In the prestigious Druid Hills neighborhood of Atlanta, GA it’s a fact that a home has not sold in a very long time within the 1.5M-2M price range. As terrible as that sounds there is one piece of goods news I can offer.  A home RMR staged in this neighborhood is under contract in less then 4.5 months, the only home in more than a year and a half. 

Although it’s always hard to know for certain if home staging played a roll in the sale of this home, it does create an opportunity to ask  ’Are the facts and numbers regarding the reduced time on market for staged homes a reality?’

Your guess is as good as mine but as property after property sell that are staged in an otherwise dismal market I’m comfortable reporting the facts and leaving the decision up to you!

Congratulations to Peggy Hibbert with Sotherby’s Fine Homes!  She is an excellent Realtor who’s knowledge about this historic neighborhood is that of an expert.  She being a resident of this well know area of Atlanta made her the perfect choice for the job of selling this magnificent home. She deserves much more praise then Realtors sometimes receive and I’m pleased to have had the opportunity to work with her.

I'm always surprised when speaking to a Realtor to hear 'Well it's expensive to Stage' so I wanted to take a moment to help Realtors understand that Home Staging rarely if ever costs a seller anything.  Let's start with the obvious.

1.  Home Staging has proven to have a return on investment in many surveys and reports.  Just ask the people at 20/20 or CBS News or the countless others who report the findings.  You can also turn to Home Gain for surveys conducted with Realtors who found that Home Staging provides a 150% return on investment as well as sell in less time.  Just think, a seller can actually make money with this smart selling strategy.

2.  Sellers receive more for a staged home verses an unstaged home.

3.  Staged Homes sell in less time.

Despite all of these important facts let's really break it down to plain numbers, after all numbers don't lie and they go a long way in getting to the point.  So here are some numbers you can chew on.

Let's say a Home Staging is as expensive as $10,000.00.  WOW!... your thinking, that's a lot.  Not really, but stay with me anyway.  Let's start with a 1M dollar listing.  Don't worry, I'll take that list price down in just a bit.

The mortgage payment on $10,000.00 with today's current interest rates is about $58.16

So we have all studied the Art of Negotiating and this is where a Realtors value can truly shine.  Let's say your the listing agent returning a counter offer to a buyer's agent.  Let's say the offer price first placed by the buyer on the 1M dollar listing is only 800K.  In this market, that is likely.  So back and forth they go, seller and buyer making their way to a meeting of the mind.  Now there's a much smaller spread between asking and offering.  Do you think it's possible the buyer, who obviously wants this home, is really going to march off and discontinue negotiating if a seller stands firm on his final offer plus the 10K he paid for staging.  Not likely, when you can use your negotiating skills to convince the buyer's agent that $58.16 a month should never be a deal breaker.

So let's say the house is worth less then 1M and maybe it's 800K or 700K or 400K or 300K or 200K.....you get the point.  Is $58.16 per month going to break a buyer's bank.  Of course home staging for properties of lesser value is equally less in cost.  Let's say with the 300K dollar listing the cost is 5K.  The monthly mortgage payment for 5K at today's interest rates is $29.08 and again, it's not likely that this will cause a buyer to not purchase the home.

So let's now get to the real point.

1.  Staged Homes Sell for more then homes that are not and that's a fact.

2.  Staged Homes sell in less time saving a seller monthly expenditures and that's a fact.

3.  Sellers can include the price of the staging during negotiations with the help of their skilled Realtor.

How expensive is Home Staging?  Well, more to the point how expensive is it not to stage a home?  A whole bunch more!

You can visit http://www.RMRHomeStaging.com to receive our monthly FREE Newsletter and Tips

<!--StartFragment-->

Think of selling your home like applying for a job.  Usually if your resume looks good enough you’re brought in for your first interview to meet the boss. 

At this appointment you’re spiffied up in your professional best and your wearing your biggest smile.  You’ll present yourself in the best possible light in hopes of getting that all-important follow-up interview.  You do this because you are aware the competition may be tough.  All the while you’ll go to as many interviews as necessary in order to get the job!  Get the picture?

