Derby City Homes Blog

Sellers...Why Your Listing Expired!

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Mon, 14 Mar 2011 23:58:09 -0700

Why Your Listing Expired...And What You Should Do About It

I suppose it's best to open with a brief disclosure...In no way will this post be all inclusive. I understand that circumstances vary and the points touched on within may not apply 100% to your situation.

So why did your listing expire? Most likely...either you, your real estate agent, or both of you short-sighted the real target. Some ambiguous goal was assigned to your situation and you were set along your way to simply let things happen as they may. You weren't often updated on the status of your listing, nor did you hold your agent accountable for their lack of communication. Having not been kept informed of what's happened around you, this continued for several months until the day that your agent removes the sign from your yard, hands over your house key and says "Please call me when you're ready to relist."

Maybe it didn't happen exactly like that, but I'm sure there are similarities to be found. You're certainly not alone as, in Louisville's current market, 30% of all listings throughout the year will end up expired. This is nothing new however! During our peak years in 2004 & 2005, Louisville saw 22% of all listings ending up expired. This highlights the slight adjustment in our market...and one that nearly 12,000 sellers overcame in 2010!

Wondering what I mean by short-sighting the real target? Your home wasn't poised to sell within the most opportune window. In the Greater Louisville market, we know that of the homes that sell, nearly 75% of those go under contract within 90 days on the market. This must be the goal you establish! Set your sights at 90 days and Aim High! Once you've talked yourself into giving your home six months to sell, then you've just short-sighted the target, less likely to hit the bullseye and your arrow just might end up in the dirt.

Knowing where to set your sights, you may now focus your attention toward each factor affecting the length of time your home will remain on the market. Factors such as list price, presentation, marketing & promotion efforts, and availability for showings all require thorough and constant consideration until the day your home goes under contract. Additionally, Moving On From Your Expired Listing will assist you in selecting the best path forward. Establish your target, aim high, and you'll find yourself at the closing table in the near future!

Wishing to sell your Louisville home in the near future? Looking for guidance on how best to prepare for your upcoming sale? Contact Chris Dugger, your REALTOR in Louisville KY, today via e-mail, or call (502) 641-9802, to schedule a full pre-listing consultation. Don't forget to check back often with my Derby City Homes Blog at TheLouisvilleDrop.com for additional topics relevant to Louisville's homeowners.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Moving On From Your Expired Listing

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Wed, 09 Mar 2011 15:10:23 -0800

Louisville KY Real Estate - Selling Your Home This Next Time Around

So it's the morning after your home is taken off the market and your phone starts ringing off the hook. An hour later, there's a knock at the door. The next day, your mailbox starts to fill up with letters & postcards from local REALTORS®. A typical response to all this new found attention from Louisville real estate agents is "Where were they when my home was on the market?"

It's only natural to concern yourself over what kept your home from selling...what went wrong and why? Regardless how things got to this point, you will be best served to take a step back, regroup in your efforts and push forward with a solid strategy to finally get your home sold. Consider the following as you prepare to move forward:

Communication & Your REALTOR®

The REALTOR® you choose to partner with will have the strongest influence on the outcome of the sale. Whether it be pricing consultation, home preparation or the handling of the sale through to the closing table, the selection of your REALTOR® will require your greatest deal of attention. This choice can also be the greatest source of uncertainty once the decision is made.

Don't wait until three months into the listing period to realize that things aren't progressing as planned. Establish performance and communication expectations prior to signing the listing contract and hold your agent accountable. As you receive weekly or bi-weekly updates on the status of your listing, you are provided the option to adjust as necessary to ensure your listing doesn't once again expire without a purchase contract.

For more on selecting your REALTOR® and communication, please visit:
Selecting a REALTOR in Louisville KY...Part One

Selecting a REALTOR in Louisville KY...Part Two

Communication...What You Don't Know CAN Hurt You!

Marketing That Makes an Impact

The first job of your REALTOR® is to get feet through your door. To make this happen, your listing needs to be positioned in front of as many potential buyers as possible and must promote your home in its absolute finest light. Each aspect of the marketing plan employed should clearly highlight how it will contribute to this task. The marketing must not only look great, but must be present wherever buyers are finding their homes.

For more on marketing, please visit:
Real Estate Marketing and Your Home

Pricing Strategically

Now that you have adequate buyer traffic, your list price will take over as the determining factor to whether these buyers will make an offer on your home. Not all buyers are looking for a ‘deal', but they do want to feel confident that they are purchasing your home at a reasonable value. Many factors go into determining the fair market value of your home, so ensure you allot adequate time and attention, and ensure you've received supporting statistics & documentation. The target is a list price which adds appeal to your home...and doesn't instead help sell your competition!

For more on placing a value to your home, please visit:
Your List Price...A Buyer's Perspective

Price It Right...The First Time Around!

Wishing to sell your Louisville home in the near future? Looking for guidance on how best to prepare for your upcoming sale? Contact your REALTOR in Louisville KY today via e-mail, or call (502) 641-9802, to schedule a full pre-listing consultation. Don't forget to check back often to my The Louisville Drop for additional topics relevant to Louisville's homeowners.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Louisville Kentucky Real Estate - 2010 Market Review

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Sun, 27 Feb 2011 18:19:40 -0800

Louisville KY Real Estate in 2010 - Following the Trends

It seems as though not much was said about how Louisville's housing market fared through 2010. The little news I did hear wasn't exactly positive and certainly did NOT paint a rosy picture of the year we had. If you listen to what the national news has to say about the housing market, you would have very little reason to remain optimistic about Louisville real estate. Thankful for Louisville homeowners, the national story isn't OUR story at all.

First, let's get the less-than-positive news behind us. Across the Greater Louisville area, the total number of homes sold in 2010 was down over the previous year. We saw a total of 11,442 residential home sales in 2010, a 1.8% drop in sales activity. So that's it for the bad news! Even this slight drop isn't ‘bad news', per se. One stand-alone market parameter doesn't carry much weight...we must take all information into account to see the whole picture.

Market parameters such as Average Sale Price, Median Sale Price, Average Days on Market and Luxury Market Share all made positive gains. The deeper one digs into the details, the better the outlook becomes. For example, take a look at the following:

Average Sale Price rose 5.2% for the year to $166,333
Average Days on Market fell by 5% to 82 days
Each category of homes valued above $200,000 made a positive gain in market share
Total residential sales volume rose 3.3% to $1.90Billion

Beginning in 2008, homes valued higher than $200k began losing their percentage of home sales market share. In 2010, we saw each price range north of $200k make a significant gain. Here is a summary:

$200-250k 10.8% of market share, up from 9.3% in 2009, best in 8+ years
$250-300k 6.0% of market share, up from 5.3% in 2009, best since 2007
$300-400k 6.0% of market share, up from 4.7% in 2009, best in 8+ years
$400-500k 2.4% of market share, up from 1.7% in 2009, best since 2005
$500k+ 2.3% of market share, up from 2.0% in 2009

Last year's expiration of the home buyer tax incentives is allowing our market to find its new normal...a healthy, steady, sustainable normal. If you would like to know whether today's Louisville real estate market can support your goals, I encourage you to sit down with your REALTOR in Louisville to get a true and accurate snapshot of what is possible.

Have plans to sell your Louisville home in the near future? Looking for guidance on how best to prepare for your upcoming sale? Contact your REALTOR in Louisville KY today via e-mail, or call (502) 641-9802, to schedule a full pre-listing consultation. Don't forget to check back often to The Louisville Drop for additional topics relevant to Louisville's homeowners.

