You can get your house ready to sell quickly in two ways.  You can sell your home to any number of companies that pay cash for houses and offer a quick close.  These companies are offering convenience.  They will pay you below market value. However, you can get a quick close.  There are times that this may make sense.  For instance, if you have an offering on another property and that purchase is contingent on the sale of your house. Or, you can make your house very attractive to buyers to get an offer quickly on the house.  Having a house attractive to buyers includes pricing AND condition.

 

#1 Hire The Right Real Estate Agent

Hire an agent familiar with your area.  You want an active agent who will not only market your house but prospect daily for buyers for your house.  Sellers will want to see a clear and concise marketing plan.  Will the agent hold open houses?  Place the property on a local real estate agent tour?  An agent should walk through the house and look at it with the critical eyes of a buyer.  Are there loose or broken cabinet doors? If so, repair.  Do you have frayed carpet or broken tiles?  If so, repair. Are there any dripping faucets?  If so, repair.  Do you see any loose or damaged roof tiles, If so, make repairs?. 

Do the fascia boards around your roofing need painting,  If so, repair.  Are there any loose or broken light switches or electrical outlets?  If so, repair. 

Buyers are looking for a reason to buy your house. Be sure you change the air filters.  When buyers see dirty air filters, they know the AC units are being overworked. 

#2 Look at the House Through The Eyes Of a Buyer

If the seller can’t be bothered to change the air filters, what other routine maintenance items have been ignored?  have When buyers see small items needing repair, they often think there could be more serious repairs needed.  Look at your house through a buyer will.  

#3 Declutter The House

You are moving.  Pack up half of your house!  Clean out bookshelves, end tables, and coffee tables.  Clear off the counters and leave only a coffee maker.  Let buyers see all the potential room on the kitchen counters. If you have many appliances on the counters, buyers will think you don’t have enough storage space.

Buyers will have a hard time picturing themselves living in your kitchen if they can’t see how much counter space is really available.  Clean out all the cabinets, pantry and linen closets.  Buyers will open your cabinet and pantry doors. Buyers will think there isn’t enough storage room If you have these packed to the brim,

#4 Depersonalize Your House

If you want buyers to picture themselves living there, then you need to depersonalize the house.  The house you live in is not the house you put on the market.   REmove most of your family pictures on walls and tables.  You are moving so pack up these items.  Also, pack up any collections.  A doll collection or any other massive collection can be distracting to buyers.

Remove any animal trophies you may have on the wall.  You want to appeal to all buyers.  Some buyers are offended by elk or deer heads. While your family and friends may admire your hunting ability, buyers can be turned off.

 

#5 Make Your House Accessible to Buyers

Sellers need to think about how buyers and their agents will get access to the house.  There will be more buyers visiting a house if they make it easy to schedule a visit.  When sellers limit showings to evenings or weekends, they will find fewer buyers. Many buyers will be unable to schedule their showings around your schedule.

Everyone understands that life happens, and if you have a birthday party or family dinner scheduled, you may need to limit showings.  However, listings that state showings are only available weekends will languish on the market.

#6 Price Your Home To Sell

Your real estate agent will show buyers comparable sales of homes in your area.  If you have 3 bedrooms, two bathrooms, a 2 car garage, and a swimming pool, buyers will see other properties like yours to help you understand the market price is for your home.  In today’s market, buyers will not overpay for a property.  Aso, buyer’s agents will show buyers homes that are priced correctly and in good condition.

If a buyer likes your house, the agent will show the buyer comparable (comps) for your house so the buyer understands how much money to offer for your house.  It is a mistake for sellers to “start high” believing they can drop the price later.  The longer a property is on the market, it is less likely buyers will offer your full list price.  Homes have the most market activity on the first two weeks on the market.  Buyers look at homes new to the market.  After a few weeks, interest declines.

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

#7 Great Curb Appeal

Sellers should be sure that the buyers who do see their house see a house in great condition as well as priced correctly.  Curb appeal is huge when buyers are deciding on a home to purchase.  Ensure the house is welcoming.   Your front door should be welcoming and in great condition. Add a few flower pots of brightly colored flowers to welcome your buyer at the front door.  Be sure the front a landscaping is clean and neatly trimmed.

