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"10
Questions to Ask Before You Hire an Agent"
It's critical
that you make the right decision about who will
handle what is probably the single largest financial
investment you will ever make.
Not all real
estate agents are the same. If you decide to
seek the help of an agent when selling or buying
your home, you need some good information before
you make any moves.
An agent can
cost or save you thousands of dollars
Picking an
agent is one of those critical issues that can
cost or save you thousands of dollars. There
are very specific questions that you should
be asking to ensure that you get the best representation
for your needs. Some agents may prefer that
you don't ask these questions because the knowledge
you'll gain from their honest answers will give
you a very good idea about what outcome you
can expect from using their services. And let's
face it - in real estate, as in life, not all
things are created equal.
Hiring a real
estate agent is just like any hiring process
--- with you on the boss's side of the desk.
It's critical that you make the right decision
about who will handle what is probably the single
largest financial investment you will ever make.
1. What makes you different? Why
should I list my home with you?
No matter
where you live, you will have options when hiring
an agent. So, what unique marketing plans and
programs does this agent have in place to make
sure that your home stands out favorably versus
other competing homes? What things does this
agent offer you that others don't to help you
sell your home in the least amount of time with
the least amount of hassle and for the most
amount of money?
2. What is your company's track
record and reputation in the market place?
It may seem
like everywhere you look, real estate agents
are boasting about being #1 for this or that
or quoting you the number of homes they've sold.
If you're like many homeowners, you've probably
become immune to much of this information. After
all, you ask, "Why should I care about
how many homes one agent sold over another?
The only thing I care about is whether they
can sell my home quickly for the most amount
of money."
Well, because
you want your home sold fast and for top dollar,
you should be asking the agents you interview
how many homes they have sold. I'm sure that
you will agree that success in real estate is
selling homes. If one agent is selling a lot
of homes where another is selling only a handful,
ask yourself why this might be? What things
are these two agents doing differently?
You may be
surprised to know that many agents sell less
than $1,000,000.00 a year. This volume makes
it difficult for them to do full impact marketing
on your home because they can't raise the money
it takes to afford the advertising and special
programs to give your home a high profile. Also,
at this low level, they probably can't afford
to hire an assistant, meaning they're running
around trying to do all the components of the
job themselves. Bottom line -- their service
to you may suffer.
3. What are your marketing plans
for my home?
How much money
does this agent spend in advertising the homes
she/he lists versus the other agents you are
interviewing? In what media (newspaper vs. Internet,
postcards, e-mail, etc.) does this agent advertise?
What does she/he know about the effectiveness
of one medium over the other? Does the agent
or the company control when and how much advertising
is done?
4. What has your company sold
in my area?
Agents should
bring you a complete listing of both their own
company's sales as well as other comparable
sales in your area.
5. Does your Broker control your
advertising or do you?
If your agent
is not in control of their own advertising then
your home will be competing for advertising
space not only with this agent's other listings
but also with the listings of every other agent
in the brokerage.
6. On average, when your listings
sell, how close is the selling price to the
asking price?
This information
is available from the Real Estate Board. Is
this agent's performance higher or lower than
the board average? Their performance on this
measurement will help you predict how high a
price you will get for the sale of your home.
7. On average, how long does it
take for your listings to sell?
This information
is also available from the Real Estate Board.
Does this agent tend to sell faster or slower
than the board average? Their performance on
this measurement will help you predict how long
your home will be on the market before it sells.
8. How many Buyers are you currently
working with?
Obviously,
the more buyers your agent is able to contact,
the better your chances are of selling your
home quickly. It will also impact price because
an agent who has good rapport with buyers' agents
can set up an auction-like atmosphere. Ask them
to describe the system they have for attracting
buyers.
9. Do you have a reference list
of clients that I could contact?
Ask to see
this list and then proceed to spot check some
of the names.
10. What happens if I'm not happy
with the job you are doing to get my home sold?
