for $350.000, why do you think yours would sell for $400,000? If other homes very similar to yours are price $345,000 – $360,000, why would you price yours at $400,000?

Buyer’s agents know the market and will help guide buyers to find the best home value for their money.  Buyer’s don’t care home much a seller “needs” from the sale of the house.  The market determines the home value.

Even if a buyer wants to pay more, their lender will have an appraisal completed on the property, and if doesn’t appraise at least at contract value, the buyer can decide to pay the difference out of pocket or walk away.  Buyers today will not overpay for a property.

9. Not Having the House Ready to Go on the Market, and Not Making Repairs

Sellers should wait to put their house on the market until it is ready for buyers.  The buyers will see the unfinished projects and be turned off.  Buyers are typically looking for a home bigger or nicer than the one they have, and usually, don’t want other people’s projects.

When buyers are relocating from out of town, they are typically looking for a move in ready home.

They know the moving van will pull up to the house and they need to be able to move in without trying to complete house projects.  Not all buyers have extra cash to make repairs.  The National Association Of Realtors (NAR) tells us that buyers typically thin a repair costs three times the actual costs.

So a buyer looking a  $100 repair to a door actually sees $300 of needed repairs.  Also, buyers moving to an area may not have any insight on where to find handymen or other repair folks.  Also, houses with many repairs tell the buyer the home has not been well maintained.  They will wonder what they CAN’t see that may also need to be fixed.

10. Refusing to Make Buyer Requested Repairs After a Home Inspection

Buyers in Arizona typically have a home inspection.  Most buyers will ask for items that are safety related, for example, plumbing or electrical issues.  They may also ask for roof repairs, such as broken tiles or mortar caps.  We typically don’t see buyers asking for cosmetic items, such as painting a different color or replacing something that isn’t broken

A seller should look at the list and work with their real estate agent to identify those items the seller is willing to repair or get estimates.  Sometimes the list may be long, but inexpensive to fix.  They may be things a handyman could fix in a few hours.

Often seller’s get their feelings hurt when they see the list of repairs. Sellers who get a pre-listing home inspection can avoid many items that show up on an inspection report. Do you really want the deal to fall apart for a few hundred dollars?  Another option may be to offer a buyer a credit towards their closing costs in lieu of making the repairs.

11. Great Showing Condition –  Including Pet Removal

Sellers who have followed all their listing agents advise are now ready for buyers to come through the front door. You have great curb appeal, you have decluttered and removed excess furniture.

Now give some thought to the buyer experience.  For showings, be sure to turn on all the lights, open all the blinds, if summer, turn on all the ceiling fans.  Remove pets from the house.  You don’t want a cat to dog escaping!  Buyers do not want to walk through your house with dogs barking (even if kenneled).  It is difficult for buyers to picture themselves living in a house with the distraction of dogs barking.

all the while a buyer is looking at a house.  Put away pet toys, litter boxes, and food dishes.  Not all buyers have pets, so seeing your animals toys and dishes may be a turn-off.  Be sure there are no lingering pet odors.  Again, not all buyers have pets, and if they don’t have pets, they will quickly pick up on pet odors.

12. Easy accessibility

Sellers should make their house easily accessible to buyers.  When sellers limit showings, they miss buyers.  The more your house is shown, the more likely you are to find a buyer. When buyers are in from out of town, they may have only a few days to look for a house.

A seller who can not accommodate the buyer schedule will lose out on a potential buyer.  Some buyers are available after work or on weekend, and again sellers who want to sell their house need to be accommodating to buyer schedules.

13. Ensure proper disclosure

In Arizona, sellers are required to disclose any material facts about their property.  A material fact is one that may influence a buyer’s decision to purchase the house or the amount of money they would offer.  Also, sellers need to disclose what they know about the property.  Often we see investors noting they “have never lived in a property”.

The question for seller disclosures in Arizona is what do you know about the property.  If you have owned property, even a rental, you have knowledge about repairs to the property.  Since sellers need to disclose that they know, this would include anything a previous seller disclosed to them.