*Statistics quoted in the market summary were extrapolated from Greater Louisville Association of Realtors Multiple Listing Service.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Selecting a REALTOR in Louisville KY...Part Two

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Tue, 07 Dec 2010 23:46:34 -0800

Selecting a REALTOR in Louisville KY...The Listing Appointment

So you're exploring the possibility of placing your home on the market and have dreams of moving on to that next special place to call home. Lucky for sellers today, you have access to website after website offering tips and advice to help homeowners prepare their homes for the upcoming listing period. The one preparation that will advance you toward your goals is the careful and methodical selection of your REALTOR in Louisville KY.

In Part One, I touched on the process of choosing which REALTORS® to contact for a listing consultation. In a brief forty-five minute listing consultation, you can quickly become overwhelmed with information pertaining to the home selling process. So now that you have the appointments set, I have dedicated Part Two to retrieving the information most instrumental to a solid, confident decision.

What Questions Should You Ask?

Ideally...you shouldn't have to ask any questions at all. As your REALTOR®, I'm the expert on listing homes and seeing them to the closing table. Through my experience, I take note of commonly asked questions and tailor my presentation to address those questions up front. I understand that the burden is on ME to showcase my many features and clearly explain the benefits of each. Never should the questions "Where will you advertise my home?" or "Where do your buyers come from?" need to be asked. If I can't clearly communicate my own features and benefits, how could you expect me to communicate the benefits your home offers its future owners? You are hiring an agent to market and promote your home, therefore you should observe how the agent markets and promotes his or her own services.

What Answers Are You Looking For?

Now just because I recommend limiting the questions you actually ask, that doesn't mean you shouldn't have a list of questions and concerns you wish to see addressed. Of course you'll have questions, and you're likely to have situation-specific questions that won't be addressed during a typical listing presentation. Whatever questions you do have, I suggest you have them listed and check them off as they are addressed.

Don't be surprised if questions come up some point after the listing interview. When interviewing multiple agents, additional questions are all but certain. Don't feel as though the interview ended when the agent left your home. Until you've decided on which REALTOR® is going to represent your home for the upcoming sale, the interview is still open.

If you have not already done so, take the time to browse the many homeowner specific topics highlighted at The Louisville Drop. New articles are added frequently, so check back often for the latest discussions. Don't hesitate to contact me via e-mail or visit MyLouisvilleAgent.com to search all Louisville area homes.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Comparative, Competitive or Comparable Market Analysis...The CMA and Your Home

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Wed, 20 Oct 2010 18:59:23 -0700

Comparative, Competitive or Comparable Market Analysis...What Does It Mean For You?

The most valuable counsel you'll receive to advance you toward the goal of selling your home is a thorough, competent assessment of your home's value. The attention paid to this piece of the home selling process will set the tone for the rest of the listing period. Accurately priced homes are experiencing shorter times on the market while overpriced properties are being passed over time and time again.

If you've spoken to a REALTOR in Louisville KY regarding the future sale of your home, you've likely been offered a free Comparative Market Analysis (CMA) to assist in your process. Sometimes referred to as a Competitive Market Analysis or Comparable Market Analysis, the CMA is used to determine the Fair Market Value of your home under the current market conditions.

The process involves taking homes comparable in size, location, age & construction and adjusting the characteristics of each home to match those of your home, the ‘subject'. Comparable homes should be restricted to those recently sold, typically within the past six months, as well as pending sales and active listings. This will present you with the Fair Market Value of your home based on the "bones" of your home.

I typically conduct two CMA's for the subject home...the first based on Sold, Pending & Active comparable properties...and the second based on Sold properties only. Comparison of the two allows me to establish the trends in the micro-market of your particular area of Louisville...to identify whether home values are increasing, declining or staying flat. From this point, we will start the process of making the necessary adjustments based on additional details of your home.

My standard CMA does not account for differences in finishing details, needed decorative updates, the condition and current state of repair, or staging and how your home will show. These details factor in as adjustments are made to the initial CMA. With some minor tweaking, we arrive at solid, competent Fair Market Value of your home and are ready to price your home to sell!

If you are in the process of selecting your Realtor in Louisville KY to price, promote and market your home to a timely sale, do not hesitate to contact Chris Dugger via e-mail or call (502) 641-9802. In a 45 minute listing consultation I will not only present you with a solid Comparable Market Analysis, but will introduce you to a comprehensive promotional plan to position your home for a successful sale! Don't forget to visit The Louisville Drop for additional topics relevant to Louisville homeowners in today's real estate market.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Lake Forest, Louisville KY...A Community Showcase

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Tue, 19 Oct 2010 17:18:58 -0700

Lake Forest, Louisville KY...You'll Find Your Luxury Here!

Looking to take roots in one of the most distinguished communities in Louisville? A sprawling golf community on the East End with a most impressive array of amenities offered to its residents? Then you are sure to find that next place to call home in Lake Forest community of Louisville KY.

View 29 Photos of Lake Forest Louisville KY Below:

Occupying approximately 2,000 acres of Louisville's most popular East End, Lake Forest offers your ideal luxury home no matter your stage in life. Expect upper-end finishes throughout the community, such as granite counter surfaces, open floor plans, private master suites and carefully designed outdoor living space. Although the average home in Lake Forest is approximately 3,000 square feet in the $400k's, the range of home sizes starts at 2,000 square feet on up to well above 10,000 square feet and home values ranging from the upper $200k's to just shy of $2 million!

The Lake Forest Community Association offers membership to the Lake Forest Lodge swimming pool, children's wading pool, three tennis courts, playground and sand volley ball court...as well as an second swimming pool on the opposite end of the community. All residents have access to the community park with playground, picnic area and soccer field, as well as nature trails and lakes.

Lake Forest Country Club is home to the Arnold Palmer designed 18-hole golf course. Several levels of membership are available for private access to the golf course, clay tennis courts, swimming pool and dining room. *Separate from the Lake Forest Lodge and Community Association*

With the main entrance on Shelbyville Rd just East of the Gene Snyder Expressway, Lake Forest has multiple location access and offers convenience to expressways, parks and shopping. Five additional golf courses are within a 4 mile radius...to include Valhalla Golf Club! View the Community Tour above and come out to experience this wonderful community for yourself!

If you're planning to sell your Lake Forest home or would like a list of homes currently available for sale, don't hesitate to contact Chris Dugger via e-mail or call at (502) 641-9802. You will fall in love with this community that offers it all! If looking to select a Realtor in Louisville KY, please visit The Louisville Drop to view additional topics relevant to Louisville's homeowners.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Selecting a REALTOR in Louisville KY...Part One

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Thu, 14 Oct 2010 18:11:55 -0700

Selecting a REALTOR in Louisville KY...Who to Call?

In this series I hope to assist you through the process of selecting a true professional to see through the successful sale of your home. Through this process you can command the timely sale for your home while realizing the maximum potential from your real property asset.

Weeding Through the Solicitations

If you previous had your home for sale on the market and either had your listing expire or you intentionally took it off the market, you've likely received a flood of letters, postcards, phone calls and even visits to your home. Every real estate agent seems to have a similar message, making the same claims of success and suggests a similar approach to ‘get your home sold this time'. It's hard to filter through all of these claims and choose that one professional that will bring you together with the goals you wish to obtain.

Listing Your Home for the First Time?

