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The thing that sucks is most interest is going to happen right away bc people who had been looking will jump on it. I'd get as much furniture as you can out even for the showings and def get diff pictures with the trash cans and more stuff tucked out of sight.
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What were the other comments, if the house is priced right, is there something else that's not? Did you put out a list of improvements you've made, like new roof, replace furnace, etc?
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I'd also pare down the stuff you have on walls. By maybe 50%. There is a lot of stuff on some walls and seeng more wall space gives the illusion of larger rooms. Same goes for the pic collage on the stairs.
Agree with everything being gone from the kitchen! I really think every knickknack and appliance should be gone (and one or two shelves emptyish so people get the feeling you have space and you're not cramped in there). Maybe just leave a teakettle on the stove.
Have a third party come through the house (your really honest friend) and have them be ruthless with what to tuck away or put in a storage unit -
I'd look at the 'comps' your agent did again. A comp is a recent sale that has closed, not what some other seller is asking/what a house under contract is listed at. In my experience, many buyers (even ones in 'hot' markets, who are otherwise pretty sophisticated) have no clue what a comp is--it's price per square foot; total price is a budgetary issue for the buyer and seller, not a comp issue--and often agents don't help educate their clients very well. If the comps are really comps, then I'd redo the pictures, put some stuff in storage, and tone down the paint colors.
Also, make sure the wording of the description isn't full of garbage like 'charming' or 'cosy', but instead actually touts things that are financially beneficial to buyers like 'new roof last year' or 'new HVAC installed this year' or whatever. Emphasize the stuff that you've done that should make your place a relative bargain compared to others. And if you do paint, don't bother to advertise that. 'Fresh paint' means 'the stuff that will actually cost you big bucks has not been done' in my market.
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We just bought, and there were several places we didn't go see because the pictures were bad. My assumption was that the pictures should make your house look the best it can to be reflective of your asking price -- and that if your place looks small, dark, etc online (where everyone gets their very first impression these days), then it wouldn't look better in person. We even bailed on a couple places where the picture editing was awful and made everything look white-washed and flat. There's enough on the market here to be that picky, though
Granted, I'm not a DIY/fixer-upper sort of person, so I wasn't particularly looking for a place that I could get for a steal. But it doesn't sound like that's how you're looking to position/sell your house, either.
One other thing to consider is the commission. If you have negotiated something lower than standard, it can dis-incentivize (is that a word? ha) realtors from showing your house.
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@honeybear: for sure. i hate all the bs.
"cozy/charming" = cramped/small.
"fresh paint" = we had to paint over our crazy colors.
"one of a kind/unique" = it will take the right kind of person to like it.
"newer" anything = we replaced it and want to get our money for it even though it's 5 years old. -
trying to digest all the comments and suggestions and i'll try to reply to everyone...
@Marym: You wouldnt believe how much stuff has already been packed up and moved out.... I could probably pack our winter gear and clear the counters for the photos. THe movable cart is essential to us right now.... we didnt design the kitchen cabinet layout and there is only 1 drawer in the whole kitchen. I cook at least 5 nights per week. I don't know if i could pare down any more. I walled you for the additional info too.
@coopsmama: I had asked about the wall decor and realtor said it was fine to leave it. I will offer to take down and patch walls again. I really most of the down stairs is that neutral greige color minus accent walls. So far no negative comments on our color choices in person.
@looch: We havent needed to do anything with hvac, roof, or hot water in the 7 years we lived there. we've replaced appliances, added the addition, and finished the basement all which are stressed in our listing
@kaykay: Our realtor is a family friend and comes highly recommended we also used her when we purchased this house. We haven't negotiated any special rate though. Here is our listing description... thoughts?
"This charming, updated colonial in desirable Abington is move in ready. Fall in love with the perfect blend of location, open floor plan, endless upgrades and award winning Abington schools. The spacious Living & Dining rooms feature beautiful parquet floors, multiple windows allowing afternoon sun, and Pottery Barn like wall colors. Highlights of the renovated Kitchen include granite counter tops, ceramic back splash and floors, maple cabinets, stainless steel sink and gas cooking. The recreation room addition, just completed in 2013, is a party & sports enthusiast's dream with a built-in bar complete with keg refrigerator & tap! There is also a game area where your guests can enjoy playing cards or just relaxing. A slider leads to the patio and fenced in yard. A renovated half bath competes the first floor. The second floor features 3 inviting bedrooms, two with parquet floors and one with carpet, and a renovated full bath. A finished basement is the icing on the cake! Additional highlights include gas heat, central air, wifi thermostat, satellite dish, and all appliances are included! Close to shopping, restaurants, medical facilities + EZ access for commuters to Septa & Turnpike."