14. Know Your Moving Plans When You Put The House on the Market

A buyer will offer the seller a purchase contract in Arizona that includes a closing date.  In Arizona, the closing date is the date the property legally is transferred from the seller to the buyer.  That is also the date when the buyer gets possession of the home.

As a seller, if the closing date for your property is the 10th, you need to be completely out of the property on the 9th.  We typically do not get an exact time when the sale will record with the county.

The recording of the sale with the county could be first thing in the morning, hence the seller needs to be completely out the day prior.  This also includes having the house clean and empty, for the new owner.

As a seller, knowing where you are moving to will help you decide what to pack, what to give away and what to discard.  Think carefully about everything in your house.  You don’t want to pay to pack and move items you are not going to use.

15. Selling a home can be a Challenging Process

Sellers who are well prepared and have the right real estate agent will sail through this process!  Listen to the experts.  A person who sold their last house 10 years ago doesn’t have the same experience and expertise as a full-time real estate agent.  With planning and patience, sellers can be moving on to their next home with a minimal amount of stress and frustration!

Phoenix Homes on the Market in the last 7 days

$250,000 – $350,000

 

 

Contact the Shirley Coomer Group at Keller Williams Realty Sonoran Living

Call or Text: 602-770-0643 for more Real Estate information.

 

 

 

 

 

Homeowners often ask when is the best time of year to sell a house.  While we do see more houses on the market in the spring, the real question is why are you selling?  Sellers who are facing a job transfer, have financial challenges, need to move closer to family, etc. may not have a chance to actually time the market.

Sellers need to find a knowledgeable real estate agent who can talk to them about the local housing market.  The best time to sell in Prescott, Arizona may not be the best time to sell in Phoenix, Arizona.  Many things enter into selling, including the market, potential seasonality and the “why” the seller is moving.

If you are buying a new home, you need to decide if you want to buy before you sell, OR sell before you buy.  Your overall plans and market conditions will dictate your selling strategy.

Is Spring the Best Time to Sell?

We see more homes come on the market in the spring in the Phoenix metro area.  The holidays are over, and school will be out soon and people are contemplating their next home.  Folks with school-age kids often want to time a move to a new home or new city at the end of the school year.  Buyers looking for homes will find an increase in inventory in the spring.  Additionally, they will also find increased competition as we move closer to spring.

Will My House Sell At Other Times of the Year

Home buyers are out looking at houses every day of the year (yes, some may even be out on holidays). Buyers look for houses when they need them.  Many people find themselves with a job transfer at the end of the year, meaning they start a new job the 1st of the year.  These folks may be scheduling a house hunting trip in December, yes, near the holidays!

When homeowners are faced with a divorce or death in the family, the event triggers the need to sell.  Unfortunately, the unexpected situation may trigger the need to sell, not necessarily the time of year.

Maricopa County was the 4th fastest growing county in 2017. This county is expected to continue with strong growth.  When a county has continued strong population growth, there is a demand for houses.  This continued growth suggests that Maricopa County (the Phoenix metro area) will continue to have a demand for housing throughout the year.  The market demand determines how well houses sell, not necessarily a seasonal impact

Look at Competition

One good indicator it is a good time to sell is a lack of inventory.  When inventory is down, sellers will find competition for their listings if priced right and in good condition. Sellers should look at market conditions, not necessary seasonality.

Consider Your Personal Situation

Whether it is a good time to sell will also depend on your personal situation.

 LIFE CHANGES 

When we experience life changes, our plans may suddenly change.  A death, a divorce, an aging parent needing care, even job transfers. Sometimes there are great opportunities, such as a great promotion! Often these changes will require a homeowner to sell their home.  In these situations, sellers rarely have the luxury of waiting until “a better market” occurs.

 Finances 

Sometimes finances change resulting in a reduction of income, and one can no longer afford to stay in a home.  While these are a difficult situation, sometimes homeowners must make some difficult decisions.

Sometimes in a two-income household, only one person is now working.  One may stay home due to a new baby or unexpected medical condition of a child.  Sometimes a seller gets a substantial salary increase or inheritance and is ready to find a larger or more expensive home.