If placing your home on the market for its first time, you'll want to do your homework to ensure you make the decision most supportive of your goals. One of the biggest mistakes homeowners make when selecting a REALTOR® is they only speak with one agent and move forward from there. With nearly four thousand REALTORS® in Louisville, you will experience varying styles and approaches to the home selling process. Select the approach that is most comfortable for you. If you were building an addition to your home, you'd likely interview three separate contractors...I suggest the same approach to selecting a REALTOR® in Louisville.

False Hope and Empty Promises

Another mistake to avoid...be cautious of ‘rainbows and lollipops'! I'm a rather optimistic person and choose to see the best in every situation; however I'm also a very realistic person and stay grounded with facts! Our reality in Louisville's real estate market is much more positive than the national average, however it holds its challenges and you will face tough decisions at some point in the process. You should align yourself with a professional who demonstrates a realistic approach to selling your home. Align with a REALTOR® who not only acknowledges the challenges ahead, but also provides solutions to most effectively overcome those challenges.

If you have not already done so, take the time to browse the many homeowner specific topics highlighted at The Louisville Drop. New topics are added frequently, so check back for the latest discussions. Don't hesitate to contact Chris Dugger via e-mail or visit MyLouisvilleAgent.com to search all Louisville area homes!

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Gardiner Park in Louisville KY...A Community Showcase

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Tue, 12 Oct 2010 18:46:45 -0700

Gardiner Park in Louisville KY

Nestled on fifty-two acres occupying Louisville's East End, you'll find a truly unique community of single family homes inspired by the English country side and Cotswold influence! Gardiner Park is a small, thoughtfully planned community designed to provide an exceptional living experience. Maintenance-free living combined with astounding architecture reminiscent of an old English village, all right here in Jefferson County!

View 19 Photos of Gardiner Park By Clicking the Photo Below:

The vision of the late Dan Gardiner, the community of Gardiner Park offers free-standing single family homes and luxury townhomes settled amongst mature trees, rolling landscape, gorgeous central lake, and inlaid brick sidewalks. The walking trail around the central lake offers a leisure environment for conversing with neighbors and unwinding after a long day.

Expect upper-end finishes throughout the community, such as granite counter surfaces, open floor plans, private master suites and carefully designed outdoor living space. Townhouses start around $300,000 and values of free-standing homes range from the mid-$300k's up through $600,000. Gardiner Park is a maintenance-free community with the maintenance fees covering full landscape upkeep to include shrub trimming and mulching twice each year, automatic irrigation system, lawn mowing and garbage, debris & snow removal.

Located at Shelbyville Rd and Flat Rock Rd less than five miles outside the Gene Snyder Expressway, Gardiner Park offers convenience to expressways, parks and shopping. The Shoppes at Gardiner Park are planned for the corner of Shelbyville & Flat Rock and is expected to host a full-service grocery and smaller retail shops, with green areas and a park. Oh, did I forget to mention the existence of six golf courses within a 4 mile radius...to include Valhalla Golf Club! View the Community Tour above and come out to experience this wonderful community for yourself!

If you're planning to sell your Gardiner Park home or would like a list of homes currently available for sale, don't hesitate to contact Chris Dugger via e-mail or call at (502) 641-9802. You will fall in love with this secluded community! If looking to select a Realtor in Louisville KY, please visit The Louisville Drop to view additional topics relevant to Louisville's homeowners.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Home Preparation - Before the Listing

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Mon, 11 Oct 2010 22:52:55 -0700

Home Preparation...Before the Listing

You've made the decision to finally place your home for sale on the market and make that move to your next home. You've seen the latest sales in Louisville KY and you're convinced that you too can realize success in finding a buyer for your home. To that I say "Congratulations" and I hope I can be of assistance in your process.

In Home Preparation...Don't Pull the Trigger Too Quickly! I pointed out the importance of not allowing your home to go on the market before it is absolutely ready to host prospective buyers. I would like to cover a few simple upgrades and maintenance items to be addressed that will have a significant impact on the overall reception of your home on that first showing.

Outside:

Patch bare spots in the yard and remove dead or dying landscaping
Remove cracked or flaking paint on trim and give a fresh coat of paint
Remove wood rot on front & garage doors and window trim, patch and paint
If front door hardware is worn, tarnished or flaking, replace with new hardware

Inside:

Tighten door hardware - knobs and hinges - ensure doors latch normally and do not stick
Replace damaged or inoperable window shades
If you intend to take any light fixtures or bathroom mirrors with you, swap them out now
Tighten kitchen & bathroom cabinet hardware and adjust cabinet doors to align properly
Have poorly operating light switches or dimmers replaced and replace cracked switch plates
If using lower wattage light bulbs, consider replacing with slightly higher watt bulbs for added light
Refresh caulking around bathroom vanities and tubs as well as kitchen counters
Repair drywall imperfections such as nail-pops or cracks

This may seem like a long list of home preparation to-dos, but they will more than pay for themselves. As minor as these discrepancies may be, the buyer is sure to take notice and will wonder what other problems remain unknown. Attention to these issues does not relieve the homeowner of ensuring the mechanicals and plumbing are in good repair. If there are known issues with plumbing or the mechanicals, the homeowner has two choices...notate the problems in the Seller's Disclosure of Property Condition...or fix them! I suggest the latter.

Have plans to sell your Louisville home in the near future? Looking for a REALTOR in Louisville KY to provide advice on how to best prepare your home for the sale? This is but one of many aspects of the professional service available to you through hiring a REALTOR® to handle the sale of your home. Contact me today via e-mail, or call (502) 641-9802, to schedule a full pre-listing consultation. Don't forget to check back often to The Louisville Drop for additional topics relevant to Louisville's homeowners!

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Glenmary, Louisville KY...A Community Showcase

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Sun, 10 Oct 2010 15:42:54 -0700

Glenmary, Louisville KY - A Louisville Golf Community

Looking for a tranquil golf community on the southeast end of Louisville...A place that feels just far enough away from it all yet offers convenience to just about everything you need? The Glenmary communities may be what you're looking for...and more! Mature trees, gently rolling landscape and meticulously kept grounds all characterize this established Louisville golf community.

View 18 Photos of Glenmary Louisville & Golf Course Below:

Glenmary's most attractive feature would be the historic Glenmary golf course that sprawls throughout the community. The Glenmary Country Club is located on Glenmary Farm Drive and offers golf memberships as well as a swim & tennis membership. The club offers an 18-hole golf course, dining room, swimming pool, children's wading pool and two tennis courts.

With a carefully planned balance between patio homes, townhomes and affordable single family living, Glenmary offers choice no matter your stage in life. Patio homes start as low as the mid-$100's and stretch through the lower-$200's. Single family homes can be found as low as the mid-$200's and can reach as far north as $450,000.

Located just outside the Gene Snyder Expressway along Bardstown Road, Glenmary offers convenience to expressways and the always expanding dining and retail choices of the southern Bardstown Rd corridor. View the Community Tour above and come out to experience this wonderful Louisville golf community for yourself!

If you're planning to sell your Glenmary home or would like a list of homes currently available for sale, don't hesitate to contact me via e-mail or call at (502) 641-9802. You will fall in love with this secluded community! If looking to select a Realtor in Louisville KY, please visit The Louisville Drop to view additional topics relevant to today's homeowners.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Little Spring Farm, Louisville KY - A Community Showcase

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Sat, 09 Oct 2010 20:43:50 -0700

Little Spring Farm, Louisville KY

Looking for that perfect place to build your dream home on the southeast end of Louisville, Kentucky? I believe you'll find that Little Spring Farm offers that ideal setting for your ‘forever home'. With a carefully planned balance between home sites, green common areas and community amenities, you'll find yourself right at home.

