Tag Archives: Sellers

Selling Your Home in Western New York is a Collection of Decisions

Selling your home in Western New York: from the first inkling that you will be putting it on the market until you sign off on the paperwork, the process can be seen as a series of dozens and dozens of decisions. Many are not simple ‘yes’ or ‘no’ decisions, either; and many have answers that no one can ever prove was right or not.

From your Western New York real estate agent’s perspective, providing counsel on the choices when asked is an important part of the service we provide. We get to offer a deep reservoir of experience: what has worked (and not worked) before here in Western New York, as well as where the latest trends are pointing. Pricing, timing, marketing approaches are all areas where our input can be of immense value—can shape how quickly the selling of your home succeeds. In addition to the thunderously clear absolute imperatives like de-cluttering and removing an overabundance of personal items, there are also less vital areas where small touches can nudge prospective buyers in the right direction.

These are details that aren’t vital—details that sometimes may not even have any impact at all on some prospects—yet which sometimes come into play. Here are a few examples of touches that you can decide to consider when you are in the process selling your own Western New York home:

Kitchen: clean that refrigerator; defrost that freezer! You’d be surprised a many buyers open the refrigerator door (whether it’s included in the listing or not). For some reason, it seems to be a natural thing to do…even though when you’re prepping your house for a showing it’s one of the last things you think about. But taking the time early-on to do a deep cleaning and defrosting will make it simple to keep up, and the ‘newer home’ impression that results can be worth doing.

Fixtures: A little changing out of outdated bathroom fixtures, as well as knobs and pulls on cabinet doors and drawers, can make a huge difference in whether a room comes across as old and tired—or newly updated and presentable. The decisions about whether and what to consider changing can be less than obvious, so giving some thought and imagination into them will be necessary.

Presentation: Set the table? Arrange fresh floral cuttings in more than one room? Leave a note thanking your visitors for considering your home?

Decisions, decisions, decisions! If you will be selling your home in Western New York this summer, your Realtor will be by your side, helping you make informed choices about which are worth pursuing. Starting early is the first one that’s a definite right choice…and we hope calling us for a complimentary assessment will be your second!

Keeping Youngstown Real Estate Sales on Track

The slick, entertaining formats of HGTV’s many buying and selling programs makes for great entertainment – but, as anyone who has ever actually bought or sold a house knows, they tend to leave some key information on the cutting room floor. Sure, real estate sales in Youngstown can in fact involve elements of creativity, presentation, personality, all of which make for interesting television viewing. But in real reality, successful real estate sales are largely based on contracts, disclosures, inspections, contingencies, and time. They may be less telegenic, but can be dramatic, especially when you’ve done everything in your power to make sure that a deal works out smoothly, only to be faced with last minute surprises that threaten to prevent you from closing (or cost you a bundle!).

 

Here are some of the major issues that can impede Youngstown real estate sales—and how to prevent them from happening:

 

  • Not Weighing the Comps

When you are in the process of making a major decision, it’s natural to seek the opinions of the people who are closest to you. When it comes to real estate sales, however, personal opinions from well-intentioned non-professionals can create distractions that wind up doing more harm than good. In the realm of contracts and negotiations, it’s important to give weight to the opinions of experienced real estate pros. They know how to provide unbiased guidance based on comps and statistics rather than emotion.

  • Verbal Agreements

Whether you are selling or buying, it’s essential to get any agreements about repairs or updates in writing. Parties will often discuss repairs or credits and assume that a verbal agreement will suffice. Not true. Not only can a repair come back to haunt you later, but certain repairs left uncompleted can delay the close of escrow.

  • Last Minute Changes

Whether it’s taking out a loan on a new car or holding one final goodbye party at the house, last minute actions by buyers and sellers have an uncanny ability to hold up a deal. When you are in contract for a property, keep your eye on the prize: if you’re the seller, don’t do anything that increases the risk of damage to the house. If you’re the buyer, don’t make sudden changes in your financial life until you are the legal owner of that property.

 

Buying and selling property is more intricate than a 30-minute TV show, but the end of the episode should feature the same broad smiles and satisfied handshakes—particularly if you don’t let an innocent move derail the purchase. Real estate sales in Youngstown, NY are our business; call us anytime or visit Great Lakes Real Estate!

 

Responses Quicken with Quality Listing Photos in Niagara and Erie County

In advertising, they call the photo that glamorizes a product its ‘hero shot.’ In the case of a real estate listing in Niagara or Erie County, the pictures that accompany the written description can all be hero shots, if enough care is taken.

In one Auburn University study (The Relationship between Property Price, Time-on-Market, and Photo Depictions in a Multiple Listing Service), it was found that adding a single photograph to a listing could lift the final sale price by as much as 3.9%. That’s not surprising, but what is noteworthy is that each additional listing photograph added several hundred dollars to the final selling price. In other words, it’s not just the curbside photo at the top of a Niagara or Erie County listing that should be given great care—it’s all of ‘em!

Aside from the usual advice to de-clutter, use light appealingly, etc., there are some less well known tips that can help maximize the eye-appeal of a listing in places like Lewiston, Amherst, Buffalo, Williamsville, etc.:

The Exterior

The exterior photograph is considered by most professional real estate photographers to be by far the most important shot. I’m not sure I agree. Of course, it sets the stage for everything else, and has to be attractive enough to rate a second look, but those second looks of the interior and garden can differentiate the listing from the crowd. A superior exterior can often be achieved by elevating point of view (IOW, shoot from a stepladder)…or sometimes by scheduling the shot in early morning or late afternoon light (to catch the most dramatic light).

Back Against the Wall!

For the majority of your listing interiors, you’ll want wide angle shots which emphasize spaciousness. Most work better when the photograph is taken from a doorway or corner with the widest lens (that’s the one with the lowest focal length number)—as long as it doesn’t overly distort the image.

Funhouse Effect

Always ensure that your camera is completely horizontal. Correct the ‘barrel effect’ on vertical lines to ensure that all of the walls appear straight. When you’re looking through a viewfinder or small digital screen, it’s all too easy to overlook the sides by concentrating on the center of the picture. That’s an amateur mistake (and slanted walls make a room look like a carnival funhouse!)

Flash Extra

Take at least one extra shot using the on-camera flash or strobe. True, often that will result in an unevenly lit alternative that you will discard…but now and then, the on-camera light will boost clarity and color that’s more pleasing than what natural light provides.

Great-looking listing shots in Niagara and Erie County make a significant difference in the degree of response a property draws. We always help our clients with the listing photographs—it’s one of many tools to ensure their listing gets the exposure and results it deserves!