 

 Downsizing 

As children grow up and move out of the house, homeowners naturally decide to downsize.  The 3000 SF  2 story house with five bedrooms gives way to a single level three bedroom and 2 bath home of 1800 SF.  When downsizing, sellers can time the market a bit more than others.  If a seller is downsizing, they can typically wait a few more months and take their time finding their new home.

 You may also enjoy reading,   10 Things to know when selling a home

 

Will Home Condition Affect My Home Selling?

Sellers want to sell at the best time of the year when they are not in a hurry and have some flexibility.  I find that while the timing may be a factor in selling, the bigger challenge is making sure your house is ready to sell.   This means decluttering and  cleaning – cleaning – cleaning. .

Homes need to show well to the buyers to who visit the house. Any money a seller may gain from putting the house on the market at the right time can be lost when the seller doesn’t fully prepare the house to sell for top dollar.  Buyers today will not overpay for a house.  They are looking for value.

Buyers want good value for their money when spending thousands of dollars on a house.  Today’s buyers are likely to stay in their home for up to 10 years, so they need to make sure this decision is the right one!

Buyers can overlook things in the home that need to be updated, but they can’t overlook clutter and dirt.  The least expensive things sellers can do are declutter, removing excess furniture, depersonalize the house and clean.

What Else Can Affect My Ability to Sell For Top Dollar

The timing of when a seller puts the house on the market may slightly affect the sale.  Sellers need to be sure the house is ready for buyers to see!  Next, sellers need to make the house available for buyers to see.

Sellers who put restrictions on appointments to see the house will have fewer showings.  Fewer showings mean the house takes longer to sell and may not sell for top dollar.

Buyers always ask me how long a house has been on the market.  The time on the market can and DOES affect what a buyer will offer for a house.  If a house is new to the market, buyers are more likely to offer full list price and ask for fewer seller concessions.

When buyers see a house has been on the market for weeks and has had several price reductions, they are likely to go in with a lowball offer.

As we enter the spring selling market, sellers will find this a great time to sell  The earlier you get on the market in the spring the better.  In Phoenix, the new inventory coming on the market usually starts to peak in April and May.

However, remember the goal isn’t just to time the market.  The goal is to price your house to sell.  You are not going to “give it away”. If buyers perceive you are well priced, you will likely receive multiple offers. Don’t forget the condition of your property is key to selling for top dollar for it.

While inventory is down a bit, buyers still are not willing to overpay for a house.  They also are looking for good value in their home.  Also, we know homeowners are staying longer in their homes and not moving as frequently as they did 10 years ago. Buyers are looking not only for value but a home they can grow into.

Phoenix Homes on the Market in the last 7 days

$250,000 – $350,000

 

Contact the Shirley Coomer Group at Keller Williams Realty Sonoran Living

Call or Text: 602-770-0643 for more Real Estate information.

 

Why is a master bedroom a major selling feature in a home?  Because buyers are buying the dream.  All buyers want a roomy master bedroom in neutral and tranquil colors.  No one wants to see clutter and odd furniture.  Buyers want to see a welcoming room like one might see in a hotel.   After a kitchen and bathroom, the master bedroom is a top consideration for many home buyers.  What are buyers looking for in a master bedroom?  They are looking for a relaxing and tranquil space to unwind at the end of the day.

Additionally, they are looking for neutral colors, a room that is decluttered and appears like a master suite!  Buyers don’t want to see stacks of papers on the nightstand.  They want to see attractive bedding and window coverings.  They want to see bedroom furniture, a bed, nightstands, and attractive lamps and a dresser or two.

 

 

#1 What to do with Bedroom Furniture

Buyers expect to see appropriate furniture in a master bedroom.  Because a buyer is looking for a master suite, they expect a comfortable bed, nightstands, and dressers that fit the room size.  Therefore, because buyers want to see bedroom furniture in a bedroom, you must remove the desk, extra chairs, and clutter. Even though sellers are not leaving furniture behind, buyer’s need to picture themselves living in his room and enjoying the “vision” of what it could be!

