There are many considerations when you are thinking of buying or selling a home. In this first post I will address the listing side of the transaction. Not every agent is a match for every seller. It is in everyone's best interest for the agent and the seller to be honest with each other from the onset to avoid any harsh feelings during the listing period.
There are many thoughts and emotions that go into selling your home. Sometimes it can be difficult to separate the emotions from the business. On the business side it is important to consider the following:
- Is the agent a full time agent?
- How long have they been an agent?
- Do they have a website? (surprisingly many do not)
- Is there website on the first page of Google? (78% of buyers look on the Internet first, this is where you want your house promoted the most)
- How many websites will your home be promoted on?
- Will your home be promoted on Social Networking sites? (hundreds of millions of people are on facebook, myspace and twitter....shouldn't your home?)
- Have they continued their education past the point of getting their license? (most people when choosing a Doctor will pick a specialist, one who has continued their education to gain more specialized knowledge of their practice, much the same, good REALTORS will continue their education and earn designations which show that they are dedicated to their profession and that they seek to do a better job for you the client.)
- How many buyers do they correspond with in a week? (you do want a buyer don't you?)
- Do they have references that you may call?
- Do they have a Satisfaction Guarantee?
- Do they take QUALITY DIGITAL PHOTOS? (you would be surprised how many agents don't?
- Do they pay for REALTOR.com Showcase Listing Enhancements? (Most listings are on REALTOR.com with up to 5 pictures but only agents who pay extra for the Showcase Listing Enhancements have 25 pictures on REALTOR.com.....pictures sell houses!)
- How do YOU wish to communicate? (Cell, E-mail, Text....your agent should be able to communicate with you in a way that you want to communicate)
- How often will you be updated?
- Does the agent have an automatic showing follow up system? Does it copy you on all correspondence?
The above questions are much more important than pricing your home but it seems that most agents and some clients want to decide the price of the home first. Please keep in mind that we the agents and you the seller do not pick the selling price.....only the market decides the selling price. The agent and you the home owner first should decide on the marketing plan, the exposure that you expect and that the agent should agree to. What you expect from your agent and what your agent expects from you.
With the current high levels of inventory it is very important to have a home that is easily accessible. There are so many homes on the market now that if it is difficult to view your home, most agents and buyers will simply pass it by.
You have to have curb appeal! This is an absolute must! Most buyers decide whether or not they will view your home simply by the pictures on line. If you pass that test than you still have to get them out of the car once they get there! In these busy times many buyers simply will not get out of a car to look at a house for a scheduled showing if they do not like it once they pull up to the curb.
Once you have addressed the points from above and expectations have been discussed on both sides you are ready to discuss price. What you and the agent want for your house has absolutely nothing to do with what it will bring. It is increasingly difficult to price a house in today's economic climate but it can be done. "Testing" the market no longer is a viable method of pricing a home. "Trying it for a few weeks" is no longer a viable method of pricing a home. The only valid method of pricing a home is doing a complete CMA (comparative market analysis), analyzing which way the market is moving (up, down or stable), and pricing to sell.
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