Can I cancel my listing contract?
Be wary of
agents that lock you into a lengthy listing
contract which they can get out of (by ceasing
to effectively market your home) but you can't.
There are usually penalties and broker protection
periods which safeguard the agent's interests
but not yours. How confident is your agent in
the service she/he will provide you? Will she/he
allow you to cancel your contract without penalty
if you're not satisfied with the service provided?
Evaluate each agent's responses
to these ten questions carefully and objectively.
Who will do the best job for you? These questions
will help you decide.
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"How
to Get 100% Full Market Value for Your Home"
Because
your home may well be your largest asset, selling
it is probably one of the most important decisions
you will make in your life. In order to sell
your home successfully in today's highly competitive
market, an industry insider report has been
prepared explaining how you can sell your home
for full market value providing it is priced
correctly and marketed effectively.
WHY IT IS SO IMPORTANT
THAT YOUR HOME IS CORRECTLY PRICED and MARKETED
PROPERLY!
While many
agents may promise to sell your home for the
money you want, the reality of the real estate
market is that this simply doesn't always happen.
The fact of the matter is, the majority of homes
sell for a price that falls short of what sellers
may have been led to believe.
There are two
factors at play here. On the one hand, you need
to be cautious of agents who set the list price
on homes at unrealistically high levels simply
to get listings. This is really unfair because
it can set homeowners up for disappointment
and failure.
On the other
hand, you have homes that are priced correctly
but are marketed ineffectively. Without a proper
marketing program in place to ensure a home
is exposed to the highest number of qualified
buyers, many home sellers feel forced to accept
a lower offer.
There's nothing
worse to a home seller than having their home
sit unsold for many months because of improper
pricing and/or marketing techniques.
Needless to
say, either of these situations is highly frustrating
to any home seller. But more than that, it can
be financially crushing if you're counting on
the full proceeds of the sale of your home to
fulfill some other obligation.
To prevent
this scenario when selling your home, here are
some points to consider before choosing the
agent you want to represent you.
DECIDING ON AN
AGENT
A good agent
knows the market and has information on past
sales, current listings, a marketing plan, and
will provide their background and references.
Evaluate each candidate carefully on the basis
of their experience and qualifications.
Are they
pricing your home correctly?
Home prices
are determined by the marketplace, not by your
emotional attachment or by what you feel your
home is worth. You should work closely with
an agent who will suggest establishing a realistic
price for your home. They will help you to objectively
compare the price, features and condition of
all similar homes in both your neighborhood
and other similar ones which have sold in recent
months. It is also important to be familiar
with the terms of each potential sale. Terms
are often as important as price in today's market.
Do they set
themselves apart from the others by offering
innovative marketing plans to sell your home
fast and for top dollar?
Will they set
up an aggressive marketing program to ensure
your home is exposed to hundreds of qualified
buyers?
How much
money does this agent spend in advertising the
homes she/he lists versus other agents?
In what media
do they advertise (newspaper, Internet, mail,
e-mail, etc.)? Do they use "For Sale"
signs, lock boxes, Brokers Tour of Homes and
Brokers Opens programs? What does this agent
know about the effectiveness of one medium over
the other?
Are they accountable to you?
In
other words, when they promise to list your
home for the price you mutually agree upon,
will they stand by that price to the public
as long as you want them to? Will they communicate
with you concerning any questions any buyers
might ask -- or will they take it upon themselves
to turn down offers or offer little encouragement
to buyers who may be feeling the market out?
How much control do you want?
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"27 Valuable
Tips to Get Your Home Sold FAST"
Because
your home may well be your largest asset, selling
it is probably one of the most important decisions
you will make in your life.
To better understand
the home selling process, a guide has been prepared
from current industry insider reports. Through
these 27 tips you will discover how to protect
and capitalize on your most important investment,
reduce stress, be in control of your situation,
and make the most profit possible.
1. Understand Why You Are Selling
Your Home.