Clear off all dressers. If the dresser top is not in good condition, consider a table runner for the top.  Add a nice piece of pottery, a plant or fresh flowers.  Nightstands should have a lamp, perhaps a clock and a book or magazine.  Remove stacks of books or magazines

#2 What do I do About The Bedding

If you don’t have fresh and matching bedding, consider splurging on a great comforter and a number of pillows so the master bedroom looks like a 5-star hotel. Buyers want to see attractive bedding (even if their’s isn’t).   Because extra pillows on a bed look inviting, add several.  Hotels do this to make the bedroom inviting. Buyers want to see the hotel look, decluttered and roomy.  Maybe they don’t have a bedroom that looks like this today. However, they do want to have a 5-star bedroom.

Many pillows on a bed communicate luxury and comfort.  Buyers love to see a master bedroom that looks like a 5-star hotel.  They also want all the furniture to “fit” the room.  No extra chairs or tables, no desks or stacks of papers or magazines, just a retreat to come at the end of the day.  Think of walking into a luxury hotel.  What do you see on the bed?  Many pillows!

#3 What should I do with Window Coverings

Buyers want to see nice window coverings they can open or close as needed.  Windows need to be cleaned and sparkling.  If there are sliders to the patio area, the door track needs to be sparkling clean, free of dirt and pet hair.  If you have heavy window coverings, consider removing them in favor of sparkling blinds.

#4 Ceiling Fans and Fixtures

Be sure to clean your ceiling fans.  Buyers typically look up and dust is a big turn off.  All lamps should have the brightest light bulbs recommended by the lamp manufacturer.  Be sure all light bulbs are in working order.  If home inspectors find a light will not turn on, they typically write this up as an issue.  Since they can’t determine whether the light is burned out or there is a problem with the light itself, this will be noted in the inspection report. Don’t let buyer wonder if the light bulb is burned out or the light fixture is broken.  If your lamp shades are tired and warn, find new lamp shades with a classic style and a pop of color.

 You may also enjoy reading,   10 Things to know when selling a home

 

#5 Neutral Paint

While you may like bright colors throughout your house, including the master bedroom, consider repainting in a neutral color.  Buyers need to see neutral colors as they enter the room.   A master suite will appeal to more buyers in neutral tones.  Painting is an inexpensive way to update and freshen the master bedroom.

#6 The artwork on the Walls

The artwork on the walls should be neutral and not controversial.  Artwork should blend in with the neutral paint and should accentuate the overall feeling of the room.  Again, the seller isn’t leaving the artwork behind, buy buyers can see how a particular piece of art lends itself to a relaxing retreat.

#7 How do I stage a Master Closet

Master closets need to be decluttered and well organized.   And, since you are moving,  take this opportunity to clean out clothes you haven’t worn for a long time.  Remove shoes you aren’t wearing any more or that are worn.  Look at any shelves in the closet and be sure anything arranged on the shelf is uncluttered. Either donate unneeded clothes or put in storage bins in a storage locker.

If you have a crammed closet, buyers will think this house doesn’t have enough storage. And if you don’t have enough storage, neither will the prospective home buyer!  Have you ever looked at a master closet in a model home?  You typically see nice hat boxes on shelves. Be sure to dust the room, especially any open shelves.  All hangers should be hung in the same direction.  And some people arrange their clothes by type and color.  This shows the buyer you are very organized and have attention to detail.  This can translate into an image of a seller who takes great care of their home and the maintenance needed.

#8 Windows and Doors

Be sure the doors and windows are spotless.  Buyers should be able to see out the bedroom windows.  Often, the master bedroom is in the back of the house with a nice view of the yard and /or pool area.  Be sure buyers can appreciate the view out the window or door when they enter the room.  Replace heavy curtains with blinds and sheer curtains. Because you want the buyers to see outside, be sure the blinds are open and the view is visible.