All bushes and trees should be trimmed.  Buyers should not have to fight a bush or branch to get you your front door.  What buyers see on the outside of the house is typically what will be seen on the inside.  If sellers are meticulous with their exterior landscaping, buyers think sellers will likely equally meticulous about the inside.

#8 Consider Small Updates

Sellers need to look at a house like a buyer.  How do the sinks and faucets look in a bathroom?  Perhaps a new sink and cabinet hardware will update the bathroom.  What about a new shower curtain or new hardware such as towel bars. Always update bathroom lighting.  This is inexpensive but screams UPDATE to buyers.

Consider replacing a large mirror with a framed mirror.  Or, look at kits that allow you to add a frame to a plain mirror to give it an updated look.

Consider updating light fixture and ceiling fans.  These can be purchased at Home Depot or other stores.  There are inexpensive options for sellers to consider which shows buyers a house is updated.

 

If you want to sell your house quickly, you want to have your house ready for buyers to see themselves living in the house. You also want to be priced to sell, not trying out the market. Buyers have many choices and you want your house to be top of mind.  If you aren’t or willing to have your property ready for buyers, you may want to sell to an investor.

#9 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.

 

 

 

 

 

 

 

There are times when a homeowner wants to sell a house with tenants already living in the house. Sellers may be selling multiple family properties and the purchaser wants the tenant to remain in the property.  Buyers for a single family home,  condos or the purchaser may want to live in the house.  Either way, Arizona does have landlord-tenant laws that sellers and their agents need to understand.

 

 

#1 Selling A Property With a Lease in Place

If you are selling a property and the tenants have a lease in place, the new buyer legally needs to honor that lease.  That includes the duration of the lease and the entire rental agreement.  If there is a good lease in place, and the buyer is an investor this will work for everyone!  If there is a lease and the buyer wants to owner occupy the property, the new owner can give the buyer an incentive to move, but can not break the lease. Arizona has a 48-hour landlord-tenant law that requires a tenant to have 48 hours for the property to be entered by the owner or a real estate agent.  The tenant can provide a written exception to the 48 hrs rule.

#2 Selling a Property Without a Lease

If you are selling and the tenants are on a month to month lease, you only need to give a 30-day notice in Arizona.  Homeowners would still need to follow the 48-hour notice for access to the property.  Again, the tenant could give permission for less than 48 your notice. Also, some owners will give a  tenant a rent reduction in exchange for allowing the house to be shown with reasonable notice and keeping the home ins showing condition.

#3 Will the Tenants Vacate the house Before it goes On the Market

Some tenants will be happy to terminate their lease and move early.  However, other tenants will not be happy the property is being sold. Other tenants may not care as long as the new owner honors their rental agreement.  Typically, if you are looking for multi-family housing, the logical purchaser would be an investor who intends to honor the current leases.  A single-family house, condo or townhouse could be purchased by an individual wanting to owner-occupy.  In these cases, it would be best to have the property vacant.

#4 Check The Landscaping and Pool

If the tenants maintain the landscape and pool you may want to look at service to come in and ensure the yard and pool areas are in top condition. Take a good look at the property exterior.  If the tenant has a dog, be sure they are picking up after the dog on a daily basis.

Nothing is more frustrating to a potential buyer than walking in your yard and stepping on “gifts” left behind by a dog.

 

 

 

#5 Can a landlord show your home while you still live there?

In Arizona, a landlord would have to follow the state’s Landlord-Tenant guidelines.  Tenants must be given a 24 – 48-hour notice for entrance into the property.  The tenant must still give permission for access into the property.   When planning to sell a house, the landlord should communicate with the tenant.  If the tenant is on a month to month lease, you may be better off waiting until the tenant has vacated the property. Keep in mind the tenant must still give permission for anyone to access the property.  If your tenant is going to be resistant to having the property shown, wait until they move out.  There is nothing that requires the tenant to maintain the house in showing condition like you would if you were showing your own home.

