Little things in a listing can take your home off the radar for some very motivated buyers.
I'm working with a couple who is waiting for the right home to come on the market. They know what they want and are ready to buy when they see it come on the market.
I set them up in the MLS system to receive the new listings as soon as they come on the market. We kept the list of criteria small.
Two criteria were important to them.
They wanted to be in a swim/tennis community and they wanted to make sure it had at least a two car garage.
When listing a home in our MLS, you can select about 5 things for neighborhood amenities and about five things for the parking situation.
So I set up a search selecting "swimming pool" as a neighborhood amenity criteria and I also selected all the garage categories 2 car and above.
We recently saw two homes in neighborhoods that they were interested in. I pulled up the comps for those neighborhoods and sent them to my buyers. My buyer emailed me back and said that there were three homes in the list of comps that are actively on the market that she was unaware of because they hadn't been on the list of homes that were coming to her for the search that I set up for her. My CMA was based on nothing but the subdivision name but her search was set up with a few criteria such as 2 car garage and a neighborhood swimming pool
I thought that was strange so I tried to figure out why some weren't showing up.
On one of them, the agent had "swim team" as a neighborhood amenity but not "swimming pool".
On another one the agent didn't have anything under neighborhood amenities.
On the third one, the agent had several garage selections such as "kitchen level" and "side entry" but she didn't have it listed as "2 car".
So these three homes were invisible to my buyers who were watching every home that was coming onto the market and were ready to pounce on the right one when they saw it.
The lesson is to make sure you list all of the details for your listings. It just might be the one thing that someone's search is set up for.
When setting up searches, be aware of the mistakes that are made in listings and keep the search criteria as open as possible and maybe search for things in slightly different ways just to make sure you aren't missing some key homes.