 

#9 TVs in Bedrooms

Many people have TVs in the bedroom.  Rooms show best when the TV is a flat screen on the wall.  If the TV is not on the wall, consider placing it in a cabinet or otherwise hide it.  While we all know people have TVs in the bedroom, a hidden TV adds to the feeling that a bedroom is a place to get away and relax.  Put any remote controls in a basket on a dresser or somewhere out of sight.

#10 Doors to the Bedroom

If you have double doors into the Master bedroom, consider leaving both doors open to welcome the buyer.  While everyone knows you can always close the doors, the open doors are welcoming to your visitors.

A well-staged master bedroom can be an influencing factor in the buyer’s home buying decision.  While kitchens and bathrooms are a focal point, the right master suite is high on the list of buyer needs and wants. Remember, buyers, see how you live in your house and try to picture themselves living there as well.  A well-staged master suite invites the buyer to enter at the end of the day and relax.  Whether a buyer retires to the master suite to watch TV or read a book, the room needs to look inviting.  While buyers know you are not leaving your furniture and pillows, they envision themselves in a room they decorate in a similar fashion.

#11 Phoenix Homes on the Market in the last 7 days

       $250,000 – $350,000

 

Contact the Shirley Coomer Group at Keller Williams Realty Sonoran Living

Call or Text: 602-770-0643 for more Real Estate information.

 

 

When it is time to pack up for a move, sellers need to find plenty of boxes to start packing!  Even if you are using a moving company that will pack your home for you, there will be closets and drawers you will want to sort through ahead of time.  You are moving, so now is the time to declutter your home. Start a donation pile and a garage sale pile!

We don’t ever want to pay for something if we can get the same item for free!  There are several places to explore to get free boxes.

First, start your search early.  Check local community Facebook groups.  Find someone who has recently moved into a house.  Often, folks are happy to give away boxes to someone else moving.  Sure, they can recycle them, but if asked or reminded someone can use them,  most folks are happy to have you pick them up.

 

 

Check Local Stores for Boxes

There are several stores to check out for free boxes.  Start with the big box stores like Sams or Costco.  They get frequent deliveries and have a nice assortment of sizes.  Check out the liquor boxes which come with dividers.  Wine comes 12 bottles to a box and you have dividers too.  Liquor boxes are typically divided into 6 sections, allow for separation of other items. Additionally, liquor is sold in glass bottles, which mean those boxes are going to be very sturdy.

Check out Local Stores in Your Area

Store get shipments of items to sell in cardboard boxes, then must discard them after unpacking.  Many stores are happy to let you take the boxes for free!  Choose stores with boxes that are easy to move after you get them packed.  You can get a lot of stuff in a huge box, but do you want to lift it? Look for undamaged, clean boxes

.  Also, be sure to get several sizes of boxes.

Grocery Stores

We know grocery stores get daily shipments of food.  In addition to any liquor boxes, look for boxes where apples or bananas have been shipped.  These boxes are heavy and often have side cut-outs for handles. Additionally, these boxes usually have lids that slide over the box, keeping them secure!  These boxes are uniform in size, not too big and easy to move around.

The Local Liquor Store

Just like looking for boxes at Costco or Sam’s, your local liquor store will be happy to get rid of their sturdy boxes with dividers.  Again, these boxes are not overly big, so you can easily pack and move them as needed.

Facebook

Look for community pages on Facebook. Most communities have these local groups.  This is a great please to ask anyone with boxes to let you pick them up when they are finished with them.  It is also a great way to get rid of them after you move and are unpacked.

You can probably pick up boxes as the user gets them unpacked.  As long as they are saving the boxes, many folks will save the packing paper for you as well!  When you get boxes from someone who has used a professional moving company, you also will likely get wardrobes for clothes.

These are great boxes with a hanging rod so you can hang up your clothes!  Directly from your closet to the box, and into your new closet!  Also, professional movers use the smaller boxes, called dish packs, for dishes.  They also have larger boxes for lamps or other large items.

Professional moving companies typically use special boxes for mirrors and pictures they are large and flat, easily fitting your artwork!