 If you enjoyed reading this article,  you may also enjoy how to Sell a Vacant Home

#6 Offer to pay for a moving company

When renters are ready to move, they start to think of all the expenses they will pay to pay for.  In addition to the moving expenses, tenants have to come up with the first month’s rent and security deposit.  Also, they may also have to pay deposits for utilities. Look for ways to minimize the out of pocket expenses the tenant will encounter.

#7 Does the House Have To Be Available for Showings?

Some homeowners will put a house on the market and do not allow showings until there is a purchase contract in place.  Few home buyers want to purchase a house sight unseen.  After the house is under contract, the buyer is then able to do a home inspection.  Some buyers are not willing to place a contract on a house without seeing the inside of the property. Often sellers require this to avoid intruding on the renters.

#8 Offer Weekly Cleaning Services

If your current tenant has indicated it is difficult to keep the property clean for showings, offer a cleaning service.  This will cost you a few dollars, but it may make your tenant more willing to have the property shown, and ensures you it shows well.  Nothing is a turn off for buyers like dirty or stained bathrooms.  A cleaning service can eliminate this.  While it will still be up to your tenant to get the property picked up, you are assured it is clean.  The cleaning service would likely appeal to the tenant and provide a nice perk for them.

 

While it is possible to sell a house with a tenant living in it, it certainly can be more difficult. Sellers need to consider the legal ramifications to the clients and be sure they adhere to the Arizona Landlord Tenant Act.  It is also helpful for the landlord to offer the tenant a discount on their rent if they want the tenant to make the house available for showings. Tenants need some incentive to make the house accessible and in showing condition.

#9 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 it is time to sell a house, sellers often think of friends and family who are real estate agents, and there are usually many.  As a Real estate agent, we often say that if someone doesn’t have a friend who is a real estate agent, then they don’t have enough friends! Before using a relative to sell your house, there are many things to consider.

 

Is my Relative a good Real Estate Agent

Before hiring any professional, you need to know how good that professional is at their job.  Would you use a relative who is an accountant or doctor? How well does your relative perform their job?  Additionally, is your relative a full or part-time agent?  Also, how long have they been in their career?  Do they have another full-time job and only work in real estate part time?  Do you want a part-time heart surgeon operating on you?  Should you hire a dentist who just started in this field, and only works part-time?  Also, you want an agent who is experienced and works fulltime.

Will They know My Financial Information?

How much of your personal financial information do you want to share with your relative?  Real estates agent typically provide sellers a net sheet showing them their proceeds from the sale of a house.  Additionally, this sheet also notes the loan pay off is the sellers still have a mortgage they are paying.

Are you also using your relative to buy another house?  If so, do you want your agent / relative to know how much of a loan you qualify for?

Will your relative keep your information confidential?  Do you want that relative talking to other family members about your home sale and potential home buying?

Some relatives will keep your information confidential, while others feel compelled to share some of your information.  They may not be sharing confidential information, but do you want them discussing anything about you?

How Good Of A Negotiator is Your Relative?

While you may love your cousin, who is a great person, are they a great negotiator?  Do they have the skills to unemotionally negotiate the best terms and conditions for you?  Will they pressure you to accept a contract you really don’t want to accept?

Do you know there are three key points of negotiation for sellers?  There is the initial purchase offer you receive.  You will need to decide if you will accept the offer or make a counteroffer.

Buyers will hire a home inspector to complete do a home inspection and a termite inspection at your house.  After the inspection, the buyer can ask for repairs.  This is another negotiation point.  You don’t have to make all repairs requested.

Understand that a buyer could walk away from the sale if the seller will not make repairs. How good of a negotiator is your relative?  Once the repairs are agreed to, the next hurdle is the home appraisal.

Will your relative meet the appraiser at your house and offer comparable homes to make sure the appraiser has good information to complete the appraisal.  What happens if the appraisal comes in below the contract price?

The buyer has the opportunity to cancel the offer, ask the seller to drop the price, ask the buyer to pay the difference or find an acceptable price for the buyer and seller.

Does Your Relative have Contractors and other Service Providers to Recommend?

As you are ready to put your house on the market, what if you need recommendations for vendors to make repairs?  Does your relative have a list of preferred vendors they have worked with to refer you?

Will Your Relative Bring a Neutral Perspective?