A homebuyer is the boss interviewing your home to see if they will buy it.  The only way your home can meet the boss is to have great photos of your home just like a resume’s snap shot of your experience with all of your qualifications or in this case the homes best features on display for the buyer to take notice and only then will a preview of your home occur.  When buyers come back for a second look of your home this is the all important second interview and it is more serious then the first as the buyer has eliminated homes they do not desire and yours shouldn’t be one of them if you staged your home.  The idea is to keep them coming back for more previews as they narrow down their selection leaving your home last but certainly not least in their search.  It is at this point that you get the job of selling your home to the buyer who for very good reasons ultimately picked your home as the winner.  It’s as simple as that.

You can go to http://www.RMRHomeStaging.com to receive our Free monthly News Letter and Tips

So your living room is not your family room and it's not the den so understanding the room itself is important when staging your home.  Most living rooms are viewed by buyers as an elegant space needed for special occasions or guests and creating an atmosphere that relates to this impression is important when staging this room.

1.  Many living rooms have a fireplace or window feature that emphasis it's purpose.  When staging this room it's important to take these special features into consideration by never obstructing the view that makes this room special.  From the doorway always look to the feature and if anything is obstructing the view change the placement of the furnishings so the special feature takes it's place as the most important focal point of the room.

2.  Accentuate the fireplace when your lucky enough to have one.  Place a wonderful and powerful piece of art above the mantel to emphasis this very special feature. Powerful does not contain any cultural, religious or personal messages.  The buyer's eye will guide itself to this feature without any effort at all.  

3.  When a fireplace is not available use the windows in this room as the focal point placing certain accents to accentuate the room.  Simple ways of doing this is by setting the stage.  Two chairs with a table and lamp is a good way to bring the buyers eye over to the window area.  Another idea is a single console table with a few accessories that make a statement but aren't personal in nature.  Now add the Pizzazz to a wall with a wonderful piece of art that is opposite to the window.  This idea provides balance to the room and the buyer will take in it's full effect.

4.   Furnishings should also be smaller in nature to enhance the size of the room.  Don't be afraid to replace the sofa you once felt was needed for seating for a love seat that takes up less space.  Equally, oversized chairs should always be removed.  Replace these chairs with elegant and smaller versions that will help increase the size of the room.

5.  Remove any accessory smaller then a football.  If you have built-in's keep this in mind and always use the of 1 or 3 accessory rule per shelf.

6.  An area rug that only measures slightly larger then the furnishings placed upon it is a great way to make this room feel elegant, warm and cozy without hiding the beautiful hardwood floors.  We are selling the home and flooring after all!   If your formal living room does not have hardwood floors never place a rug over carpeting.

Always keep this room open and inviting to allow a buyer the opportunity to appreciate it's purpose. 

Some sellers often forget the importance of storage and closet space. While preparing a home for market it's important to remember that every buyer is very interested in how much storage is available. Because closets and storage are concealed by doors they often get overlooked by the people who live in the home but not by buyers. While all of us now know that sellers should pack up their extra stuff it's equally important to include the extra stuff in the storage areas. Shelves should be neat and orderly housing only those things that are essential. 'Things that are essential' is a relative matter and should be determined by what you will use today and not those 'just in case' things we all like to hold onto. Here are some tips that will help make your closets and storage areas look and feel larger.

1. First remove all items of your closet or storage and take a moment to separate everything into a 'keep' pile and 'store' pile. Box up the items you will store and remove them from your home. Do not take them to the garage as this area needs to be clear of clutter.

2. Purchase storage bins for smaller items. When purchasing bins try to buy the same size, color and type. I do not recommend clear bins but rather a solid neutral color. Be sure you measure the depth of the shelf space to avoid bins that stick out pass the shelf. Always avoid placing bins on the floor.

3. Use 'facing' to display those larger items that are not in bins. Facing is a method used by retailers to display merchandise on shelves. Face the front side of the item toward the front of the shelf while organizing each item according to size and type. Laundry detergent for example is usually a larger item with bleach or fabric softener being smaller. Place the laundry detergent at the back of the shelf facing forward and bleach or fabric softener according to size in front of it also facing forward.

4. Have only one extra set of sheets for each bed in the home stored neatly. A really great way to achieve a store shelf look is to fold sheets and place them in a matching pillowcase. This will help avoid the unsightly fold often created by the fitted sheets that never seem to look right. Place the folded sheets in a corner of the pillowcase and turn the extra material downward neatly. Now place the pillowcase on the shelf with the folded side down leaving the smooth side up on display.