Your motivation
to sell is the determining factor as to how
you will approach the process. It affects everything
from what you set your asking price at to how
much time, money and effort you're willing to
invest in order to prepare your home for sale.
For example, if your goal is for a quick sale,
this would determine one approach. If you want
to maximize your profit, the sales process might
take longer thus determining a different approach.
2. Keep the Reason(s) You Are
Selling to Yourself.
The reason(s)
you are selling your home will affect the way
you negotiate its sale. By keeping this to yourself,
you don't provide ammunition to your prospective
buyers. For example, should they learn that
you must move quickly, you could be placed at
a disadvantage in the negotiation process. When
asked, simply say that your housing needs have
changed. Remember, the reason(s) you are selling
is only for you to know.
3. Before Setting a Price -- Do
Your Homework.
When you set
your price, you make buyers aware of the absolute
maximum they have to pay for your home. As a
seller, you will want to get a selling price
as close to the list price as possible. If you
start out by pricing too high, you run the risk
of not being taken seriously by buyers and their
agents while pricing too low can result in selling
for much less than you were hoping for.
Setting Your Home's
Sale Price
If You Live
in a Subdivision -- If your home is comprised
of similar or identical floor plans, built in
the same period, simply look at recent sales
in your neighborhood to give you a good idea
of what your home is worth
If You Live
in An Older Neighborhood -- As neighborhoods
change over time, each home may be different
in minor or substantial ways. Because of this
you will probably find that there aren't many
homes truly comparable to your own. In this
case, you may want to consider seeking a Realtor
to help you with the pricing process.
If You Decide
to Sell On Your Own -- A good way to
establish a value is to look at homes that have
sold in your neighborhood within the past 6
months, including those now on the market. This
is how prospective buyers will assess the worth
of your home. For most communities, a trip to
City Hall can provide you with home sale information
from the public records.
4. Do Some "Home Shopping"
Yourself.
The best way
to learn about your competition and discover
what turns buyers off is to check out other
open houses. Note floor plans, condition, appearance,
size of lot, location and other features. Particularly
note not only the asking prices but what they
are actually selling for. Remember, if you're
serious about getting your home sold fast, don't
price it higher than your neighbor's.
5. When Getting an Appraisal is
a Benefit.
Sometimes a
good appraisal can be a benefit in marketing
your home. Getting an appraisal is a good way
to let prospective buyers know that your home
can be financed. However, an appraisal does
cost money, has a limited life, and there's
no guarantee you'll like the figure you hear.
6. Tax Assessments - What They
Really Mean.
Some people
think that tax assessments are a way of evaluating
a home. The difficulty here is that assessments
are based on a number of criteria that may
not be related to property values, so they
may not necessarily reflect your home's true
value.
7. Deciding Upon a Realtor.
According to
the National Association of Realtors, nearly
two-thirds of the people surveyed who sell
their own homes say they wouldn't do it again
themselves. Primary reasons included setting
a price, marketing handicaps, liability concerns,
and time constraints. When deciding upon a Realtor,
consider two or three. Be as wary of quotes
that are too low as those that are too high.
All Realtors
are not the same! A professional Realtor knows
the market and has information on past sales,
current listings, a marketing plan, and will
provide their background and references. Evaluate
each candidate carefully on the basis of their
experience, qualifications, enthusiasm and personality.
Be sure you choose someone that you trust. Make
sure you feel confident that they will do a
good job on your behalf.
If you choose
to sell on your own, you can still talk to a
Realtor. Many are more than willing to
help do-it-yourselfers with advice on how to
prepare your home, the best marketing for the
area, etc. and should a problem arise, you now
have someone you can readily call upon to list
with to handle the sale all the way to the end.
8. Ensure You Have Room to Negotiate.
Before settling
on your asking price, make sure you leave
yourself enough room in which to bargain.