Will your relative be honest with you about getting your house ready for sale?  Can you count on your agent to tell you if your house needs to be decluttered?  Be sure they tell you to remove half of your furniture to make the house look bigger?  Can they be honest enough to tell you your house smells like “cat”?

When selling your largest financial asset, so you want a friend or relative or a neutral real estate agent who will be honest with you. Real Estate agents need to balance communicating of critical information with a client with honesty and integrity.

Is Your Relative An Expert In Your Geographical Area?

Maybe your relative is familiar with the area of the city they live in, but do they know the area YOU live in?  Face it, the city of Phoenix is huge and there are many cities adjacent to Phoenix.  What if your agent lives in Anthem, and you are looking in the Gold Canyon area?  That is a distance of over 70 miles!

Will they be dialed into the local Realtor board to get your house on a realtor tour? Are you sure your agent knows the nuances of your community?  Are you confident the agent will be available to drive across Phoenix during rush hour traffic to show your home?

Are they willing to do open houses so far from home?  Just because you are related to someone doesn’ mean that person is the best agent to get your house sold.

If you enjoyed reading this, you may also enjoy reading   How To Sell A House With A Realtor 

What If Something Goes Wrong?

How do you fire your agent when you are related?  Consider the family dynamics if you have to fire your agent.and the impact on your family?  What happens at the next family reunion?  Will your aunts and cousins be upset that you “fired” a family member.  If you hire the wrong agent, you may need to part ways.  When a seller fires their agent, they likely won’t run into them again.

When this is a family member, they will likely see the agent again.  You may also encounter a family member who thinks you have treated the relative / real estate agent unfairly.

Do you really want to deal with the entire family?  Additionally, are you willing to fire the agent if you feel they haven’t done a good job?  Or will you just linger in the pain and family relationships will fester for years to come?

Does the Relative/Real Estate Agent have A Marketing Budget

Will your relative use a professional photographer to take pictures, provide a virtual tour or even take drone pictures.  Does the marketing plan include a  video posted to UTube?  As a seller, as if the agent only plans to use their phone for pictures.  How many pictures will they take?

Can you count on the pictures including the community area such a community pool or community parks?  Is it important for buyers to understand not only the house itself but also the community areas and community park areas as well?  Buyers will pay HOA dues, and they need to see the community value in this house.

There are several considerations when choosing a real estate agent.  Be sure you do not feel pressured into using a family member when that may not be the best option for you.  Selling a house is a huge financial consideration, and you need the best agent t sell your house!  If necessary take your relative aside and let them know you don’t want there to be any hard feelings at the end of the deal which could affect your long term family dynamics.

Will your relative / real estate agent market your house by doing Just Listing postcards to 100 plus neighbors?  Can they market your listing to a broader area?  Are there plans to do a coming soon blog and pay to boost the blog? Determine if they hold the house Open?  Will, they door knock around the area to let neighbors know the house is available?   Or, Will they just place it the Multiple Listing Service (MLS) and wait for another agent to sell it?

 

Will the Agent Use a Professional Photographer to take your Pictures?

Do you want your home pictures to be bright, crisp and show your home in the best light? Or, do you want pictures taken on an iPhone by a real estate agent in a hurry to get pictures and leave?  Are the blinds opened or closed as needed to showcase the home?  Are there great exterior and patio pictures?  Will they make sure the house is neat and clean, no dog toys laying all over?  Will they take pictures of community areas that interest buyers, such as play areas or community pools.

 

#10  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.

 

 

 

 

 

 

 

 

 

Sellers often ask how to stage a house on a budget.  Many sellers don’t want to invest in a professional stager or can’t spend additional money when getting ready to sell.  There are some basics that can be done for minimal cost!

 

 

 

#1 Declutter

I often tell sellers that the house they “live in” is not the house they “put on the market”.  Since you are moving anyway, declutter your home.  Take this opportunity to donate and discard items.  Be sure the closets are clean and orderly.  Consider removing half the items in your closets and cupboards.  Buyers do open closet and cabinet drawers. Remove magnets and other items from the refrigerator

Decluttering also includes furniture.  Do you need to remove extra chairs or tables throughout the house?  Perhaps you need to rearrange what you already have in place or move items to another room.

