Tips For Sellers

The Dangers of Overpricing

Many potential buyers won’t even look if they think the home is out of their price range

Those buyers who do look are shopping by comparison, and looking at your home may convince them to make a bid on a different property.

If a property sits on the market for more than a few weeks it gets shop worn, causing people to think something is “wrong” with the house.

Most properties must be sold three times:

First: to the real estate agents who have the buyers. If they don’t see it as decent value, they may not show it.

Second: to the buyers. If they don’t see it as an attractive offering, they’ll look elsewhere.

Third: to the lender who will make the loan and the lender’s appraiser. If this group doesn’t see the value, the loan fails.

What it means if:

No Showings: The asking price is too far above the market. Agents don’t see your offering as worthy of showing to their buyers or the buyers aren’t interested enough to look.

Many showings, but no contracts: Agents see the home listed in the MLS and it seems to be priced right, but something precludes buyers from making an offer. Usually, the condition of the home doesn’t measure up. It is either “dated” or needs repairs, or both. The buyers don’t see enough value to even negotiate.

If the home needs work: The asking price can be brought down to the condition or the condition can be brought up to the asking price, which will almost always be the most beneficial to a seller. If the condition is incurable, i.e. the cost would be too great to make the correction, or a correction cannot be made (such as a bad lot), the only choice is to lower the price.

Overpricing lengthens marketing time, and invariably results in a lower selling price than would have been otherwise obtained.

The "Dont's" Every Seller Should Know

Don't overprice y0our home. It will cost you money!

Don’t be surprised if the first offer on your property is the best offer you receive.

Don’t let your property sit on the market too long before making a significant change in price, or it will get stale. We need to monitor daily changes in your marketplace and adjust our plan to net you the most money in the least amount of time.

Don’t look only at the price the buyer offers. Analyze the total package including buyer qualifications, contingencies, terms and closing date

Don’t forget buyers will shop around looking for the best buy. You are in competition with other sellers, so must offer the best price and condition compared to other properties.

Don’t work with more than one agent. Find one you like and stick with them. If you make a bad choice, change but stick with the new one.

Don’t forget that if real estate agents don’t see your property as a good value, they will take their buyers elsewhere.

Don’t make it difficult for agents and buyers to see your home. Buyers want to look at their convenience.

Don’t forget that you control the pricing of your home, how it looks, and the overall marketing plan. But it is the BUYERS who control value. If buyers won’t pay your price, the house remains yours.

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Home Marketing Tips


Curb appeal is critical! Be sure the lawn is routinely cut, dead trees and bushes are removed, and overgrown shrubs are removed or trimmed back. A fresh coat of paint on the front door and a new Welcome Mat will freshen the look of your entrance.


Refrigerator magnets
Curio cabinets and collectables
Struggling houseplants
Cutlery blocks
Personal items on bathroom vanities
Kitty litter box, pet food bowls
Rugs on carpet
Items on window ledges
Personal photos
Offensive room deodorizers and fresheners
Religious items and all posters
Paper towel holders
Wallpaper, borders, and faux painted walls
Vinyl mini blinds that are bowed or yellowed
Towel hanging on oven door handle
Organize closets to maximize space and appearance
Be sure windows are clean and sparkling.
When painting, always choose a flat-finish paint. Make sure the color is enough to make the trim pop.
Try Sherwin Williams 6106 Kilim Beige or 7105 Repose Gray or 7029 Agreeable Gray.
Light is important. For daytime showings, open all curtains/blinds to let in natural light. For evening showings, turn on porch lights and have the whole house well lit throughout when buyers arrive if possible.
Check all bulbs and replace any that are burned out.  Do not use mismatched bulbs.


The market conditions on the date of the sale

Location, location, location!

The view both looking at the property and looking from the property out

The design and appeal of the home

The quality of construction

Age of property

Condition of property

Number and types of rooms (bedrooms, bathrooms, etc.)

Square footage

Is there a basement?  Is the basement finished?

What type of car storage is available? (Garage, carport, etc.)

Are there any special features that your property offers? This includes porches, patios, pool, fireplaces, special heating/cooling equipment, skylights, etc

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