Listing Prep Works: South Riding Townhouse Under Contract in 3 Days

Real Estate Agent with Long and Foster REALTORS®, Gainesville, VA VA License # 0225089470

Listing Prep Works:  South Riding Townhouse Under Contract in 3 Days


When I first meet with the seller of 42917 Golf View Drive in South Riding, he was overwhelmed at the idea of getting his townhouse ready for market.  He and his wife are were overwhelmed with stuff.  Floor to ceiling boxes and totes in the home made it impossible to actually see the home itself.  

With the wife already in Florida for a job she accepted, getting the house ready fell to the husband. There was a path to walk through the home through all the stuff.  And talking to the seller about clearing out the house for carpet and paint, well, he was ready to sell as-is.  Too much effort.

"My neighbor sold as-is for $385,000 a couple weeks ago.  If the comps are about $400,000, I think that's money I'm willing to walk away from to not have to deal with this stuff more than once to put it on the moving truck."

The neighbor had also had a stuff problem, but one that had trashed the house.  The neighboring house was one with a dumpster in the driveway and everything being tossed out of the home into that dumpster by the investor that had bought it.  A couple of clicks on the phone revealed that the next door neighbor did what a lot of seller do -- he lied.  He actually sold for $310,000.  That made a lot more sense.  My seller was in much better shape stuff-wise and it turns out ninety-thousand dollars is a lot to lose to not dig in and do the de-cluttering and updates needed to get a home ready for market.  So we developed a plan and took it day by day.

While the sellers had already identified their dream home, we talked over strategy and I hooked them up with a lender that was able to finance their dream home with a loan that the sellers would be able to re-cast when they got their proceeds from selling this townhouse.  There was no immediate rush to sell for the proceeds.  So it was on to de-cluttering. 

Many weeks were spent donating, trashing and limiting what was making it to a moving truck.  Moving stuff to trash it at your final destination may feel like a good idea, but it is entirely too costly.  When the stuff was gone, there was a home in serious need of cleaning.  Turns out, you can't clean around that much stuff.  The seller was pleased to see his home even before the carpet and paint.  Stuff has a way of overtaking a home and he didn't realize it until he saw his vacant townhouse. Unfortuantely, he was due in Florida before the upgrades were going in and wouldn't be in town to see them.

In addition to carpet and paint, the seller had luxury vinyl plank put in the kitchen, family room and three of his bathrooms.  Items that needed attention, like plumbing fixtures, were addressed by a handyman.  A new garage door was installed, exterior trim replaced and painted.  Even new house numbers put on.  


The final prep was a landscaper  freshening up the outside of the home.  Meanwhile, I did some light staging to make sure the home was welcoming.  Towels and shower curtains in bathrooms, lamps in rooms without, a little kitchen and main level decor.  I made sure every light bulb worked and even ditched custom switchplate covers for plain white.  The end result was a gorgeous, move-in ready townhouse that had been minimal cost, but maximum effort on the part of the seller.  We were able to UP our list price prior to hitting the market! 

Priced at $412,000, after eight showings over three days, we got an offer that had the seller smiling down in Florida.  We had been prepared for two to three weeks on the market, based on what the comparable sales showed.

There are moments when sellers get impatient with the prep and want to rush to market.  This seller never did and reaped the reward.  It is always a good idea to take your time and do the listing preparation.  This seller is so pleased, he and his wife are coming back to physically see the final product.  They are tickled pink.

Want help maximizing your home's value?  Give me a call for free market analysis.  


This entry hasn't been re-blogged:

Re-Blogged By Re-Blogged At
Home Selling
Bartender, Make it a Double
Our Success Stories
Old Farts Club
listing preparation in a sellers market
dealing with too much stuff when selling

Spam prevention
Show All Comments
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Excellent Job Chris Ann on giving the right advice and getting the job done and making down in Florida happy.

Jun 24, 2019 08:03 AM #1
Michael Jacobs
Pasadena, CA
Los Angeles Pasadena 818.516.4393

Hello Chris Ann - proper preparation matters as well as sharing superior local market skills as you have shown in this latest example of how you ably assist your clients in achieving their own real estate success stories.  Congratulations on another property under contract.  

Jun 24, 2019 08:08 AM #2
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy

Chris Ann,

What a great story, and congratulations on getting a great price for your seller. A

Jun 24, 2019 09:07 AM #3
Anna Banana Kruchten CRB, GRI, WLS
Phoenix Property Shoppe - Phoenix, AZ

Bravo Chris Ann Cleland ! You know how to make the magic happen and sell homes for a great price in a short amount of time - and in great condition.

Jun 24, 2019 10:30 AM #4
Grant Schneider
Performance Development Strategies - Armonk, NY
Your Coach Helping You Create Successful Outcomes

Good afternoon Chris Ann Cleland - I would say you made the case for clean up and staging many times over.  Congratulations!

Jun 24, 2019 01:47 PM #5
Patricia Feager, MBA, CRS, GRI,MRP
Selling Homes Changing Lives

Chris Ann Cleland - What a great post you wrote about the value there is in doing prep work before listing. Many people can benefit and be inspired by your blog post. In sum, the following line speaks volumes! 

"The end result was a gorgeous, move-in ready townhouse that had been minimal cost, but maximum effort on the part of the seller."

Jun 24, 2019 04:12 PM #6
Patricia Feager, MBA, CRS, GRI,MRP
Selling Homes Changing Lives

Chris Ann Cleland - Congratulations! Your post has been featured in the BananaTudes Group. If all listing agents strived to achieve with their sellers "minimal cost, but maximum effort," I think please results would be certain!


Jun 24, 2019 04:28 PM #7
Myrl Jeffcoat
GreatWest Realty - Sacramento, CA
Greater Sacramento Real Estate Agent

Congratulations on the sale, Chris Ann.  As an aside I love the colors chosen for the trim on those townhomes - the vivid pink, and then the turquoise.

Jun 24, 2019 05:03 PM #8
Show All Comments

What's the reason you're reporting this blog entry?

Are you sure you want to report this blog entry as spam?


Chris Ann Cleland

Associate Broker, Bristow, VA
Email Me For a Free CMA of Your Home's Value
Spam prevention