#2 Pack up!

You are getting ready to move, so start packing up things you will not have an immediate need. After you decide what to discard and donate, buy some plastic tubs and start packing!  You can start packing as you declutter.  Sellers who declutter and also pack up get a jump on the final packing that will be needed once your house is under contract.

#3 Clean

Cleaning has one of the best returns for sellers.  You want buyers to picture themselves living in your house.  If the house needs a good deep cleaning, buyers may be turned off.  buyers can overlook updating but not dirty.

A clean home tells the buyer the house has been loved and well cared for. Don’t forget the lights at the front of the house on the exterior.  These include lights on the garage or the front door.  Don’t forget any patio lights we well. Be sure the doors themselves are clean and dust free.

Consider renting a power washer to clean the driveway and walkway to the house.  Does your back patio need attention also?  Power wash the back patio!

#4 Curb Appeal

Walk to the sidewalk in front of your house.  How is your curb appeal?  Is the landscaping neat and trimmed?  Add a few colorful pots of flowers by the front door.  If the front door looks tires, consider painting it. These are inexpensive things to do which have a great return on your time and effort!

#5 Rearrange Your Furniture

Most people have more furniture than they need.  Be sure buyers understand how to use a room.  For instance, a dining room should look like a dining room, not an office.

A bedroom should look like a bedroom, not a storage room.  Some buyers can’t see beyond a room’s appearance.  Master bedrooms should be inviting and look like a desirable place for the buyer to relax at the end of the day.

Move in the right furniture and remove the wrong furniture.  If you stage and price your home correctly, you will have a minimal amount of inconvenience!

#6 Use a Stager Who Will Rearrange Your Existing Furnishings

Some home stagers will rearrange your existing furniture, lamps and wall hangings. They will offer suggestions to rearrange what you have.  The result is you are not paying for staging furniture.  Your items are repurposed or placed in a more attractive manner. As I often tell sellers, the house we live in is not the house we put on the market. Additionally, you want to help buyers picture themselves living in your house.

Also, you want buyers to be able to move freely around the house. They should be able to walk around without dodging excess furniture blocking the path.  Sellers do not want the buyers to remember their house as the “Too much furniture” house

If you enjoyed reading this article, you may also be interested in,  How to Sell A House With A Real Estate Agent 

#7 Remove Outdated Curtains

Consider removing curtains.  If you have blinds, remove any outdated window treatments.  Buyers probably will not want your #window treatments.  They will want blinds, but not red or purple swags over the windows!

#8 Add Bowls of Fruit or Fresh Flowers From The Garden

Fresh fruit in a bowl or flowers from the garden adds color and freshness to a table or kitchen counter. These are inexpensive but add a level of sophistication to a room.

#9 Stage Your kitchen

Clear off all your counters.  Put out a nice cookbook.   You are selling a vision and lifestyle and a dream!

Let buyers see al your counter space. Remove all items but a coffee pot and perhaps a bowl of fruit.   Do not put a towel on the oven door.  Ensure the kitchen is clean and fresh.

After removing all the magnets from the refrigerator, clean off the top of the refrigerator.  Be sure the oven has been cleaned and the microwave is clean.  These appliances will stay with the house the buyers will definitely be checking these out!

#10 Depersonalize your House

You are moving!  Depersonalize the house ASAP!.  Remove the family pictures, the certificates of accomplishment for the kids on the refrigerator.  Take down those wedding pictures of mom and dad and grandma and grandpa.

Buyers need to picture themselves living in this house, not you!  Put away your collection of Kachinas, and Hummels.  If you have any animal heads please remove those too!

#11 Furniture

If you have tables in a dining room or kitchen, remove any tables leaves to make the table smaller and show more room in the room.  Put only 4 chairs around the table.  If you have extra chairs, please them in the garage or storage.  If you have any rooms with too much furniture, remove the furniture!

#12 Pets in the House

If possible, remove any pets from the house.  Can you send Fido to a friend or relative’s place while your house is on the market?  The house you put on the market is not the house you live in.