If you enjoyed this article, you might also enjoy,  How to stage A living Room When Selling A house 

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Nextdoor Neighbor

This is another community site.  This community typically within a specific neighborhood or adjacent neighborhoods.  Neighbors like to help neighbors.  These groups will often announce available boxes.  Most people like to recycle when reasonably possible and somewhat convenient.

It is pretty convenient when a neighbor comes over and picks up the boxes you just emptied!  In these groups, someone always knows someone who may be able to help!

Ask Your Realtor

As a real estate agent, I know which clients are moving and need boxes or have boxes,  Even when someone may not be ready to move, they are having conversations about moving or getting ready to move.

I often match up sellers with folks looking to move and recycle boxes.

Craigslist

Here is another great source where recent home buyers offer up their boxes on a first come first serve basis!  Remember, you need to be quick.  Once the boxes are emptied, the new homeowner wants them gone!

Freecycle

Freecycle is a recycling website.  There are various groups around the Phoenix area. CLICK FOR LINK.  At this site, people offer up items for free and they note items they would like to have for free.

Office Building

Check your office.  Often a business will have boxes which copy paper comes in.  These are heavy duty boxes with nice lids.  Start early and collect a few a week.  By bringing a few boxes home each week you can gradually start your backing and decluttering!

 

Last Resort – Purchase Boxes

If you are not able to find enough boxes from the free sources, it may be time to buy them.  Home Depot sells boxes, bubble wrap and packing tape.  Veterans receive a 10% discount from Home Depot.  They offer a variety of box sizes.

U-Haul

You can purchase boxes and moving materials from U-Haul.  They also offer a great box exchange program for their customers.  CLICK HERE for a link to the exchange.

U-Haul also has several programs that allow our customers to get together and share rides  This benefits our customers and communities. this sharing keeps boxes out of the landfills.  This reduces fuel consumption by sharing rides.

 

When it is time to move, start early looking for boxes, bubble wrap, packing paper and tape.  Gather a few boxes and go home and clean out a closet, and repeat!  When you start early the task of moving will be less overwhelming.

Getting free boxes and supplies not only saves you money, but recycling helps the environment.  Don’t forget to offer your empty boxes to others when you finish your move and have your boxes unpacked.  Moving is a great time to declutter!  Get serious about sorting through your items.

Remember, it costs money to move.  moving companies charge by the pound.  Why would you want to move hundreds of pounds of “stuff” that you really don’t want?

Phoenix Homes on the Market in the last 7 days

$250,000 – $350,000

 

 

Contact the Shirley Coomer Group at Keller Williams Realty Sonoran Living

 

or Text: 602-770-0643 for more Real Estate information.

 

 

 

 

When you are ready to sell your house, you will want to talk to real estate agents to decide who you want to work with.  Interview a few. Be sure your personalities align as you will be working together for a while.  Be sure you can communicate openly and honestly with your agent.

 

 

Check on the Amount owed on the Property

Check your last loan statement and understand how much is owed on the property.  If you happen to have a 2nd mortgage, obtain that information. You will want an agent to provide you a “net” sheet and to give you an idea of how much you will clear on the house,

 Prepare a List of Questions

Be prepared to ask the agent questions about how they do business. What is their availability?  When should you expect communication on showing or open house activity?  Will the agent do open houses? How will they market the property?  When can you expect feedback from the agent after other agents show the property?  Will your house be placed on a local real estate agent tour for maximum exposure and feedback? Can you limit showings to your schedule? Do they have testimonials you can see?

Ask the agent if they have referrals for You

Ask the agent to see if they have referrals for you for other services you may need on the house. For example, landscapers? Handymen? Roofers? Electricians?  You might need the services of several vendors to get your house in showing condition.  Will these service providers be available right away to help get your house ready for market?

