We've prepared this extensive section of our web site to help you find the right buyer.  Click on the links below to learn more about the process.  Feel free to e-mail or call us with questions.

Should I List?
A listing agreement is a contract whereby you retain the brokerage firm (Courtyard Realty) to represent you.  The marketing fee buys you guidance throughout the transaction, a professional marketing system, negotiating skill and access to 75-80% of the buyer pool.  Maxim exposure = maxim price.  It's economics 101- you cannot be sure that you are getting the best price for your product if only one or two people know about it.

Top of Page

Selecting an Agent
Ask around about the reputation in the community of brokerage firms and individual agents.  Ask about experience, marketing strategies, client referrals.  Don't choose your agent based on who will tell you the highest price.  Big mistake... BIG!

Pricing Your Home
If you're going to get top dollar for your home, it's important to understand how your home is valued by potential buyers.

Market Value is unrelated to what you have spent on your home.  Market value is determined primarily by how your home compares in features and benefits to similar properties which have sold and are being offered.

While you lived in your home, you probably spent money improving and maintaining your home.  It's important to realize that buyers look at improvements and maintenance differently.

Improvements add to the value of the property; maintenance items preserve the value and add to the marketability.  Often people fail to realize that maintenance is part of home ownership, and while those items do not add to the value of the property, they do maintain the value.  For instance, installing new shingles or a new furnace will not add to the market value of the home; a buyer will expect the property to have a safe heating system and weather-tight roof.  They are part of the cost of maintenance.  You should either repair those items or discount your asking price from normal market value which would include same.  Other maintenance items include how water heaters, paint, good flooring, and components that wear out from normal use.  On the other hand, improvements could include a kitchen update with new countertops, cabinets and appliances, a bath renovation, adding a main floor laundry, adding a garage stall, new landscaping, etc.

Top of Page

Selling FAQ's
I'm thinking about selling my home,  what do I need to do first?
One of the first and most critical steps we do with our clients is to go through the home looking at it as a buyer would.  Keep in mind, there is a difference in how you live in your home and how it should look when it's being offered for sale.  Going through this process helps us anticipate many of the negotiating resistance points that will probably be encountered in working with a buyer.  If you can eliminate them up front, the home will simply command a better offer.

Such as?
We find today's buyers are busy, sophisticated people.  They often don't have the time--or perhaps the cash-- to immediately do a lot of remodeling.  So they are demanding clean, clutter-free and well-maintained homes.

In other words, they want a home to be in move-in condition?
Basically.  Today's buyers shop at malls and are accustomed to very sophisticated and appealing retail merchandising.  They, perhaps unconsciously, expect the homes they look at to also be well merchandised.  It's important to do that before you go on the market.

What is the difference between merchandising and marketing?
Marketing includes all of the advertising and promotional tools that your Agent will use to attract prospective buyers to your home.  Merchandising refers to the preliminary work you do to get your home prepared for marketing.

What are some of the things that are wise to do in a home?
Obviously, the first is for it to be clean and in good repair.  Second, keep it up-to-date.  Shag carpet was hot in the 70's--it's a real turn-off today.  In the 80's we were big on earth tones--rusts, avocado, and brown tell a buyer nothing has been done since then.  Neutral carpet and updated hard surface flooring is wise.  And kitchens and baths need to sparkle and, if possible, be current.  Cabinets may be older, but are really helped by updated countertops and colors.

Off-white paint is always an excellent and inexpensive investment.  A neutral decor is an easier sale.  While you may love your forest green walls, most buyers will have difficulty mentally moving in to strong, personalized decor.  so they either dismiss the home or mentally run a meter on how much money they are going to have to spend redecorating and deduct that, plus extra, from the price.  Neutral is simply best when selling.

Maximizing your curb appeal and your entry area is critical for good first impressions.  A fresh cut lawn and flowers in the entry are a good start in making a good first impression.