When showings are scheduled,  put away cat posts, animal food, and water dishes.   Additionally, put away pet beds or other clues of a pet living in the house.  Your potential buyer may not have a pet or may have pet allergies.  Also, it is a distraction for buyers to see dog bowls or cat bowls in the kitchen as they try to picture themselves living in our house.

Another huge turn off for buyers is a cat litter box. Remember, not all cat owners are meticulous in keeping the litter boxes clean.  These can be a source of unpleasant orders in a house.  Buyers often wonder if they could even get a strong pet smell out of the house if they move in.

 

Sellers have many options when getting their house ready for the market.  There are many things a seller can do make their house appealing and desirable to buyers. Often these things are inexpensive.   Cleaning and decluttering are inexpensive activities for sellers.

Buyers can often see beyond needed updates.  Additionally, they can plan to make updates over time and matching their taste.  However, buyers can’t get beyond a dirty house.  House odors linger and are distracting to buyers.  Also, buyers may think that a seller that does not keep the house clean could also not keep the house appropriately maintained.

#13 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 it is time to sell a house, some owners think about selling the house without a real estate agent.  Can an owner sell a house without a real estate agent? Absolutely!  But will you walk away with as much money? Maybe, maybe not.  Some homeowners will put up a For Sale By Owner sign in hopes of avoiding paying real estate commissions.  Some sellers will pay a buyer’s agent commission to the real estate agent that provides a buyer and successfully closes the sale.

How would plan to sell your home on your own? Follow the eleven steps listed below.   If you are serious about selling your house on your own, these steps will ensure your house shows well and presents the house in the best light.

 

 

#1 Declutter Your Home

Whether or not you are using a real estate agent or selling your home on your own, clean and decluttered homes sell faster and for top dollar.  Additionally, just because you are selling the house on your own doesn’t mean a buyer will overlook clutter.  Homes that are cluttered make the home appear smaller.  If you don’t have enough room for your belongings, the buyers may feel like they won’t either.

#2 Hire a Professional House Cleaner

Buyers can overlook areas of the house that need updating.  Buyers can not overlook DIRTY.  Be sure you “Deep Clean” your house.  How does this differ from your weekly cleaning?  Normal cleaning involves vacuuming, mopping, and dusting.

It also includes cleaning the tub, shower, and sinks.   In the bathroom, a deep cleaning would also ensure there is no mildew or mold in the shower or tub. Consider a new shower curtain.  Be sure the wastebasket is empty and clean.  Check any soap dish and scrub it well!  If necessary, wash your shower curtain liner.

Buyers will definitely look behind and at the shower curtain. Be sure the shower head isn’t covered with calcium and scale!

In the kitchen, clean the oven, glass door and cooktop or burners. Clean under the sink as buyers will often look under the sink at storage potential and look for any leaks. Take a look at your dishwasher.

Be sure the inside is clean and the inside door sparkles. Look at the rubber gaskets in the door and clean these too!  Nothing grosses out a buyer than someone else’s dirt!  Be sure your refrigerator is clean on the front and sides.

Remove all magnets, pictures, etc from the refrigerator.  Be sure the top is cleaned off.  Even if you do not plan to leave the refrigerator behind, having a collection of magnets and pictures on the front is clutter to a buyer!.

#3 Clean Clean, Clean

Wash all windows inside and out.  Remove screens and clean these as well.  Vacuum and clean out the inside of the window sills and window tracks. Be sure doors are spotless and do not have fingerprints!   If you have a sliding patio door, be sure the door track is cleaning.  Additionally, be sure electrical outlets and light switches are wiped clean.  If any of these are damaged, consider replacing them.

Look around all rooms and clean ceiling fans, plant shelves, especially those that may be visible from the stairway. You would be surprised how dirty the tops of plant shelves may be, they can be quite visible from the stairs.  Clean all light fixtures.

Also, be sure all the light bulbs are high wattage and working.  When buyers see a light bulb that is burned out, they don’t know if the light is broken, or whether it is a burned out light bulb and an easy fix.

 

#4 Hire a professional photographer

We know more than more than 90% of buyers today start their home search on the internet. We also know that in this digital world, attention spans are very short.  If buyers aren’t seeing many quality pictures of the home, they are going to move on to another property.