Be Sure to identify any liens on the Property

Sellers need to let their agent know of any liens on the property.  The most typical lien is a mortgage.  Sellers could have a 1st mortgage, perhaps a second mortgage.  Sellers could also have a line of credit or even tax liens.  Other types of liens that can be placed on a house include those placed by a Home Owner Associations (HOA) for unpaid HOA dues.  If a homeowner doesn’t pay a service provider, such as a water softener purchased on a payment plan, the company may place a lien on the property.  Any lien placed on the property will need to be paid when the home is sold.  The title company will do a search for all liens placed on the property.  Help your agent by identifying any liens you are aware of.  Most agents will provide a net sheet for a seller, and you want it to be accurate.

 

Hold off on Making Home Improvements

Not all home improvements will have a payback for sellers.  Ask your agent to recommend work to do on the house to help it sell quicker.  Additionally, ask what improvements may have a payback or perhaps come up during a buyer home inspection.  You will want to have the house in good repair, which is something different from updating.

Clean up the place

Ask your agent to make suggestions on decluttering your home.  Real estate agents see dozens of houses every month.  They walk through houses with buyers and know how they will react to a home.  If your agent suggests your declutter, remove personal pictures or change furniture, know there is a reason!  Buyers can often visualize updates in a house, but they can not get past a dirty house. Consider a professional cleaner to ensure baseboards are cleaned and all windows are clean.  Professional cleaners will also

ensure light switches are clean.  Additionally, they will ensure grout is scrubbed clean.

Ensure Your House Is In Good Repair

Take a walk through your house and look at it as a buyer.  You live in the house, so may not notice what a buyer would notice.  Look for and replace broken or damaged light switch plates of electrical outlets.  Replace all burned out light bulbs in all lights in the house.  When buyers see a light out, they don’t know if a bulb is burned out or the light is broken.  Look at touching up nicks to paint on woodwork or walls.  Have our carpets professionally cleaned?  Repair any frayed or damaged flooring.  If you have cracked or broken tile and have extra, replace those tiles.  Do your closet doors have broken floor guides?

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Check your schedule

Give some thought to when the house will be available for showing.  Do you have pets that need to be removed from the home?  Do you have small children and nap schedules to consider? Additionally, if you work from home, consider how showing request may impact your daily schedule. Remember, for more flexible you are with showings, you will have more exposure to your house and a quicker sale.  Sellers who limit showings miss potential buyers.

 

Ask About The Agent’s Negotiation Skills

Your agent will have three potential opportunities to get you the most amount of money for your house. First, when you receive an offer on the house, the agent will help you determine if the offer is accepted.  However, you may need help determining if a counter offer is in order.  The second negotiation opportunity will be after a buyer has completed a home inspection. Buyers may ask you to make repairs identified in the inspection.  However, a buyer may also ask for a price reduction in lieu of repairs.  Or third, the buyer could ask for a credit at closing in lieu of you making repairs. Any of these three options will cost you money.  A good real estate agent will help you decide on the best option for you and negotiate in your best interest.

How Will Realtors Access Your House

Most real estate agents in the Phoenix metro area use special lockboxes that require agents to access using special equipment.  These lock boxes record the agent’s name, brokerage and time of access.  These boxes make it easy to get the key to the house to show the property.  This box also provides security for the homeowner to know only licensed real estate agents will be entering the house.  All real estate agents know they need to follow the access information on properties in the Multiple Listing Service (MLS).  All agents need permission to enter a property.  Be sure your agent does not use a contract lock box.  This will not track the access of anyone using the box.  You will have no tracking of who has been in your home.  Agents know they should leave their business car behind, however often many do not.  The only record of their entrance into the property is the lockbox.

 

As you interview agents remember you are entering into a relationship that may last several months.  It may takes60 – 90 days to receive an offer on the house, plus another 30 days to close the sale.  Let the agent know the best way to communicate with you.  Additionally, if there is more than one seller, who should be contacted?  Which is better for you?  Phone calls, texts, email, etc.  Sometimes our work schedules do not permit taking calls during the workday outside of breaks and lunches.  Let your agent know the best way and time to communicate.

 

 

Contact the Shirley Coomer Group at Keller Williams Realty Sonoran Living

Call or Text: 602-770-0643 for more Real Estate information.