PHOTOS: I have heard many legitimate reasons why sellers don't like to show a lot or certain pictures in their listing. Some sellers want to keep their privacy and/or have valuables they don't want in photos. The problem with providing little or no photos is this may be construed as a red-flag to buyers and the assumption becomes that there is something wrong with the property. This is not impression you want to convey. Showing enough pictures, some say as many as a dozen, is critical to help convey a good sense of what the property looks and feels like. As well, it is important to match the pictures with the description and features you've highlighted in your listing.
DISTRESSED PROPERTIES: A red-flag for a distressed property listing (short sales or foreclosures) is one without enough transaction details. If you are listing a short sale it is important to include whether or not the lender has been informed and approved of the price. My own advice to buyers looking at distressed properties is to take extreme caution against getting involved when the listing language refers to third-party approval, but fails to identify that party. The more parties involved the more complicated the transaction. Short sellers who are transparent about the deal will attract more prospective buyers.
THE "VERY BEST" PROPERTY: It is natural to want to use strong descriptive language when detailing your property but this approach can also backfire. Superlative language and outlandish claims such as "the very best kitchen" or "this backyard cannot be beat" does not allow for personal preferences and may ultimately turn off prospective buyers. You SHOULD be creative and focus on adjectives that are flattering but it is important to leave room for other opinions.
SETTING PRICE TOO LOW: A low price sounds like a great way to attract buyers, right? Be careful as this approach can get complicated. In an ideal situation, this strategy will attract multiple buyers whom will then bid up the price bringing it closer to the true market value. This is a big "if" though. Granted this approach has proven to be high-risk, high-reward strategy BUT the tendency is that buyers will become alienated by a bidding war. As well, there is the possibility that a low price will attract unqualified buyers. If the bidding war fails and the house does not sell you may have devalued the property with a low listing price.
SELLING A PROPERTY "AS IS": This approach isn't that unusual but can also become a reason for buyer caution. "As is" can mean different things to different people. It could mean that there are no upgrades OR it could mean that the house has been completely stripped, no kitchen or bathroom! In some cases adding this language to a listing can be a disservice to the seller. Rather than listing a property's shortcomings, it's better to include obvious improvements a buyer would want to make. If it's clear that the house needs new carpet it's better to be straight forward and state this so as not to turn away any serious buyers, who would probably want to use is as a negotiation point anyway.
Use these simple tips to avoid detrailing your attempts to write a great listing that will attrack buyers and sell your home.
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