For example, set your lowest and highest selling
price. Then check your priorities to know if
you'll price high to maximize your profit or
price closer to market value if you want sell
quickly.
9. Appearances Do Matter -- Make
them Count!
Appearance
is so critical that it would be unwise to ignore
this when selling your home. The look and "feel"
of your home will generate a greater emotional
response than any other factor. Prospective
buyers react to what they see, hear, feel, and
smell even though you may have priced your
home to sell.
10. Invite the Honest Opinions
of Others.
The biggest
mistake you can make at this point is to rely
solely on your own judgment. Don't be shy about
seeking the honest opinions of others. You need
to be objective about your home's good points
as well as bad. Your Realtor should be unabashed
about discussing what should be done to make
your home more marketable.
11. Get it Spic n' Span Clean
and Fix Everything -- Even If It Seems Insignificant.
You'll never
know what turns buyers off. So scrub, scour,
tidy up, straighten, get rid of the clutter,
declare war on dust, repair squeaks, the light
switch that doesn't work, and the tiny crack
in the bathroom mirror because these can be
deal killers. Remember, you're not just
competing with other resale homes but brand-new
ones as well.
12. Allow Prospective Buyers to Visualize Themselves
in Your Home.
The last thing
you want prospective buyers to feel when viewing
your home is that they may be intruding into
someone's life. Avoid clutter such as too many
knick-knacks, etc. Decorate in neutral colors,
like white or beige and place a few carefully
chosen items to add warmth and character. You
can enhance the attractiveness of your home
with a well-placed vase of flowers or potpourri
in the bathroom. Home-decor magazines are great
for tips.
13. Killer Odors Must Go!
You may not
realize this but odd smells like traces of food,
pets and smoking odors can kill deals quickly.
If prospective buyers know you have a dog or
that you smoke, they'll start being aware of
odors and seeing stains that may not even exist.
Don't leave any clues.
14. Be a Smart Seller -- Disclose
Everything.
Smart sellers
are proactive in disclosing all known defects
to their Realtors in writing. This can
reduce liability and prevent law suits later
on.
15. It's Better With More Prospects.
When you maximize
your home's marketability, you will most likely
attract more than one prospective buyer. It
is much better to have several buyers because
they will compete with each other; a single
buyer will end up competing with you.
16. Keep Emotions in Check During
Negotiations.
Let go of the
emotions you've invested in your home. Be detached,
using a businesslike manner in your negotiations.
You'll definitely have an advantage over those
who get caught up emotionally in the situation.
17. Learn Why Your Buyer is Motivated.
The better
you know your buyers, the better you can use
the negotiation process to your advantage.
This allows you to control the pace and duration
of the process. As a rule, buyers are looking
to purchase the best affordable property for
the least amount of money. Knowing what motivates
them enables you to negotiate more effectively.
For example, does your buyer need to move quickly?
Armed with this information you are in a better
position to bargain
18. What the Buyer Can Really
Pay.
As soon as
possible, try to learn the amount of mortgage
the buyer is qualified to carry and how
much his/her down payment is. If their offer
is low, ask their Realtor about the buyer's
ability to pay what your home is worth.
19. When the
Buyer Would Like to Close.
Quite often,
when buyers would "like" to close
is when they need to close. Knowledge of
their deadlines for completing negotiations
again creates a negotiating advantage for you.
20. Never Sign a Deal on Your
Next Home Until You Sell Your Current Home.
Beware of closing
on your new home while you're still making mortgage
payments on the old one or you might end up
becoming a seller who is eager (even desperate)
for the first deal that comes along.
21. Moving Out Before You Sell
Can Put You at a Disadvantage.
It has been
proven that it's more difficult to sell a home
that is vacant because it becomes forlorn
and looking forgotten, no longer an appealing
sight. Buyers start getting the message
that you have another home and are probably
motivated to sell. This could cost you thousands
of dollars.
22. Deadlines Create A Serious
Disadvantage.