View 17 Photos of Little Spring Farm Below:

A planned community of nearly 500 single family homes once completed, Little Spring Farm occupies 430 acres of southeast Jefferson County nearly the Bullitt County line. Home prices start in the upper $200k's and reach toward the $450,000 mark. Upper-end finishes can be expected through the community, such as granite counter surfaces, open floor plans, private master suites and carefully designed outdoor living space.

Manicured park-like green areas, tree-lined sidewalks and a walking trail offer a leisure environment for conversing with neighbors and unwinding after a long day. The massive, centrally located community clubhouse is will accommodate you and your guests. Amenities available at the clubhouse include a junior Olympic-sized pool, children's wading pool, double tennis courts, picnic area and sand volleyball court.

Located off of Bardstown Rd less than three miles outside the Gene Snyder Expressway, Little Spring Farm offers convenience to expressways and constantly expanding dining and retail choices. View the Community Tour above and come out to experience this wonderful community for yourself!

If you're planning to sell your Little Spring Farm home or would like a list of homes currently available for sale, don't hesitate to contact me via e-mail or call at (502) 641-9802. You will fall in love with this secluded community! If looking to select a Realtor in Louisville KY, please visit The Louisville Drop to view additional topics relevant to today's homeowners.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Home Preparation...Don't Pull the Trigger Too Quickly!

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Fri, 08 Oct 2010 22:39:53 -0700

Home Preparation...Don't Pull the Trigger Too Quickly!

"A good product delivered on time is better than a great product delivered late"...probably some of the worst advice I've received in my professional career. In the corporate world, I wouldn't support either option. Why not deliver a great product...on time!

When your home's listing goes active on the Louisville Multiple Listing Service (MLS), it will broadcast out to any potential buyer signed up to receive automatic market updates, as well as nearly 4,000 Louisville REALTORS®. Let's say that you just received one of these automatic updates. You open up the new listing and...no photos...maybe no property description. Would you check back tomorrow to see if photos have been added to the listing? Most buyers in today's market will have already moved on...they won't be returning to see your home's listing once your agent has ‘completed' it!

Rushing your home to the market goes beyond just having the photos and description available...is your home really ready to host its future owners? Will they notice the peeling paint on the trim around the front door? How about that closet that couldn't fit even one more hanger? What will they think of your deck that looks to be two years overdue for a pressure washing? You'll hear time and again that your first buyers are you best buyers! Your home must be ready for buyers on Day #1 of your listing.

You can find advice on how to prepare you home for an upcoming listing just about anywhere on the internet. Most of what you'll read will be rather simple concepts, but so many make the mistake of not following a few simple tips. Your best source for home preparation tips is your Louisville REALTOR®, so use that resource to gain an edge above your competition. In First Impressions! Those First Few Critical Moments! you will find additional tips on how to create a great first impression for your buyers.

Once all preparations have been completed and your home is ready for its big debut, it will be time for your ‘close up'. Work with your REALTOR® to stage your home for photos...we want to dress to impress! Request that all photos and data are entered once the listing goes ‘live' on MLS. If your home isn't ready for photos at the time of signing the listing contract, simply request that the listing's active date be postponed to ensure the photos are ready to activate together with the listing.

Is there a move in your near future? Slow down and take the time to select a REALTOR® in Louisville who will best support your goals. Real Estate Marketing and Your Home will provide insight into my philosophy on marketing and how it's used to support your goals. To schedule your listing consultation, or for advice on preparing your home for your upcoming sale, contact me via e-mail, or call (502) 641-9802. Visit The Louisville Drop for additional topics relevant to Louisville's homeowners!

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

3028 Iris Way - Brookhaven - Louisville KY

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Fri, 08 Oct 2010 16:08:09 -0700

Charming Ranch w/Impressive Outdoor Living Space in Louisville KY

Louisville Homes for Sale

View 21 Photos of 3028 Iris Way By Clicking Below:

Chris Dugger | Real Estate Marketplace | (502) 641-9802

3028 Iris Way, Louisville, KY

Updated & upgraded throughout the years. Unbelievable outdoor
living space!

3BR/2BA Single Family House

offered at $169,900

Year Built	1958
Sq Footage	1,522
Bedrooms	3
Bathrooms	2 full, 0 partial
Floors	1
Parking	2
Lot Size	.24 acres
HOA/Maint	$0 per month

DESCRIPTION

Welcome home to this incredibly well-cared for ranch home in the Brookhaven neighborhood! The home has been fed a steady diet of updates & upgrades over the yearsnot just 'fattened up' for the sale! Three bedrooms exist on the main level with two baths, a front living/sitting room, kitchen, dining room and the perfect family room addition. Family room addition includes gas log fireplace, walk-in closet and the 2nd bath with a shower. The kitchen offers updated cabinetry, counters, appliances and fixtures. Nearly 600 sqft of the basement is finished with a family/recreation room, an office/bedroom (non-conforming) with additional 450 sqft of unfinished storage space. Original structure is all-brick exterior construction with maintenance-free trim. This back yard will capture your heart and will cater to that much needed private down time & seclusionand also presents the perfect setting for your entertainment needs! Large sun deck overlooks this fully-enclosed private back yard complete with wide cul-de-sac type lot, gardens, and additional storage. Located between Taylorsville Rd, Breckenridge Ln & Browns Ln, convenience in location is an understatement! Be on the Watterson or I-64 in a couple of minutes or within easy reach of your shopping needs. Don't miss out on your opportunity to make this wonderful home & community your next place to call home. Call today for your private showing!

see additional photos below

PROPERTY FEATURES

- Central A/C	- Central heat	- Fireplace
- Walk-in closet	- Hardwood floor	- Family room
- Living room	- Dining room	- Refrigerator
- Stove/Oven	- Basement	- Laundry area - inside
- Balcony, Deck, or Patio	- Yard

ADDITIONAL PHOTOS

Property Front	Family Room Addition
Dining Room	Living Room
Outdoor Living Area	Outdoor Living Area

Contact info:

Chris Dugger

Real Estate Marketplace

(502) 641-9802

For sale by agent/broker

Equal Opportunity Housing

Posted: Oct 8, 2010, 11:35am PDT

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

9611 Long Rifle Lane - Adams Run - Louisville KY

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Tue, 05 Oct 2010 13:11:18 -0700

Impressive Upgrades in This Spotless Ranch in Louisville KY

Louisville Homes For Sale

View 22 Photos of 9611 Long Rifle Lane - Adams Run - Louisville KY

Chris Dugger | Real Estate Marketplace | (502) 641-9802

9611 Long Rifle Ln, Louisville, KY

3BR/2BA Single Family House

offered at $170,000

Year Built	2001
Sq Footage	1,641
Bedrooms	3
Bathrooms	2 full, 0 partial
Floors	1
Parking	2 Car garage
Lot Size	0.22 acres
HOA/Maint	$10 per month