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So the house is 3 bedrooms and 1.5 baths?
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@looch: yes 1566 sq ft on a 6,250 sq ft lot
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@chillybear: the description is just a little flowery for my taste (e.g., "endless upgrades", the "icing on the cake!", "inviting bedrooms"). but again, i'm more of a to-the-point, let the pictures do the talking sort of person! while i get what she is going for with some of the descriptions, i would be afraid that things like "pottery barn-like", "party and sports' enthusiast's dream", and "game area" would be too specific -- you need to let other people envision themselves in your house, and if they don't see themselves how you've described, you are potentially turning them off.
also, not sure what your market is like there, but i am not a fan of acting like normal things are highlights or acting like you're doing me a favor by leaving standard things there. would gas heat be a deciding factor for someone? is central air uncommon? are appliances not usually included? we negotiated with one buyer who acted like they were doing us a favor by leaving things that are always included here (washer/dryer, custom closet organizers, light fixtures).
ETA: none of the stuff above would be a deal breaker on a house i liked, but you really need to get some good pictures!
i used the descriptions to try to get a feel for what the seller is trying to get out of it. and when i read something that calls out every little specific thing, i get the feeling they won't negotiate much off their price because of how "special" their house is.
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I agree with the previous comments that a professional real estate photographer makes a world of difference. We recently sold our house within a week and I think the pro pics in the listing were a huge factor in getting people in the door.
The rooms will appear bigger, brighter, and the right features will be showcased. There are a few pics in your listing that seem to be showcasing your furniture/decor rather than the room itself.
Also, any stuff on the tables/dressers other than something simple like a vase with flowers should go. Things like toiletries, perfumes, pictures, and other personal stuff should be put away, for the pics at a minimum. A few other things they'd probably say might be - Nothing on the fridge. Remove the kitchen trash can and mixer on the counter. All blinds and curtains opened. Pare down some of the wall decor. Couch pillows fluffed and even. No cars in driveway. No toys in backyard.
Good luck!
ETA...The pro pics should be paid for by your agent!!!
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@KayKay: Our area is full of homes built in the 50's so gas heat and a/c are not always a given. Oil heat and no ac is more common at least thats what i'm finding in my own house search and no ac is deal breaker for me. Appliances are normally included but we have also decided to include the additional fringe and kegorator under the bar so that may be what she is stressing.
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Wanted to be clear, I think your house is really cute and should not have trouble selling. Professional pictures should help a lot to really show it off.
Markets can also just be funny sometimes! The right person will come along, I'm sure.
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Also when you get the photos retaken make sure the photog comes at the best time of day based on the way your house faces.
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@chillybear: gotcha! definitely call out those differences!
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@Chillybear: Alright, I am going to be honest then....I am probably not your target buyer, but I would rather have a second full bath over a kegerator. The fact that the house is 1.5 baths is a deal breaker for me...do you get the sense that would be an issue for the potential buyers that are coming through?
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just wanted to say good luck! you've gotten a lot of advice so far--seems like the most popular one is to get professional photos. i think your house is very nice and i'm sure the right buyer will come along soon. i know this must be nerve-wracking--sending good vibes!
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@Chillybear: For sure have her take out this line:
The recreation room addition, just completed in 2013, is a party & sports enthusiast's dream with a built-in bar complete with keg refrigerator & tap!
Makes it sound like a party house. Just something like,
"Recent addition added in 2013 to provide additional half bath and flex space"
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Here is how I would rewrite:
"This charming, updated colonial in desirable Abington is move in ready. Offering the perfect blend of location, open floor plan, endless upgrades and award winning Abington schools. The spacious Living & Dining rooms feature beautiful parquet floors and multiple windows allowing natural light. The renovated Kitchen include granite counter tops, ceramic back splash and floors, maple cabinets, stainless steel sink and gas cooking. The recent addition was completed in 2013, and offers additional flex space for entertaining and relaxing! A slider leads to the patio and fenced in yard. A renovated half bath competes the first floor. The second floor features 3 inviting bedrooms, two with parquet floors and one with carpet, and an updated full bath. A finished basement offers additional square footage and a separate laundry room. Additional highlights include gas heat, central air, wifi thermostat, satellite dish, and all appliances are included! Close to shopping, restaurants, medical facilities + EZ access for commuters to Septa & Turnpike."