Don't try to
sell by a certain date. This adds unnecessary
pressure and is a serious disadvantage
in negotiations.
23. A Low Offer -- Don't Take
It Personally.
Invariably,
the initial offer is below what both you and
the buyer know he'll pay for your property.
Don't be upset -- evaluate the offer objectively.
Ensure it spells out the offering price, sufficient
deposit, amount of down payment, mortgage amount,
a closing date and any special requests. This
can simply provide a starting point from which
you can negotiate.
24. Turn That Low Offer Around.
You can counter
a low offer or even an offer that's just under
your asking price. This lets the buyer know
that the first offer wasn't seen as being a
serious one. Now you'll be negotiating only
with buyers with serious offers.
25. Maybe the Buyer's Not Qualified.
If you feel
that an offer is inadequate, now is the time
to make sure the buyer is qualified to carry
the size of mortgage the deal requires.
Inquire how they arrived at their figure and
suggest they compare your price to the prices
of homes for sale in your neighborhood.
26. Ensure the Contract is Complete.
To avoid problems,
ensure that all terms, costs and responsibilities
are spelled out in the contract of sale.
It should include such items as the date it
was made, names of parties involved, address
of property being sold, purchase price, where
deposit monies will be held, date for loan approval,
date and place of closing, type of deed, including
any contingencies that remain to be settled
and what personal property is included (or not)
in the sale.
27. Resist Deviating from the
Contract.
For example,
if the buyer requests a move-in prior to closing,
just say no. Tell them that you've been
advised against it. Now is not the time to take
any chances of the deal falling through.
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"11 Things You Need to Know to Pass Your
Home Inspection"
Homebuyers Want to Know
Your Home Inside and Out!
While homebuyers are as individual
as the homes they plan on purchasing, one thing
they share is a desire to ensure that the home
they will call their own is as good beneath
the surface as it appears to be.
Will the roof
end up leaking? Is the wiring safe? What about
the plumbing?
These, and others, are the questions
that the buyers looking at your home will seek
professional help to answer. According to industry
experts, there are at least 33 physical problems
that will come under scrutiny during a home
inspection. We've identified the 11 most common
of these, and if not identified and dealt with,
any of these 11 items could cost you dearly
in terms of repair.
In most cases, you can make a
reasonable pre-inspection yourself if you know
what you're looking for. And knowing what you're
looking for can help you prevent little problems
from growing into costly and unmanageable ones.
1. Defective Plumbing
Defective plumbing can manifest
itself in two different ways: leaking and clogging.
A visual inspection can detect leaking, and
an inspector will gauge water pressure by turning
on all faucets in the highest bathroom and then
flushing the toilet. If you hear the sound of
running water, it indicates that the pipes are
undersized. If the water appears dirty when
first turned on at the faucet, this is a good
indication that the pipes are rusting, which
can result in severe water quality problems.
2. Damp or Wet Basement
An inspector will check your
walls for a powdery white mineral deposit a
few inches off the floor and will look to see
if you feel secure enough to store things right
on your basement floor. A mildew odor is almost
impossible to eliminate, and an inspector will
certainly be conscious of it. It could cost
you $200 - $1,000 to seal a crack in or around
your basement foundation depending on severity
and location. Adding a sump pump and pit could
run you around $750 - $1,000 and complete waterproofing
(of an average 3 bedroom home) could amount
to $5,000-$15,000. You will have to weigh these
figures into the calculation of what price you
want to net on your home.
3. Inadequate Wiring & Electrical
Your home should have a minimum
of 100 amps service, and this should be clearly
marked. Wires should be copper or aluminum.
Home inspectors will look at octopus plugs as
indicative of inadequate circuits and a potential
fire hazard.
4. Poor Heating & Cooling
Systems
Insufficient insulation and an
inadequate or poorly functioning heating system
are the most common causes of poor heating.