Don't some buyers prefer to redo a home themselves?
Certainly.  And they will.  But if the home is badly out of date or in poor condition, event hose buyers will deeply discount the price.  The days when a seller could just slap a worn-out home on the market thinking that a buyer could see the "Potential" are long gone.  buyers just aren't very tolerant of that any more.  They generally have the belief that if the items in a home that are readily visible are dated or in poor repair, what they can't see must be in the same condition--and often those items-- plumbing, electrical, roof--are expensive surprises.  As a result, buyers just generally shy away from homes that are in poor condition.

What are some things a homeowner might do that probably wouldn't be smart?
There are several.  It depends on the area and price range.  But generally, expensive additions will not pay for themselves.  One of the biggest mistakes people make is to over-improve for the area.  You should keep your home within 15-20% of the other homes in the area.  If the cost of your remodel will put you over that range, you should seriously consider a move to a neighborhood that is more in line with what you are trying to accomplish.  This protects your investment.  It's an awful, uncomfortable thing to tell a homeowner that we cannot get his money back out of his home because of a poor decision on a remodel.

If you do remodel, you should style your remodel for mass appeal.  Again, neutral, mainstream colors are best.  Keep your remodel design compatible with the architecture of the home.  Nothing looks weirder than a house with and addition tacked on that simply doesn't fit.

Obviously, there are a lot of things a homeowner needs to consider!  There is.  And the best time to do it is before we hit the market.  We're happy to consult with you about merchandising your home to sell--or about whether you should remodel or sell. 

Top of Page

Merchandising Your Home
You must prepare a home differently for marketing than for daily living.  To go on the market, you must look at your home as if you were a buyer.  First impressions count.  A small investment in time and money will give your home an edge over other listings when buyers view it.

  Get Ready to Repair and Clean!

Remove clutter.

Oil or adjust doors.

Replace burned out bulbs.

Clean and repair windows.

Touch up marred paint.

Repair leaking faucets.

Shampoo carpets.

Clean thoroughly (get rid of odors).

Kitchens and baths must sparkle (remove stains from tubs and toilets; repair grout in showers.)

Clear the countertops.

Thin out closets.

Thin out storage areas.

Organize cabinets and drawers.

Clear stairways and halls.

Store excess furniture.

Clear countertops.

Your personal decorating may be comforting to you, but you want buyers to be able to visualize their own belongings in the home and not to be distracted by looking at all of your "stuff".  This can be difficult to do, because we all take pride in our personal "look".  Don't be offended by a suggestion to neutralize colors or strong decorating statements.

  Make a Good First Impression!

Cut, fertilize and manicure lawns.

Trim shrubs.

Remove clutter and trash.

Clear walks and drives.

Repair and clean gutters.

Touch up exterior paint.

Clean and polish the entry area.

Repaint or re-stain front door.

Welcome wreath or flower pots.

New door mat.

Clear and attractive inside entry.

Clean drapes and carpets.

Polish all woodwork.

Remove over-scale furniture.

When a Realtor calls to show your home, set the stage.  Harmonize FM radio or stereo on softly; make sure that the TV is off.  Turn up the shelter.  If it's hot out, cool you home; if it's cold, light a fire.  A home that smells good says "Welcome!"  Clean smells are the best.  A drop of vanilla in a warm oven, fresh bread, or cookies work wonders.  On the other hand, acrid smoke from fireplaces or cigarettes and pet odors are particularly offensive to most people.

If you have pets, it is preferable if you can remove them or put them in a kennel. 

Finally, let the Realtor do the showing and talking.  It's best if you are gone so buyers don't feel they are intruding.

Top of Page

Don't Forget!
  Send Address Change To:

Post Office

Subscriptions

Creditors

Friends and family

Investment accounts and pension plans

Doctors and emergency numbers

Employer

File a Forward with the Post Office and renew as needed until all important addresses have been changed.

  You'll Also Need To Notify:

Utility companies

Vehicle registration

Schools

Banks

Insurance

Clubs

Service agencies (laundry, lawn, paper, etc.)

Top of Page