5. Fold all towels in the same manner. Fold towels according to the shelf space available avoiding a fold that leaves them hanging over the edge of the shelf. Take the longest side of the towel and fold it in half then fold the opposite side one third of the way and the other side on top of that one third of the way. Turn the open edge toward the back of the closet and the smooth side up when placing on the shelf.

6. Keep the floor of every closet and storage area free and clear of shoes, boxes and any other item that does not fit in bins or on shelves neatly. This often forgotten area makes a big impact on the overall size of the space. A clean and clear floor will help make you closets feel and look large.

Taking the time to organize and properly display your closets and storage will make a big impact on a buyers perception of size of these areas and the overall size of your home.

There are three important rules about a real estate transaction.

1 -  Every buyer who is in the process of becoming a homeowner bases their decision 100% on emotion and value, with no exception.  Connect your home emotionally with the buyer and you will have a successful sale.

2 -  Whom ever is the most emotional during the transaction process losses by spending the most money.  That’s right, if you the seller are more emotional then the buyer intending to purchase your home you will loose money in the end.  Meaning, if you’ are too emotional and believe your home is worth more then a realistic value you will turn down a qualified offer and continue to pay mortgage payments, taxes and insurance until you finally accept the value of your home.  By then you take an even lower offer then the one you turned down weeks, months or years earlier.  I’m not suggesting that you should settle for any offer that fly’s down the pike but what I am suggesting is you do your research regarding price first before you place your home on the market.

3 -  The way that you live in your home is not same as the way you sell a home.  Preparing your home by home staging before you place your home on the market is the most important thing you can do.  Keeping in mind that this is a business transaction and that you want the most value for your home, you must do everything necessary to present a product that buyers will flock to and be willing to pay top dollar.  Yes, when you get ready to place your home on the market it becomes a product.  You’ll have to adjust to the demands of having your home ready at all times, even on short notice.  There are inconveniences in lifestyle when selling a home but the payoff is big.  Remember always during this process your home is no longer your home and if you allow your mind to think in this manner you will be moving forward and out of this home before you know it.

So now that we know your home is a serious real estate transaction and that it is a product that needs to be presented to a wanting consumer in the best possible manner, stage your home into tip-top shape and reap the financial rewards you deserve.  You can start counting the money you’ll make every time you sell a home from this day forward.

I can’t tell you how many times I’ve heard a seller say they didn’t want to spend money on home improvements because a buyer might not like what they select.  This is a very big mistake if your home needs updating.  Leaving the buyer to handle the time and expense for updates in a home will cost you more money then you can imagine in the end, guaranteed.  

Look at it this way, your house sits on the market because the updates needed turn off buyers looking at your home.  Keep in mind 90% of people can not envision the changes on their own, therefore they can’t imagine the updates you think they’re better qualified to make.  Yes, you sacrificed the price to accommodate the updates but this is what happens.  

You allow for 5K in your listing information to make up for needed repairs and updates.  A buyer can’t envision the changes.  Qualified buyer after qualified buyer turn down your home.  Months pass or maybe years and mortgage payment after mortgage payment pass by too (don’t forget taxes and insurance and maybe PMI).  You finally get a buyer who wants 30K less then your target price.  You take the deal, after all what other options do you have?  

Let’s see, 2,000 dollars a month on mortgage payments over months or maybe years.  30K less then your target price.  Oh, and let’s not forget the many price reductions you made because your house wasn’t selling.  This money adds up to nothing but a bad approach.  

Make the updates and make them with confidence before you put your house on the market.  If your the seller I just described risk a speeding ticket (disclaimer attached :) to get to your nearest home improvement store now.  Let’s say you need new faucets for the kitchen and bathrooms.   Ask 2 people from the appropriate department which faucets sell the best and Voila, you have the one most people will like.  Follow this easy step for all your updates.  It’s that’s simple.

Please Mr. Seller, stop feeling fearful about choices you will make when help is just around the corner.  You have nothing to fear but fear itself and you have plenty to lose if you don’t.  Get aggressive, make the updates, hire professionals if you need to but get the updates done now.  Your realtor, banker and your bank account will love you for it.  You may even feel some love for this advise when your home sells for top dollar in less time.

Hope this helps!  Lise

RMR | Real Estate Marketing Results, Inc.

www.rmr-usa.com

Atlanta’s Premier Home Staging Company since 2002

It may seem daunting when a home staging expert, who can realistically help a seller, just can't seem to get a seller to help themselves.  The return on investment and value proposition is what you should be focused on in these times as sellers often feel powerless in today's market.  