While an adequately clean furnace without rust
on the heat exchanger usually has life left
in it, an inspector will be asking and checking
to see if your furnace is over its typical life
span of 15 - 25 years. For a forced air gas
system, a heat exchanger will come under particular
scrutiny since one that is cracked can emit
deadly carbon monoxide into the home. These
heat exchangers must be replaced if damaged
-- they cannot be repaired.
5. Roofing Problems
Water leakage through the roof
can occur for a variety of reasons such as physical
deterioration of the asphalt shingles (e.g.
curling or splitting) or mechanical damage from
a wind storm. When gutters leak and downspouts
allow water to run down and through the exterior
walls, this external problem becomes a major
internal one.
6. Damp Attic Spaces
Aside from basement dampness,
problems with ventilation, insulation and vapor
barriers can cause water, moisture, mold and
mildew to form in the attic. This can lead to
premature wear of the roof structure and building
materials. The cost to fix this damage could
easily run over $2,500.
7. Rotting Wood
This can occur in many places
(door or window frames, trim, siding, decks
and fences). The building inspector will sometimes
probe the wood to see if this is present --
especially when wood has been freshly painted.
8. Masonry Work
Re-bricking can be costly, but
these repairs left unattended can cause problems
with water and moisture penetrating into the
home which, in turn, could lead to a chimney
being clogged by fallen bricks or even a chimney
which falls onto the roof. It can be costly
to rebuild a chimney or to have it re-pointed.
9. Unsafe or Over-used Electrical
Circuit
A fire hazard is created when
more amperage is drawn on the circuit than was
intended. 15 amp circuits are the most common
in a typical home, with larger service for large
appliances such as stoves and dryers. It can
cost several hundred dollars to replace your
fuse panel with a circuit panel.
10. Adequate Security Features
More than a purchased security
system, an inspector will look for the basic
safety features that will protect your home
such as proper locks on windows and patio doors,
dead bolts on the doors, smoke and even carbon
monoxide detectors in every bedroom and on every
level. Even though pricing will vary, these
components will add to your costs. Before purchasing
or installing, you should check with your local
experts.
11. Structural/Foundation Problems
An inspector will certainly investigate
the underlying footing and foundation of your
home as structural integrity is fundamental
to your home.
When you put your home on the market, you don't
want any unpleasant surprises that could cost
you the sale of your home. By having an understanding
of these 11 problem areas as you walk through
your home, you'll be arming yourself against
future disappointment.
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"9 Steps
to Get Your Home Sold Fast and For Top Dollar"
The real
estate market has changed…Remember not
so long ago when you could make your fortune
in real estate? It was nothing then to buy a
home, wait a short while and then sell it at
a tidy profit - then do it all over again. Well,
as you know, times have changed. Since markets
are constantly fluctuating, real estate markets
are unpredictable because of changing prices
and interest rates. Therefore, it is now more
critical than ever to learn what you need to
know to avoid costly seller mistakes in order
to sell your home fast and for the most amount
of money.
Selling your
home is one of the most important steps in your
life. These 9 steps will give you the tools
you need to maximize your profits, maintain
control, and reduce the stress that comes with
the home-selling process:
1. Know why you're selling and
keep it to yourself.
The reasons
behind your decision to sell affect everything
from setting a price to deciding how much time
and money to invest in getting your home ready
for sale. What's more important to you: the
money you walk away with, the length of time
your property is on the market, or both? Different
goals will dictate different strategies.
However, don't
reveal your motivation to anyone else or they
may use it against you at the negotiating table.
When asked, simply say that your housing needs
have changed.
2. Do your homework before setting
a price.
Settling on
an offering price shouldn't be done lightly.
Once you've set your price, you've told buyers
the absolute maximum they have to pay for your
home, but pricing too high is as dangerous as
pricing too low. Remember that the average buyer
is looking at 15-20 homes at the same time they
are considering yours which means that they
have a basis of comparison, and, if your home
doesn't compare favorably with others in the
price range you've set, you won't be taken seriously
by prospects or agents.