DESCRIPTION

Welcome home to this remarkably well-cared for ranch home in Adams Run. You're first greeted by gleaming hardwood floors that span throughout much of the home to include the great room, eat-in-kitchen & dining room. The great room is complete with a gas log fireplace, volume ceilings, and a full wall of windows providing ample natural light. The eat-in kitchen is fully equipped to include built-in microwave and breakfast bar. The formal dining area, detailed with wainscoting and crown moulding, offers ample room for your full-sized table and server. The master suite is complete with volume ceilings, an impressive walk-in closet, and a master bath offering a jetted soaking tub, separate shower, double sink vanity & ceramic tile floors. The inset stone-paved patio is situated to provide privacy for your outdoor living space, and you'll appreciate the great attention paid to the lush landscaping surrounding this home. Easy access to the Gene Snyder and only minutes from your shopping needs at either Bardstown Rd or Preston Hwy. Together with the upgraded hardwood flooring, the recently upgraded lighting and plumbing fixtures throughout will place this home at the top of your list! Come out and experience Adams Run for yourself!

see additional photos below

PROPERTY FEATURES

- Central A/C	- Central heat	- Fireplace
- High/Vaulted ceiling	- Walk-in closet	- Hardwood floor
- Tile floor	- Dining room	- Dishwasher
- Refrigerator	- Stove/Oven	- Microwave
- Laundry area - inside	- Balcony, Deck, or Patio	- Yard

ADDITIONAL PHOTOS

Photo 1	Photo 2
Photo 3	Photo 4

Contact info:

Chris Dugger

Real Estate Marketplace

(502) 641-9802

For sale by agent/broker

Equal Opportunity Housing

Posted: Oct 5, 2010, 7:21am PDT

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Norton Commons, Prospect KY...A Community Showcase

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Tue, 05 Oct 2010 00:16:33 -0700

Norton Commons...As Uncommon As It Gets!

Home of Homearama 2011 - Louisville's Premier New Home Show - July 16-31, 2011

As you stroll down the shop-lined sidewalks of Meeting Street, you turn the corner to find several patio cafes and take in the Italianate, Greek Revival and Federal architecture. Isn't Charleston great? Well Yes, Charleston is great...but this is Louisville, Kentucky! Located just outside the eastern most edges of Louisville, the city of Prospect is home to the master planned community of Norton Commons. Planned around a centrally located retail district, you will experience a village life unlike anything else found in the Louisville area!

View 35 Photos of Norton Commons, Prospect KY by Clicking Below:

I could sum up Norton Commons by simply saying it has just about everything, but what's the fun in that! From cozy Arts & Crafts cottages to spacious Federal Classics, labeling the selection of single family architecture as impressive is a slight understatement. Condominiums and row-style townhomes are also found throughout this carefully planned community. Spend your down time in the many park-like common areas throughout the grounds, pay a visit to the neighborhood pool or take your four-legged friend to visit the full-acre dog park to run out all of his/her energy.

The business district delivers a wide variety of services, whether studios, galleries & boutiques, pediatrics, dermatology, pet care, salons, massage therapist, dental, personal fitness...and even acupuncture! I have not done justice to the full scale of available services! For dining choices, start your day with breakfast at Café Verbena, enjoy lunch on the patio at Big Ben Cafe and relax at dinner in the casual atmosphere of Karem's Grill & Pub.

Accessible from either Chamberlain Lane or Brownsboro Road, Norton Commons occupies the prime real estate of Louisville's East End. Residents have access to the fine retail shops, cafes and restaurants of The Summit Louisville, as well as the shopping, dining and cinema at Springhurst Towne Center. In addition, you will enjoy the convenience of access to expressways, schools, places of worship and numerous medical facilities.

If you're planning to sell your Norton Commons home or would like a list of homes currently available for sale, don't hesitate to contact me via e-mail or call at (502) 641-9802. You will fall in love with this unique living experience! If looking to select a REALTOR in Louisville KY, please visit The Louisville Drop to view additional topics relevant to today's homeowners.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Going FSBO Louisville KY Style! NOT A ‘How To’ Guide!

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Sun, 03 Oct 2010 20:31:43 -0700

FSBO Louisville KY! It Can Be Done...But Know Your Chances

Coming from your Louisville REALTOR®, you may find my words of encouragement a bit odd. Truth is, I don't take t issue with a homeowner wanting to first try selling their home ‘For Sale by Owner', or FSBO. It's all a matter of motivation and what supports the goals you have established for you or your family. This is not a ‘How To' FSBO Louisville guide, nor will you find any tips on ‘How to Sell Your FSBO Home Quickly'. What you will find are some statistics and commonly shared difficulties from those who have walked before you.

Selling your home FSBO seems like a rather simple concept. You're simply selling your real property (a.k.a. - your home) without the assistance of a professional...like selling your family car. I successfully sold two vehicles in 2009 and I ironically took on the mindset of a FSBO seller during the process. When I received calls from firms specializing in selling higher-end vehicles, I politely declined. They claimed to have access to a pool of buyers, knew the existing market for such vehicles, and so on. I was just fine on my own. However, don't for a minute think that selling real property can compare to selling a car...it can be whole different beast!

What Are The Odds?

Every year, National Association of REALTORS® (NAR) surveys thousands of consumers on the details of their recent home purchase or sale. According to the 2009 NAR Profile of Home Buyers and Sellers, only 11% of the surveyed homes sold as FSBO. Don't happen to already know the buyer who will be purchasing your home? Well, now you are much lower...1-in-16, or 6%. I have spoken to several Louisville homeowners who were successful in selling FSBO Louisville, so I can vouch for this probability of success. So why don't more homeowners sell without the assistance of a real estate agent?

Most Difficult Tasks for FSBO Sellers

Selling a home in a timely manner while preserving the equity established in the property comes with its share of challenges. I can attest that it is a full-time job to identify and maintain the tools and systems needed to make this process successful and repeatable. As you can imagine, those who have recently sold their home FSBO have discovered some of the obstacles involved. Per the 2009 NAR Profile of Home Buyers and Sellers, the most difficult tasks realized by FSBO sellers who sold to a previously unknown buyer were as follows:

Preparing or fixing up the home for sale
Getting the price right
Understanding and performing paperwork
Selling within the length of time planned
Attracting potential buyer
Having enough time to devote to all aspects of the sale

Was the Experience Worth It?

It should be no secret that 69% of those sellers pursued a FSBO sale to avoid paying commission to a real estate agent. The percentage of those who paid a commission to an agent representing a buyer wasn't revealed, however from experience I expect it to be the majority. Of those who successfully sold FSBO, only 46% stated they will sell their current home FSBO when the time comes. Could they possibly realize that, while selling FSBO under the pressure of lost equity, maybe they lucked out?

If there is a move in your future, feel free to check out Real Estate Marketing and Your Home or any of the many homeowner specific topics at The Louisville Drop. You'll find information on pricing, marketing and showing your home. Have concerns you'd like addressed personally? Contact me via e-mail, or call (502) 641-9802. As always...don't forget to visit the home of your REALTOR in Louisville KY to search all Greater Louisville homes for sale!

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

The Villages of Springhurst Louisville KY…A Community Showcase

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Sat, 02 Oct 2010 16:14:17 -0700

The Villages of Springhurst Louisville KY...A Community Showcase by Chris Dugger

If you're looking for the ideal balance between higher-end living, prime location and optimum accessibility, all bundled into a socially active community...then I believe you've just found your new place to call home in The Villages of Springhurst in Louisville, Kentucky. Throughout the many ‘villages' which define the Springhurst Louisville community, you will find a wonderful collection of garden homes, townhomes, single family homes and luxury living.