Most Home Staging pros want to share their testimonials, success stories, quality of service offerings and other things when selling 'Home Staging' to a client.  The simple truth is sellers today aren't interested in understanding your strengths as much as they are interested in knowing if the investment will realistically sell their home.

Focus on what's in it for the seller from his point of view instead of yours.  Gather information and solid surveys from helpful tools like HomeGain for example.  Todays current market instills fear and concern in the minds of sellers so helping them understand their 'real' potential with home staging will go a long way in getting the job done.

http://www.homegain.com

While it's important to want to sell your home for top dollar it's equally important to take the necessary steps 'first' before you place your home on the market.  In today's blog I'll share with you some ideas that work for others everyday allowing you the opportunity to compete in the home selling experience as an expert.

1.  The first thing you must do is get into the mind frame of selling your home as a business transaction.  Take every ounce of emotion out of the equation.  I always tell my sellers, 'Who ever is the most emotional will spend the most money.'  The money spent can be in the price someone will pay for your home or the money spent on mortgage payments after long months on the market and price reductions.  As the seller you are in control of these outcomes so don't waste time and money getting your mind right for this all important sale.

2.  Listening to your agent about the drawbacks of your home should be music to your ears.  Often sellers want their Realtor to be a cheerleader for their home never offering negative feedback.  The truth is Realtors want to help you sell your home as you both benefit so their negative feedback is a valuable asset you should always listen too and appreciate.

3.  If the problems preventing your home from selling for top dollar takes experts to rectify don't hesitate to invest the money in the beginning of the process because I guarantee you it will cost much more later when your just isn't selling.  Every new day on the market marks a new unnecessary expense.

4.  Here are some tips on what to pay attention to when preparing your home for market.

Curb Appeal-Fresh paint, plants and flowers, a green lawn properly edged for a professional look and bushes cut back from your windows and the view of your home are a great start.  Place a beautiful fresh planter near your door and a new welcome mat to accompany the new exterior look.

Fresh Paint-The most inexpensive way to brighten up any home is fresh paint.  No personal colors choices here.  Keep the paint light and neutral to please every buyer.

Clean then Clean again-You can never have a house too clean.  In my experience everyone's idea of clean is different so don't trust your own opinion, get someone else's before you decide your home is clean.

De-personalize-No cultural, religious, framed certifications, gaming, hunting or other identifying marks should be in your home.  This also means your personal photographs.  Buyers get distracted by these things and won't focus on your home.

De-Clutter-Remove at least 50% of all your stuff.  Remove 100% of all your personal stuff that isn't stored away neatly in closets.  Speaking of closets get them in picture perfect order.  Use facing (like on grocery store shelves) to display things in your closets, cabinets and pantry.  Just because these things are out of sight initially doesn't mean a buyer won't look inside to see how large they are.  Keep things off the floor in these areas as this will make a big difference in the appearance of the size of these spaces.

Box it Up-Box up as much as you can now and remove the boxes from your property into storage.  This is a great way to imagine yourself moving.  This mindset will get you moving sooner.

Remove Furniture-Remove any furniture that is old or unnecessary.  Making your rooms feel large will go a long way in getting top dollar.  Keep in mind while your deciding which piece to remove that your selling the square footage of a home not the furnishings in it.

5.  In the end if you still can't get your Realtor's approval hire a professional to come in and help you.  The return on investment will be worth every dime.  Actually, you will not only get every dime back you'll also see dollars flying your way in the purchase price.  

Whether your a do-it-yourselfer or someone with the ability to hire a professional home stager all of this should be done before and not after your property hits the market.  Your first 30 days are the most advantageous time to sell a home as buyers who are exhausted from looking at homes they don't want are waiting patiently for new ones to come on the market in good market conditions and in a poor market conditions there is simply too much inventory around for you to be unprepared.  This is one of our most important financial transactions and we all deserve the opportunity to maximize the opportunity.  Any money you spend on this effort will be returned in a shorter time on market and a sale price higher then without.  This is a fact.  Just ask your Realtor.

You can view this FREE Home Staging Tip that's fun and entertaining to watch at the link below.  Why can't Home Staging be Fun and Free!

http://www.youtube.com/watch?v=3w-TvsksyY8