As a result,
your home will sit on the market for a long
time, and with this knowledge, new buyers on
the market will think that there must be something
wrong with your home.
3. Do your homework.
(In fact, your
agent should do this for you). Find out what
homes in your own and similar neighborhoods
have sold for in the past 12 months and research
what current homes are listed for. That's certainly
how prospective buyers will assess the worth
of your home.
4. Find a good real estate agent
to represent your needs.
Nearly three-quarters
of homeowners claim that they wouldn't use the
same realtor who sold their last home. Dissatisfaction
boils down to poor communication which results
in not enough feedback, lower pricing and strained
relations. Look at the "10 Questions to
Ask Before You Hire an Agent" write-up
for questions you should be asking when you
interview agents who want to list your home.
5. Maximize your home's sales
potential.
Each year,
corporate North America spends billions on product
and packaging design. Appearance is critical
and it would be foolish to ignore this when
selling your home. You may not be able to change
your home's location or floor plan but you can
do a lot to improve its appearance. The look
and feel of your home generates a greater emotional
response than any other factor. Before showings,
clean like you've never cleaned before. Pick
up, straighten, un-clutter, scrub, scour and
dust. Fix everything, no matter how insignificant
it may appear. Present your home to get a "wow"
response from prospective buyers.
Allow the buyers
to imagine themselves living in your home. The
decision to buy a home is based on emotion,
not logic. Prospective buyers want to try on
your home just like they would a new suit of
clothing. If you follow them around pointing
out improvements or if your decor is so different
that it's difficult for a buyer to strip it
away in his or her mind, you make it difficult
for them to feel comfortable enough to imagine
themselves an owner.
6. Make it
easy for prospects to get into your home as
well as obtain information about it.
You may be
surprised to know that some marketing tools
that most agents use to sell homes (e.g. traditional
open houses) are actually not very effective.
In fact, only 1% of homes are sold at an open
house. Furthermore, the prospects calling for
information on your home probably value their
time as much as you do. The last thing they
want to be subjected to is either a game of
telephone tag with an agent or an unwanted sales
pitch. Make sure that your agent lists your
home with multiple photos in the Multiple Listing
Service, has it on their web site and has the
web site address on the Yard Sign.
Make it easy
for buyers to get into your home. If there is
a request to show it during your dinner hour
-- do a quick clean -- grab everything you want
out and go out. Have a Lock Box installed so
that any agent can come into your home any time
that you are not there. Showings are very unpredictable.
Most Lock Boxes will not let anyone in before
9:00 am or after 9:00 pm so those will be the
show times.
And remember,
the more buyers you have competing for your
home the better, because it sets up an auction-like
atmosphere that puts you in the driver's seat.
7. Know your buyer.
In the negotiation
process, your objective is to control the pace
and set the duration. What is your buyer's motivation?
Does s/he need to move quickly? Does s/he have
enough money to pay you your asking price? Knowing
this information gives you the upper hand in
the negotiation because you know how far you
can push to get what you want. Make sure that
your agent asks for this information and follows
up on it.
8. Make sure the contract is complete.
For your part
as a seller, make sure that you disclose everything.
Smart sellers proactively go above and beyond
the laws to disclose all known defects to their
buyers in writing. If the buyer knows about
a problem, they can't come back with a lawsuit
later on.
Make sure that
all terms, costs and responsibilities are spelled
out in the contract of sale and resist the temptation
to diverge from the contract. For example, if
the buyer requests a move-in prior to closing,
just say no. Now is not the time to take any
chances of the deal falling through.
9. Don't move out before you sell.
Studies
have shown that it is more difficult to sell
a home that is vacant because it looks forlorn,
forgotten and just simply not appealing. It
could even cost you thousands. If you move,
you're also telling buyers that you have a new
home and are probably highly motivated to sell
fast. This, of course, will give them the advantage
at the negotiating table.
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