One of the Most Important Lessons for Listing Agents and Sellers
Whenever I take a new listing, I counsel the sellers about making sure their home is show ready. Often times, I advise painting a neutral color, or getting new carpet. Not all sellers heed the advice, or quite 
frankly, have the funds available to complete the task. Still, it is incumbent on me to make sure their home presents well when photographed. Likewise, the sellers need to understand the importance of keeping it in whatever tip top shape they can manage during the listing period.
You never get a second chance to make a first impression.
Sure, it may be frustrating for sellers who are chomping at the bit to hit the market ASAP so they don't miss the current market demand, but my best advice is to get the preparation done and THEN we'll hit the market. If I'm taking a vacant listing, I will not take photos until I can lightly stage the property. Photographs are very important.
Currently, I'm following a listing in my marketplace that has been sitting on the market for well over seven months. Mind you, we're in a market where it might take a max of thirty days for a well prepared and well photographed home to go under contract. The price seven months ago didn't seem too far out of reach, but the seller is now listed lower. The points of failure to date come from a lack of understanding that you never get a second chance to make a first impression.
The first listing agent had this vacant listing and did not take photographing, or even lightly staging the home seriously. There was nothing in the photos. And the photographs look to be taken hastily at night, at the eye line of a four year old. Lots of floor. In the nearly six months that the first agent has the listing, those horrible photographs were never once updated. The agent did not see the importance of taking the photographs during the daylight, or showing the home from an average person's point of view (not from near the floor.) And why bother ever placing some pops of color like towels in the bathrooms, wall hangings on the walls?
When the first listing ended, I reached out to offer my services. Nope. The seller chose another agent. Well, I am not the only agent that understands how to sell a home in Bristow, VA. I was excited that the seller wised up and watched the listing when it came back on the market. Yet, agent number two seems no better.
The listing hit the market with a handful of photographs, that were at least taken during the day. However, not a lot of time taken in the task and it showed. The remarks indicated "professional photographs" were expected as soon as the home was carpeted and painted. Why in the world was this listing hitting the market AGAIN, with a lackluster appearance?
Finally, after having the listing active for two months, the second agent was able to get the professional photographs, showing off the carpet and paint updates. Unfortunately, the seller has also been whacked with another price reduction. It makes me cringe to see this kind of stuff.
My performance as a Bristow Real Estate Agent is largely due to understanding that my sellers and I don't get a second chance to make a first impression. Need to carpet and paint, but want to hit the market NOW? My advice is for you to do the prep and THEN we'll hit the market. Have a vacant home that needs some fluffing? I'll take my own light staging items in and give the house more inviting, not only for the photos, but for actual visitors.
As evidenced by actual troubled sellers in Bristow, VA, hitting the market at time of year with the highest demand with your proverbial pants down, is not going to help you sell your home. Do the preparation and have the best product to show, then hit the market. When you hire me to sell your Bristow home, I promise I won't do anything to compromise you when it comes to making the absolute best first impression.
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