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You've gotten a lot of great advice! We just bought, and I agree with other commenters. We also just got a postcard from our realtor about selling. Pair down what you have out, and on the walls by 50%. To be honest, paint is cheap and we all know that, but it's a lot of colors/dark colors that people won't want to deal with even though it's easy! And it's a lot of stuff on walls/ inside that would make it seemed more cramped than what it really is. Also, the pro pics will really help. It's hard to see. We plan to paint to our tastes, but will paint the home neutral when we plan to sell. The lighter colors will also brighten everything up for your pictures. If that's what it'll take to get out the house quicker, I'm all for it! Good luck!
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Just heard from my realtor and we have an appt for tomorrow at 1pm with a photgrapher!
I guess instead of relaxing, wine and grey's I'll be speed cleaning, drinking wine and listening to greys as i run around the house
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@Chillybear: good! That's a great time too. Open all the windows!
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@Chillybear: The pics will make a HUGE difference. When I sold my renter house, I was shocked at how well the profesh pics turned out. The pictures are what the potential buyers are left with after they leave your house, so when they are reviewing the houses they've seen that day, they'll look back at the pictures to make their decisions.
Here are some of my cell phone pics compared to some of the professional Realtor pics. Huge difference! And the realtor/photographer just moved things like trash cans out of the picture for me--I live out of state and wasn't even there.
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@Anagram: that's a huge difference!
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We sold our house two years ago and I was surprised to see the professional pics. We lived in a townhome but the place looked huge in pictures. My realtor also had a videographer come film the place. All part of the marketing budget Sold in about a month and a half during Christmas holidays.
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@Anagram: thanks for sharing... I'm crossing my fingers that we get the same result.
I've been running all over clearing things off counters, dusting, windexing and sweeping. I shoved everything on the kitchen counters in cabinets except my mixer.
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@Anagram: that bathroom pic especially is like night and day!
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I had to run downstairs to the computer and post.
First off, omigosh we're so close to each other!
Secondly, I've actually been house hunting, in your price range, in your school district (but I think I've decided to go back to North Penn. We're not ready to list yet, so most of my house hunting has just been for info). We're in Centennial right now, and LO isn't school age yet. Excited that you'll be getting new pics, I think they'll make all the difference.
And yeah, central air and non oil are big for our area. Also just having more than one bath I think is a plus. So many houses are so freaking dated inside they make the part of me that enjoys things that are aesthetically pleasing shudder.
So, from your actual target market, here are my thoughts:
1. You're kind of close to both a major road and the train tracks. When I look at your listing (I'm so creeper, I'm sorry, I hope that doesn't freak you out!) those two things jump out at me.
2. The photos make the kitchen look really small. Photographer should help with this. PS: we have the same mixer
3. The one picture of the powder room comes up super tiny with extra white space around it.
4. The bedrooms look lovely!
5. I think you are being impacted by the other house for sale by the flipper on your street. As you know, it's only 5K more than yours (100 less sq ft), and has all the things HGTV has told us we need. Once that sucker sells, hopefully you should start seeing more interest on your property.
Good luck!
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@StrawberryBee: I can't believe youre that close! The new pics are up and they look phenomenal! I'm so excited
So to address your points
1. Yes our street is busy and that's part of the reason we want to move. Having York right there is convenient for all shopping and the train had been great. My mom uses it all the time to come up from the city. She even walked from there to the hospital when I was in labor.
2. Our kitchen is small it's pretty much a galley it was way worse before we inset the fridge in the wall
3. Fixed!
4. Thanks
5. The neighbor has moved into contingency were hoping we'll pick up some of their potential shoppers they were always busy... It's the same layout as ours but now it's all kitchen (they took down the wall between the kitchen and dining room) their addition is half our size. The yard is a mess and you can't finish the basement. -
And we have 2 showings for sat
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Ready for photos!
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Down stairs
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Kitchen
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Addition
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Heading up
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Rooms
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Last one... Basement
These are screen shots from our listing of they look a little grainy they don't on the website
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Omigosh love love love the new photos!! What a difference
I hear you on the busy road; we live on street road. It will be our hardest sell if we list.
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Also, looking at the photos, I can't help but feel like we may have the same aqua color love lol.
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