You not only need pictures of the front the of the house but the insides as well.  In addition, you will want many high-quality pictures of the kitchen and bathrooms.  Next is the back yard.

In our Arizona outdoor living,  great patios and outdoor spaces sell homes.  For a less than a few hundred dollars you can get quality pictures and possibly a virtual tour of the home.

 

#5 Create a House Flyer or Brochure

When buyers come to your home you want to provide a flyer or brochure about the property.  Include such things as price, square footage of the home and the number of bedrooms and bathrooms.

List any updates you have made to the property, such as the date of any new roof, dates of replacement of AC units, and water heaters.  Also, note the dates of dates of bathroom or kitchen remodeling.

The flyer or brochure should also have the property address, your name, and phone number and a few pictures, such as the front and back of the house.  Also, include any pictures of house updates.  After buyers leave your house you want them to have information on the home so they can remember the house features and call you with any questions.

#6 Put away all your Valuables

Put away any guns, prescriptions, phones and anything that could easily be picked up.  Most visitors to a For Sale By Owner are honest and will not bother anything in the house.  Even experienced listing agents remind sellers to put away these items.

When you are selling your house as a for sale by owner, you will be opening your home up to strangers.  You will likely not know if they even qualify for your home. Quite frankly, you will probably not know if you are opening your door to a real buyer or someone casing your house.

#7 Are the buyers Qualified to Buy Your House?

Ask prospective buyers to bring proof of funds if paying cash or a prequalification letter from a lender. You want to know the buyers can afford to buy your house if they like it!  Keep in mind you are opening up your home to strangers.  You want to know they aren’t just looky-lous or someone casing your house.  Serious buyers will gladly provide a lender prequalification or proof of funds if paying cash. 

If they are incensed or insulted, by this request,  you can be confident they are not serious buyers.  Most responsible Real Estate agents make sure their buyers are prequalified or even better, pre-approved by a lender.

Additionally, an agent will not want to show buyers properties they can’t afford.  If the buyers haven’t talked to a lender to be prequalified, why would you want to show them your house? A professional real estate agent wouldn’t show them houses, why would you?

 

#8 Showing Your Home to Prospective Buyers

Who is the person walking into your house? Have a sign in book for a name and phone number and consider asking for ID.  Are they really perspective buyers or just checking out the property.  No legitimate buyer should decline this request.

A seller should not follow the buyers through the house and point out every piece of hardware or outlet plates you have replaced.  Let them talk among themselves and discuss the house.   Let the buyers look around casually and if there is more than one buyer, let them make comments to each other as they stroll through your house.

Additionally, give buyers time to go through the house.  Nothing will chase a buyer out of the #7 house faster than the owner following them through the house, pointing out every little home improvement.

It is good to allow the buyers their space to comment on things in the house they like and the things they might want to change.  You might like the orange walls, but buyers may have another color in mind.  Buyers may want to rip out your kitchen cabinets update the counters.  Maybe they want to change the light fixtures.  Most buyers are not comfortable talking about changes in someone’s house with the owner present.

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

#9 What purchase contract will you use

Many sellers who are selling their home as a for sale by owner aren’t sure what purchase contact to use.  A buyer may submit an offer on a purchase contract that may or may not be acceptable.  Maybe the contract is written in favor of the buyer.  If the buyer or their agent is using the standard state of Arizona purchase contact, you can feel confident that there is a balance between the interests of the buyer and sellers.

Remember, you are entering into a binding contract.  Additionally, you want to ensure the contract states what happens to the earnest money, if or when a buyer cancels a contract.  If certain things are to happen, ie a home inspection, what is the time frame?

Can the buyer cancel anytime?  What happens if the buyer doesn’t close as agreed to? What if the buyer asks you to make repairs?

The Standard state of Arizona (Arizona Association of Realtors  (AAR)) contract has language that has been carefully written to provide protection for the buyer and seller. This contract is very specific on timeframes for Loan status updates, response times for the parties to the contract, timelines for specific requirements, ie a home inspection, and when earnest money can be refunded within the appropriate timeframes.