View 46 Photos of The Villages of Springhurst Louisville KY by Clicking Below:

Situated on Louisville's popular East End, The Villages of Springhurst offer the ideal living experience no matter your stage in life. Meticulously manicured common areas, tree-lined streets and elegant statuary provide that desired setting for your socially active lifestyle. Garden/patio home values typically range between the low to mid-$200's. Whereas single family homes can be found as low as the upper $200's in areas such as Village of Wynbrooke, and can top $500,000 in areas such Village of Moorfield and Estates of White Blossom. As members of the Springhurst Community Association, residents have access to a membership for the private swimming pool, tennis courts, clubhouse facilities and the children's playground.

Located within Jefferson County, The Villages of Springhurst populate the areas on either side of North Hurstbourne Parkway between Highway 22 (Brownsboro Rd) and Westport Rd. Convenience of location is an understatement...as its residents have immediate access to the fine retail shops, cafes and restaurants of The Summit Louisville, as well as the shopping, dining and cinema at Springhurst Towne Center. In addition, you will enjoy the convenience of access to expressways, schools and places of worship.

If you're planning to sell your Springhurst Louisville home or would like a list of homes currently for sale in The Villages of Springhurst, don't hesitate to contact me via e-mail or call at (502) 641-9802. If looking to select a Realtor in Louisville KY, please visit The Louisville Drop to view additional topics relevant to today's homeowners.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Communication...What You Don't Know CAN Hurt You!

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Fri, 01 Oct 2010 22:23:38 -0700

Imagine...You are faced with making a decision...your family's future may be riding on it...you want to make it in total confidence...and you are without all the supporting facts? There are times in our lives where this is a necessary evil, however the sale of your home should not be one of those times! Considering what may be your family's greatest single investment, a lack of communication here can cost you thousands!

One of the most common grievances heard from homeowners following the home selling process is a lack in communication from their real estate agent. Whether a reminder on ongoing marketing efforts, feedback from a recent showing, or market updates affecting the sale of your home, all communications between you and your real estate agent are crucial and should never be taken for granted.

Solid decision making starts with one possessing all pertinent facts of a situation. It is important to me and my business that all of my clients make the best possible decisions in support of their life's goals; therefore I consider it a professional challenge to keep my clients informed on all aspects of the sale. Here are some examples of my standard communications to homeowners throughout the home sale process:

Marketing & promotion updates to highlight ongoing marketing efforts
Feedback from recent showings as it comes in from the showing agent
Weekly or bi-weekly updates (your choice) to compile recent showing feedback trends and address recommendations stemming from buyers' response
Market updates as competing listings go under contract and new competition enters your market, as well as their effect on your listing's positioning

Communications throughout the process of considering offers to purchase and working through the potential obstacles in the sales contract will be the most crucial. This is where consistent communication from your Realtor will pay off by the thousands! Based on the periodic market updates provided, you'll remain well-informed and ready to make confident decisions when the time is upon you. Inspection, repairs, appraisal, the walk-through and closing are all time sensitive points where clear communication will help your prepare for the transition to your new home.

When selecting a Louisville Realtor to carefully handle the sale of your home, take the time to inquire into their philosophy on communication. Ask when you should expect to receive communication on the specifics mentioned above. Most important of all...plan to hold them accountable to what you've been promised. Don't allow communication to be the weak-link that couldn't hold a successful sale together!

Is there a move in your future? When selecting a Realtor in Louisville KY to handle the sale of your home, you should expect open and honest communication to be an integral component to the process? My commitment to communication starts with the first contact...so make that first informed decision and contact me today via e-mail, or call (502) 641-9802. I will be pleased to address any questions you may have concerning the home selling process. For more topics relevant to homeowners in today's market, please visit The Louisville Drop.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Real Estate Marketing...Enhanced Listings on Realtor.com

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Thu, 30 Sep 2010 23:35:31 -0700

You've made it here to my blog post, so you're likely familiar with the increasingly powerful role the internet plays in the world of real estate marketing. Listings of homes for sale are available to potential home buyers around the clock where they can identify and select homes while in the privacy of their own living room!

According to the 2009 National Association of REALTORS® Profile of Homes Buyers and Sellers, 90% of all home buyers used the internet to search for homes at some point during their home buying process. To capitalize on this activity, my philosophy is to position your listing in front of as many of these buyers as possible with the highest quality product available. Enhanced Listings on Realtor.com is one tool I use to optimize a home's exposure to the hundreds of buyers actively searching the Greater Louisville area market at any given point.

Touting their site as "The Most Comprehensive Source for Real Estate Listings", Realtor.com currently offers just shy of 4 million listings to buyers throughout all of North America. Monthly traffic to Realtor.com...nearly 14 million visitors each month! The other home search sites just don't come close. But simply having your listing promoted on Realtor.com isn't going to set your home apart. Above the standard listing on Realtor.com, the Enhanced Listing is designed to grab the buyer's attention, and once you have it, provide additional information on your property to enhance the viewer's experience. Here is a quick comparison:

Standard Listing on Realtor.com

Standard grey header on search results page
Limited to four photos directly pulled from the respective Multiple Listing Service
No Listing Agent contact information
No additional text for property description
No virtual tour link
No Open House data

Enhanced Listings on Realtor.com

Highlighted yellow header on search results page
Custom headlines on results page to grab visitor's attention
Up to 25 photos available for viewing
Listing Agent contact information for accessibility to buyer
Custom property description field to further promote your listing's details
Link to featured virtual tour (results in 40% higher views than without a featured tour)
Open House data prominently displayed

When selecting a Realtor in Louisville KY, wouldn't you expect your home to receive this level of heightened exposure? Do your homework to ensure your next Realtor has invested in the tools and services necessary in today's market. For more information on how Enhanced Listings, or any of the tools and services I employ, will position your home above your competition, do not hesitate to contact me via e-mail, or call (502) 641-9802.

For additional topics relevant to today's homeowners in the Greater Louisville market, visit The Louisville Drop.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Your List Price...A Buyer's Perspective

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Sun, 26 Sep 2010 16:30:26 -0700

As someone half-way through the process of selling my own home, you will hear little criticism from me over homeowners who wish to see the highest return possible from the sale of their home. We all purchase homes with an unspoken expectation that if we stay in the home long enough, the sale will pay for itself with a little equity left over to put toward our next home purchase. This is a completely normal and acceptable way of thinking in my opinion.

Stepping into the shoes of a buyer, albeit nearly impossible, would offer an eye opening glimpse into how your home is viewed and compared to those of your competition. Buyers are looking at more homes today than in the past prior to making their final decision, so your home's position is more critical now than ever. The one factor having the greatest impact on your home's positioning within the market is its list price.

That said...the price point at which you put your home on the market has negligible influence over what a buyer is willing to pay and is not as much a concern to the buyer as one might think. A buyer's focus is directed to your list price during two critical points in their decision process:

Identifying Homes to View

Your list price determines whether your home will fall within the search criteria selected by the prospective buyer or their real estate agent. Anticipating that many homes in today's market are overpriced with respect to their Fair Market Value (FMV), some real estate agents may extend the upper limit of the search by $10,000 or so to provide a better selection of homes for the buyer.

There are critical price points which determine your home's exposure to various pools of buyers, so be sure to ask your real estate agent how your home is positioned within these particular price point thresholds. You could do yourself a great disservice by pricing your home just $1,000 out of the reach of a new pool of buyers!

