One service that I believe is extremely important is helping my listing clients to objectively evaluate their homes for marketability. Some brokerages do a once–over to get the information to put into the various information fields in the listing . However, I go much more into the detail of the features, characteristics and condition of your home.
 
I will want to postpone some photos until we’ve worked with you to do a thorough inspection of your home with a whole lot of details in mind. Every buyer who sees your home will be comparing it to the competition in your area and price range. How your home compares is critical to how soon you sell it and at what price. I'm going to work with you in several areas of concern:

  • Interior features & characteristics – While the number of bedrooms and baths are not something you’ll be changing to compete better with other homes, you do need to objectively compare them in order to end up with a listing price that will get your property sold. Some things I can consider for improvements, others I just need to know how your home compares to other homes buyers will be seeing. Other features/characteristics:
  • Floor plan
  • Built date and obsolescence
  • Floors & walls condition, paint, etc.
  • Kitchen features
  • Room sizes
  • Lighting, skylights, windows
  • Exterior – That “curb appeal” thing really does mean something. When a prospective buyer first drives up in front of your home, they’re going to get a first impression that is very important. I help you to look at things like landscaping, exterior paint and condition. Here is an area in which small expenditures can yield big results. It’s a fact that some buyers will ask to leave without ever stepping across the threshold if they get a bad first curb appeal impression.
  • Condition – Minor repairs can also make a major difference. Many buyers assume that a need for minor repairs indicates a general lack of fundamental maintenance over time. They’ll discount their offer, if they make one, thinking they’ll have a lot of work to do to bring the home to a good condition. So, I'm honest with you about things that I see and buyers will see and consider in their evaluation. From cracked window panes to damaged walls or doors, I’ll let you know what I believe is important and make suggestions.
I'm here to make sure that your home enters the market in the very best competitive position possible. A thorough and objective evaluation is an important step.

Proper List Pricing

A proper list price that reflects current and realistic market conditions is critical to getting your property sold quickly. Buyers discount value by Days On Market (DOM). The longer a home stays on the market, the greater they’ll discount their offers. So, a realistic list price is how I make sure your property sells without languishing on the market.
 
How do I come up with a suggested list price that reflects your home’s competitive position? It’s a combination of services and experience, and I'm going to be very careful and detailed in my analysis and market evaluations to make sure that you don’t leave money on the table or sit around wondering why you aren’t getting offers.
 
My evaluation of how your property compares to the current competition is the first step. Then we may suggest some worthwhile corrections you can make to improve that position. Once I know what your home will look like when listed, I’ll go into our thorough Comparative Market Analysis (CMA) process.


CMA of Sold Properties 

First I select comparable properties out of those sold recently and in the neighborhood or nearby. These “comparables” or “comps” are selected based on similarity in features, location and characteristics with your home. They must have been sold as recently as possible so the sold prices are of maximum value. 

I then do a through “adjustment” process to adjust their sold prices for any differences with your property. If a home has one more bedroom than yours, I would adjust that property’s sold price downward for the value of one bedroom to make the comparison “apples to apples.” I make adjustments for garages, bathrooms and other major features to bring our comps to closely compare with your home. Then I use those sold prices to arrive at a preliminary listing price for your home. 

I say “preliminary” because I have another CMA step. 


CMA of Current Listings  


Now I get more comps, but instead they’re properties currently listed and your competition. I go through the same adjustment process, and I come up with another, possibly higher or lower, price suggestion for your home. This second CMA gives me more up–to–date information about the market which could cause us to lower or raise our preliminary list price to adjust to the current market. Using the two CMA results and an experienced analysis of your home’s position in the marketplace, we can set a listing price that will get the job done.

Preparing Your Home

Often times, the way we live is not the best way to show our house. Clutter, bold colours and convenient (but not necessarily aethetically pleasing) furniture placement are all things that may need to be addressed. Unless your target market focuses on fixer-upper buyers and renovators, your buyer is likely looking for a move-in ready home.

HowRealtorsHelp.ca has some great tips on things to do to get your house ready. I will be there every step of the way. Namely:

1. Address the imperfections - Depending on your home, we may perform a pre-listing home inspection. There are many added benefits to a pre-listing home inspection. Namely, it'll help identify potential pitfalls in your home that you can address before putting it on the market. 

2. De-clutter and de-personalize- Renting a storage pod is a great idea. Not only will you be able to declutter on your own schedule, pod providers are able to store your belongings off-site and return it to a different address if you want. This helps with the next step: Cleaning.

3. Clean, clean, clean - The goal is to make your home feel clean as new. Spotless windows, gleaming appliances and glowing floors leave a lasting impression.

4. Stage - Staging will highlight the features of your home and make it more appealing to a larger pool of buyers. 

Marketing Tools

These days, most buyers are searching on MLS® daily for their home. They are used to information at their fingertips. My job is to ensure that they get it by putting all the material up for them to download at their leisure. The smooth process leaves a positive impression on them and allows them to revisit your home even after the showing appointment is over. 

  • I take a full and expert suite of professional quality images of your home. These images will showcase your property and are critical to Internet marketing. Surveys prove beyond a shadow of a doubt that buyers value high quality images more than any other feature of real estate listings.
  • Virtual tours when appropriate are created for your property. Some properties are better marketed with still photographs, others with a slide show of stills, and some with a video and voice–over. I’ll work with you to produce the very best marketing approach for your property.
  • Thorough professionally written text descriptions and very thorough information fields to bring every facet of your property to the prospective buyer.
  • Once a buyer gets to my site from these many conduits, I don’t just let them look and leave. I offer showings and other special information about the market and your property in exchange for their contact information. If I can get into direct contact with them, it’s going to increase my chances of selling your property to them.

Market Updates

Do you know how many comparable properties to your home came on the market this week? How about how many were sold or taken off the market? Markets are constantly changing, and it’s my job to monitor these changes and keep my listing clients informed. Changes in the competition don’t always require a price adjustment, but they may. Sometimes they just cause us to make changes in our marketing approach, putting emphasis on features that are no longer available in currently listed comps.
 
Whether I'm suggesting a price adjustment up or down or not, I'm always concerned with my seller clients’ peace of mind that their real estate property is properly priced and positioned in the market. Use the form on this page to tell me about your property and I’ll do a preliminary CMA for you with recently sold comps in your area. I’ll need more data to do the best job, but you can begin to see how the process works.

Price Negotiations

All buyers want to pay as little as possible for the home they purchase. Buyers in slower markets are definitely looking to score a bargain. My job is to combine services to my sellers that include marketing to improve the competitive position of their homes, and then to assist them in countering low offers and buyer resistance to fair pricing.
 
Part of this process begins with the CMAs I do and the price at which I suggest that you list your home. Starting at the right price for the market with a little room for negotiation combines market specifics with buyer human nature factors. I'm really good at this negotiation thing, as I do it every day. I'm on your side, and my job is to get a combination of the best price and contingencies resolutions for your home.
 
Some negotiations are short and sweet, while others can involve multiple counter offers with terms and conditions related not only to price, but also related to items included in the sale, partial owner financing and more. My job is to work with my sellers to know their needs and to tailor the negotiation to those requirements to get the best deal for them.