Southern Indiana and Louisville KY Real Estate Blog

A Great Agent can save sellers money on preparing a house for sale.

Carpet Layer Fitter 

Sellers often spend time and money on items that aren’t the most important to buyers.  Let a Great Agent assist you in decided what needs to be done to ready a house for the market.

A Great Agent has contacts you can use: painters, carpet, tile, landscaping, organizing, staging, lighting, etc.  Consider painting for instance.  If you need to repaint your house, you can do it yourself, only if you are meticulous, or you can hire a painter.  There are lots of good painters that don’t charge an arm and a leg.  Get referrals from your friends.  Get estimates because they help you know what jobs should really cost.  The more people you speak with, the more informed you become.  Or, ask a Great Agents.  The Great Agent has been through this so many times before, that he or she already knows the painter you really need.

Cleaning – real cleaning – and de-cluttering don’t cost the seller that much, but they sure mean a lot to the buyers.  When a house is neat and clean, the buyer is able to focus on the house. They aren’t distracted by the items in the house; the collections; the stuff.  If the seller isn’t planning on moving any item, it should be gone before the house goes on the market.  Donate, sell, pack up or discard all the extra stuff.  This effort will make your home look larger and make it more valuable to a buyer.

Ask a Great Agent to give you a list, room by room, of what needs to be done to get your home ready to put on the market, then don’t allow the buyers to see it until it’s ready!

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A Great Agent can save buyers money by finding a property that fits the buyer’s loan.

 Is that 100% financed loan helping save or spend more?

Recently, a buyer came to us pre-approved for 100% financing.  She wanted a house in a nice neighborhood in town.  She wasn’t a veteran and it turned out that the loan she was pre-approved for was limited to a rural area, not where she wanted to live.

We had to go back to the lender to look for alternative ways the buyer could purchase.  In her case, she needs to wait until she saves a little more money for a down payment.  The lender could have explained this to her but didn’t. 

We often work with FHA buyers and have to explain to them that we must find a house that doesn’t need excessive repairs.  Recently, a couple found a large house with a huge outbuilding on 2 acres.  It sounded great, but upon looking closely at the property, we discovered that it needed a new roof and lots of exterior painting. 

In reality, the buyers couldn’t buy that property unless we negotiated in a new roof and all the exterior repairs into the transaction, but from the seller’s viewpoint, if the seller had to do all those repairs, they would be able to get much more for the property.   We found them another great property that worked with their financing.

In both cases, we didn’t waste the buyer’s money on inspections and appraisals, only to find out that the transaction couldn’t close.  We protected the buyers by matching the property to their loan.

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A Great Agent can protect buyers from excessive costs.

Find the right loan.

Buyers don’t know what’s normal. 

Sometimes, they search for lenders online and look for the best deal on the interest rate.  They are unaware of rates a Great Agent can get for them through a preferred lender.  A good rule of thumb, get your loan from a lender you can sit down and speak with in person.  You’ll get the best deal from someone your agent knows.  The lender will most likely give you a great deal because they want future business from that agent.

The same thing happens with closing costs.  If the buyer doesn’t have another closing cost estimate to go by, he won’t know he’s paying way more than other buyers who are buying in the same area and price range.  A Great Agent can help them check these things out. 

Beware if a listing requires you to close with a specific title company.  Don’t make the offer until you have checked out what the closing fees will be.  You’d be surprised just how expensive it can get.  Work with a Great Agent and save lots of money!

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A Great Agent can offer to list or auction your home!

You might not think of auctioning your home, but a Great Agent who can do both listings and auctions might recognize that an auction might net more money from the sale of your home.

Some people think auctions are just for distressed properties but actually those are the ones that won’t work out.  There’s usually no equity and the seller is not in a position to guarantee the mortgage.

We find that auctions are great for in-demand properties.  We are back to a market where we are seeing multiple offers.  Those houses could have brought more if they had been auctioned.  Some sellers tell us they have a list of people who want their home if they ever decide to sell.  They should auction their properties.

And there are estates, sometimes of hoarders, where the executors live out of town or are overwhelmed by the amount of personal property they must deal with.  A Great Agent can help with options such as an estate sale or an online only auction of the antiques and collectibles. Consider all the options before making a decision.  You will be a more informed seller.Glyphicon

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A Great Agent can help sellers with marketing strategies.

Marketing Strategy

It’s time well-spent sitting down with a Great Agent to strategize about the marketing of your home. 

What can be guessed about who the buyers going to be? 

What size family will most likely be looking for the home?

What age group?

What will draw them to the house? Or the area?  Schools, bus lines, gated community, condo living, acreage. 

Why did you buy this particular house?

What will be important to your buyers?

What are you willing to do to make it sell for the highest price?

What are you not willing to do?

Are your neighbors are negative or positive for your home?

Can negatives be addressed?

Where can we find the buyer living right now? Larger or smaller homes, condos, apartments, out-of-towners.

Why do they want to move?

Will they be working with an agent?

Will they be searching online?

Will they attend open houses?

The answers to these question and many more, help a great agent decide on how to market your home most effectively.  

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A Great Agent isn’t satisfied with just taking pictures.

Modern KitchenGreat Agents spend the extra time and effort to take great photos.  It takes more time but it’s worth it to make the property look its best. 

When a Great Agent takes marketing photos of your house, you won’t see dirty dishes in the sink, items all over the countertops, the commode lid open, the beds unmade, pictures on the wall crooked, clothing hanging on chairs, the pet sleeping on the sofa, objectionable posters in the bedrooms, toys all over the living room or bikes lying in the yard.

Some agents hire companies to do virtual tours, while a Great Agent takes their own virtual tour photos so there is control over what gets shown and what doesn’t get shown.  There is consideration given to lighting and angles and framing the best shots.

If you want a good laugh, just look at some of the marketing photos online.  Some make you dizzy because they use a fish eye lens or take panoramic photos.  Some are fuzzy.  Some show the house to be a mess.  Wouldn’t that seller be better off without the photos, or better yet with a Great Agent?

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