Deciding Whether to Make an Offer

Sadly, this is where most sellers miss out. Once a buyer has decided that your home is right for them, they turn their focus toward the home's FMV. Neither the seller nor their agent can dictate the FMV of a home...it is instead determined by the market itself. As a REALTOR®, I interpret the latest sales in your area to determine your home's FMV and make my pricing recommendations based on this number. The buyer's REALTOR® will do the same! I want to reiterate again...your list price is given no consideration when determining your home's FMV.

I will give three likely scenarios demonstrating a buyer's thought process:

If a sizable disparity is discovered between the home's FMV and list price, the buyer may decide to forgo the offer all together. In this scenario, the buyer feels that in order to get the purchase price in line with FMV, it would require an uncomfortably low initial offer and only through days of negotiations would the chance of obtaining a fair purchase price by obtainable. The buyer passes on your home and moves on to the next home on their list.

A sizable disparity is discovered between the home's FMV and list price however, in this scenario, the buyer still would like to place an offer on your home in hopes of reaching a fair contract purchase price. The buyer can submit a ‘best and final' offer to avoid the back-n-forth...not as common as I would like to see. Most likely, the buyer will submit a low offer to start the negotiating process which, after several counter-offers, either an agreement is reached or the buyer walks away.

If the list price is within a realistic range of the home's FMV, the buyer considers a greater chance of reaching a purchase price that is fair to both parties. In this scenario, the buyer is most likely to present an offer at, or near, full price. Not only will you receive a higher sale price for your home, this initial offer will present itself earlier into your listing period and allow you to conclude the sale of your home and start enjoying life in your new home!

What Are Buyers Looking For?

The great news is that not all buyers are out there looking for a ‘deal'. Of course there are some, but there always will be. Most buyers just want to purchase a home at a fair price without the exhausting hassle of counter-offer after counter-offer...after counter-offer. The homes priced within a tight range of their FMV are not only attracting showings, but they are the ones actually receiving accepted purchase contracts. And these sellers are the ones moving on to that next place to call home!

The next time a real estate agent mentions the concept of receiving more for you home by lowering the list price...sit them down and have them explain! I assure you that their reasoning is sound and is worthy of your attention and time!

If possible, make the time to take off the ‘seller hat' and try on the ‘buyer hat' for just a moment and think about your upcoming experience as a buyer. The conclusions you'll come to could do wonders in removing the obstacles in place throughout the selling process. Besides...if I'm the one listing your home for sell, you'll have that ‘buyer hat' on sooner than you'd expect!

Considering a move in the future? Contact me via e-mail, or call me at (502) 641-9802, for consultation on your home's Fair Market Value and to learn how I bring my sellers together with dreams of a new home through my active marketing strategy!

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Asbury Park in Louisville KY...A Community Showcase

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Sat, 25 Sep 2010 23:24:00 -0700

Looking for an escape from the common suburban experience? A community where quiet streets and tree-lined sidewalks welcome evening strolls? Where common green areas spur impromptu afternoon picnics just outside your front door? You will find such an experience in the Asbury Park community of Louisville, Kentucky.

View 15 Photos of Asbury Park by Clicking Below:

Located on Louisville's popular East End, Asbury Park offers a most unique living experience to its small collection of residents. Strong Colonial Williamsburg architectural influences are immediately apparent as you stroll down the tree-lined streets and reminiscent of a time long past. Private courtyards enclosed by brick and wrought iron fencing & gates flank the deep-red brick colonial style homes... situated throughout meticulously manicured green space and park-like common areas.

Located in Jefferson County's east end, Asbury Park is convenient to the fine retail shops, cafes and restaurants of The Summit Louisville. Only a short distance from The Villages of Springhurst, you will enjoy the convenience of access to expressways, schools and places of worship.

If you're planning to sell your Asbury Park home or would like a list of homes currently for sale in Asbury Park, please contact you Louisville Realtor via e-mail or call me at (502) 641-9802.

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Real Estate Marketing and Your Home

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Thu, 23 Sep 2010 23:08:35 -0700

Real Estate Marketing and Your Home...

How tight is the connection between real estate marketing and success in the timely sale of your home? In my experience, there is no room for separation between the two. As of today, September 23, 2010, there are 10,074 homes actively for sale in the Greater Louisville area's Multiple Listing Service. Of these, Jefferson County accounts for 6,289! How much of a role will real estate marketing play in getting your home the attention it deserves?

Now More Than Ever!

Not only do buyers today have one of the largest selections of homes to choose from, they are actually overwhelmed with choice. Sometimes to the point of being paralyzed with indecision! Home's are being deselected online and not given a chance simply by the information gathered through online marketing media. The 2009 National Association of REALTORS® Profile of Home Buyers and Sellers states that 90% of buyers are using the internet to search for homes at some point during their home purchase process and 36% found the actual home they purchased through the internet. That 36% is the same percentage assigned to those who found the home they purchased through a REALTOR®. So...again...how tight is the connection between real estate marketing and success in the timely sale of your home? Hydrogen bond tight!

I've focused countless hours researching and selecting services to provide the best real estate marketing strategy available, and I will continue to do so for as long as I'm listing homes for sale. It's not about having the newest, trendy tools...it's about having the most effective, time-tested marketing methods. I am constantly networking with successful real estate agents across North America to ensure my listings are receiving the strongest strategy offered in our market!

At a minimum, a strong marketing plan must be focused around some high-quality basics. The spaces in your home must be strategically staged and represented by professional-grade, ‘full perspective' photography that captures the whole room as a buyer will experience it in person. That picture of a table and hanging light fixture hardly showcases your formal dining room, nor does the picture of a window, corner and a closet door serve any justice to that secondary bedroom. Let the buyers see you home as it is...not just to the limits of the camera. These are the basics...if the ball is dropped here, other marketing efforts will simply fall flat.

Beyond Marketing...Promoting my Listings

The marketing is in place and is set to impress all who come across your listing. Photos are online, the descriptive copy captures all of your home's finest details and the virtual tour provides a 24/7 showcase to imprint those details into the minds of sellers. We must now spread the word that your home is out there and ‘open for business'...and target those buyers interested in purchasing your home.

It starts with world-class distribution and syndication of your virtual tour. If there is a site showcasing homes...we need to be there. Your home will be enhanced on Realtor.com, allowing up to 25 photos vice the typical four allowed, as well as your virtual tour linked commanding an additional 40% in traffic. Video Flyers posted to YouTube will ensure that your home is highly searchable online on the top two most visited search engines. Your listing will be featured on social media sites such as Facebook and a full feature on the real estate specific social network of Active Rain.

We're Only Getting Started!

We have only touched on just a few facets of what I consider to be a strong, all-inclusive real estate marketing strategy. The marketing plan representing your home will have made all the difference at the conclusion of your listing period. Are you sold...or are you expired?

Be familiar with your competition and follow-up on the progress of your home's marketing. If you don't feel that your home's marketing surpasses that of every other home in your area, then you need to correct course. You cannot afford to lose months of time on the market...so get it fixed now!

If your future holds a possible move, I encourage you to contact me via e-mail, or at (502) 641-9802, and set aside 45 minutes of your time for a full listing consultation and introduction to a strong, effective real estate marketing strategy. Communication is paramount, so all questions and concerns will be addressed to your satisfaction. Don't forget to visit The Louisville Drop for additional topics relevant to Louisville's homeowners!

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

But We Have Granite!

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Mon, 20 Sep 2010 21:01:31 -0700

How Do Upgrades Affect My Home's Value?