#10 Be sure you understand Required Disclosures

In Arizona, sellers are required to provide buyers with a disclosure statement which informs the buyer about material facts they may want to know regarding the property.  This includes things like electrical issues, plumbing issues, the flight path of aircraft, etc. Sellers should also disclose any material facts about a property that a buyer would want to be aware of.  Sellers withholding material information could be subject to a lawsuit at a later date.

#11 Will You Call a Buyer’s Lender?

Real Estate agents will call a lender when a purchase offer is received on a listing.  If you are selling as a For Sale by Owner, are you going to make the call?  Are the buyer’s real?  Do they have another house to sell in order to buy yours?  Additionally, do they have closing costs or do they need the sellers to help with closing costs?  As a seller, you need to be sure the buyer is ready, willing and able to buy your house.

#12 Seller Action Items

• If the buyer is obtaining a loan, call the lender, verify the buyer is qualified for the amount of the prequalification letter.  Ask for weekly updates so you know the buyer is providing the appropriate information to the lender in the correct timeline.
• Understand when the buyer will schedule a home inspection.
• Be prepared to have the buyer ask you to make repairs.
• Plan to meet the appraiser for access to the house to complete the appraisal.  Be ready for any negotiations should the appraiser not appraise the property at the contract price.
• Contact your mortgage company to get the final pay off for your loan so you understand the amount due you.
• Find a title company to handle the transaction.  They will be a neutral third party company to hold the earnest money, request your loan pay-off, notify your Home Owner Association of the pending sale (and any fees associated with providing the buyer the Covenants, Conditions, and Restrictions (CCR’s) for the community.  They will also determine if there are any transfer fees charged by the HOA to transfer their records from the seller to the buyer.  The title company will send payment due for pay off to your lender as well as any Home Owner Association fees (ie disclosure fees, transfer fees, and any capital improvement fees due at closing.
• Keep your emotions out of any negotiations.  The buyers may lot like your paint color, so don’t be offended if they plan to repaint the house and knock down a few walls.
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#13 Be Prepared to Pay A Commission to A Real Estate Buyer’s Agent

Even buyers who find your for sale information will often ask their Real Estate agent to contact you if they are interested in the house.  Typical commissions offered in the Multiple Listing Service (MLS) for buyers agents bringing a buyer to a listing is 3%

Agents bringing a buyer will expect a commission.  So, instead of saving all the commission for your self, you may only save half.  Also, are you ready to negotiate with a professional real estate agent? Real estate agents negotiate contracts, repairs, and appraisals all day long.

#14 Why would a real estate agent want to work with a For Sale By Owner?

Why would a real estate agent want to work with an unrepresented seller?  It can be challenging for agents to work with other agents in a transaction.  Imagine now the agent is dealing with a seller, unfamiliar with the state forms and legal process.  Do you as a seller really want to represent yourself for one of the largest financial transactions ever.  In the United States, the National Association of Realtors states that 92% of homes are sold through a real estate agent.

Of the 8% of homes sold by sellers, 4% were to a family member or relative.  This leaves 4% of home buyers purchasing a home from an unknown seller.  This doesn’t leave many buyers for the For Sale By Owner.

#15 For Sale By Owners Have an Exposure Challenge

Most buyers will never know your house is for sale.  Buyers may drive around an area to get familiar with the neighborhood, but how do they see if your property is listed unless they drive right by it.  From the road, they don’t know if it has a pool.  Buyers won’t know if your home is updated.  Serious buyers are working with a real estate agent who can set them up on a search meeting their criteria.

Many buyers do not want to negotiate directly with a seller and figure out what contracts to use with a FSBO. Sellers who list their homes on For Sale by Owner website are limited to those buyers wanting to buy a FSBO.

Selling a home as a For Sale By Owner can be a challenge.  Can you sell your house?  Absolutely, but will you get the most money for your house?  Do you have the time and expertise to market your property?  Will you always be available to show the property to prospective buyers?

How will you know if the people who are walking through your home are even qualified? How are your negotiation skills?  Think about who would buy a home from a private individual?  Perhaps someone wanting a “deal”. Those buyers are looking to save money, the same money you are looking to save.  Call me today for a free seller consultation and let’s get your house sold!

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 Contact the Shirley Coomer Group at Keller Williams Realty Sonoran Living

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