So you're giving thought to placing your home For Sale on the market and it's time to size up the competition. Looks rather simple..."we have hardwood floors, they don't...we back up to the woods and they have neighbors to look at from their deck...we don't have a fully fenced yard like they do, but we have granite counters and they don't. They're asking $310,000, so we should easily get $330,000 for ours." There, all done! Pricing a home...so easy, a caveman could do it (sorry Geico)!

Yep, this is where I rain on your parade. Not only is it not that simple...but it's failed logic! Even if the homes were identical with exception of the particulars mentioned above, it's still not going to work out quite so simple. There are two flaws in the above scenario:

Assuming that upgraded finishes automatically translates to a higher fair market value of your home
Basing a home's list price solely off of the other active listings in the neighborhood.

A local housing market such as Louisville's has the sales capacity to sustain healthy market conditions. For example, more than 1,000 homes went ‘under contract' in the Greater Louisville area in August 2010. As impressive as that statistic may be, we must also consider the more than 10,000 homes currently for sale in this market. So, we have a substantial amount of competition to consider when positioning a home to sell in Louisville.

Upgrades such as granite counters, hardwood floors & fully fenced yards do, without a doubt, add value to a home. However, this value typically serves to position your home ahead of like-homes comparable in size, construction & location. This added value won't necessarily warrant a higher list price...but should command in a higher sale price over those properties without, not to mention a quicker close to the sale! The quicker sale is where you will realize the financial reward of your upgraded finishes...through being able to move on to your new home and take advantage of these historically low interest rates!

If you are planning a move in the near future, you'll be in the buyer's shoes soon enough and this concept will become crystal clear to you. With such a rich selection of homes on today's market, there is no question that sellers today must make a compelling appeal to the buyer and ensure your home stands heads above the crowd!

Discover not only what your home is worth, but who's looking to buy your home now! Contact your Realtor in Louisville KY today via e-mail, or at (502) 641-9802, and set aside 45 minutes of your time for a full listing consultation. Communication is paramount, so all questions and concerns will be addressed to your satisfaction. Don't forget to visit The Louisville Drop for additional topics relevant to Louisville's homeowners!

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

Does Your REALTOR® 'Blog'?

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Sun, 19 Sep 2010 17:28:21 -0700

Don't feel bad if you don't exactly know what I'm asking here. Even for those that are familiar with what blogging is, it is not a question that I'd expect many homeowners to consider when selecting a Realtor to market their home for sale. Even at first thought, many would reveal that they'd rather their Realtor not blog and simply focus on selling their home. Understandable!

Why should you care whether your Realtor blogs or not? For starters, it allows you to begin the interview process before ever picking up the phone to speak with an agent. You'll have 24/7 access to a particular Realtor's philosophy on homeownership, marketing & promotion, communication and many other aspects specific to the home selling process. You will also gain insight to the success of that Realtor and what makes them more successful than the other agents you've spoken with. You'll be able to gauge that Realtor's personality, style and approach, and determine on your own time whether he/she is a professional worthy of your trust and business.

So do I blog? Absolutely! Every day as a matter of fact...and you're reading it right now! Many of my posts are public and can be found The Louisville Drop, your obligation-free source of real estate information specific to our Louisville market. You'll find frequently updated information that will positively influence the results of your future real estate transactions.

What does blogging do for me? The short answer is that it makes me a more effective Realtor! It provides me a path to educate homeowners and it contributes to my success in getting my clients' homes sold. It allows me to offer more features and benefits to homeowners like you! The networks I build through blogging exposes me to successful real estate professionals from around the country, gaining priceless insight into the services and techniques employed to bring the highest benefit to homeowners in my market.

The next time you're searching for a Realtor in Louisville KY, do a search online to discover if a particular Realtor maintains a blog. You'll gain valuable insight into the personality and work ethic of that Realtor and may even save an hour of your evening for time with friends and family. Please take the time to explore more of my personal blog and I welcome your requests on any topics you'd like to see addressed. The Louisville Drop is updated several times each week, so check back often for new content!

If there is a move in your future, contact me today via e-mail, or by calling (502) 641-9802, to schedule a 45 minute consulation on your home's value, your surrounding market, and a strong, effective marketing strategy to get your home sold!

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY

www.MyLouisvilleAgent.com

First Impressions! Those First Few Critical Moments!

Chris Dugger - Louisville REALTOR (Real Estate Marketplace - Louisville KY) — Thu, 16 Sep 2010 23:23:09 -0700

First Impression...Those First Few Critical Moments!

So your home is on the market ready for any interested buyer to discover their next place to call home. The marketing & promotion is working its magic and your listing is getting its fair share of attention. You have a showing scheduled for this afternoon and you need to make the best of impressions on these prospective buyers.

I have witnessed many a buyer make their decision against a home before ever making it past the foyer. It is a shame to see a seller's hard work on preparing their home for a showing get wasted over a poor first impression. You will hear that kitchens and bathrooms are priority areas for making showing preps which I absolutely support, however your efforts will fall flat if the first impression is, well, less than impressive.

Here are a few tips to get your prospective buyers past your foyer:

Basic Curb Appeal - Of course we all know the importance of curb appeal, but it doesn't have to be overdone. Basic curb appeal simply requires:

Neat & tidy appearance to the exterior or the home.
Trash canisters out of sight.
Shrubs trimmed back and dead or dying flowers pruned.
Mailbox in better-than-average condition with no numbers missing.
Either all window screens installed, or all window screens removed (uniformity).
Large trees trimmed back and not hiding the view of the home.
During fall months, keep leaves raked.

Front Walk & Entry Way - This is where the judgment process takes off for most buyers. As they get closer to the home, the curb appeal gives way to the true condition of the exterior. While their Realtor is coding in their access to the key box, the buyers have nothing to do except look all around them. Here are some tips to ensure they don't prejudge your home before they've crossed the threshold:

If your home has wood trim, the required maintenance will be first on the buyer's mind. Attention should be given to cleaning and painting as necessary.
The front porch should be swept, free of dust and free of spider webs.
Those of us with ‘maintenance-free exterior trim' often neglect the two areas that still need maintenance...the wood trim around the front and back doors. Wood rot is common, so make sure you remove all rot, patch the wood, then paint. Even without the presence of rot, a fresh coat of paint around the front door is always a great idea!
Empty the bugs out of your light fixtures and clean the glass globes/covers/lenses
If the door hardware is scratched, rusted or tarnished, invest in a new knob, lock and kick plate (if present).

Foyers & Fragrances - Now the door is open to their next home, so what will greet them as they enter? Clean, free of clutter and free of odors! Odors do include overbearing fragrances and deodorizers. Buyers typically assume that strong fragrances are there to mask something else. The best smell is no smell at all, but that's not always possible. If you have pets or smoke in your home, you should take daily steps to purge those odors, such as the following:

Clean out litter boxes daily.
Sweep or vacuum loose dog hair daily (there's stink in that fur!).
If weather permits, open windows each morning to allow in some fresh air.
Use candles with discretion...too much is just that. Focus on clean, light scents and skip over the vanilla, cinnamon and strong floral scents.

The buyers have made the effort to view your home, so don't lose them before they actually see those glossy granites, your spa-like bath or the ‘man cave' envy of the neighborhood. Your agent is working to get them in the door...so once they're in, keep them in! Good luck!

Chris Dugger, REALTOR

Real Estate MarketPlace, Louisville KY