The market has shifted, this is true. We've gone from a sellers market to a buyers market.  But, don't be fooled, it's definately NOT as dire as the media makes it out to be.  I'm speaking from experience. And I just feel that I have to do a service to all potential listers out there by blogging about what I feel is really really important.

Homes are selling and selling well. BUT.. the homes that are selling well are homes that a) Are priced properly B) Marketed properly.. cause after all , if they don't know it's for sale no matter how well it's priced.. they'll never come and make offers, right  and C) THey show well. 

What does all that mean? Well.. if you are on the market hoping that you'll get 50K or more than your neighbor who has a home that is very similar to yours in all areas and has recently sold, than you are overpriced.  Buyers are sophisticated and KNOW what has sold around them and also know what other homes are on the market and how they compare to yours.. after all they are shopping them.  They have ALWAYS known, however, in a sellers market they had no bargaining power because if they wanted a home, they would have to bid bid bid against other couples.  Now, the opposite is true.  If a home is overpriced, they'll skip making an offer and move on to the next..or they'll make a fair market offer and it may get rejected.. then they are off to the next home.   This doesn't mean that the homeowner can not get top dollar, but it has to be realistic and they have to make their home stand out above the others to draw the higher offers.

Marketing... I can not stress how important chosing a good agent is. That's the agent that GOES THAT EXTRA MILE!. What is the extra mile.. that is professional photographs and virtual tours, especially for homes in the $300 - $400K market.  Why? Because the demographic that are shopping in that price range are first time homebuyers.. or gen x'rs. WE all grew up on computers and we do not purchase anything without first scoping it out on the world wide web.  And, if your home does not have good photos and virtual tour, we pass over your home to the next.  And, if your home does not have a strong presence on the web ; ie on at minimum 4 major websites, it will be forgotten and perhaps never seen at all.  At minimum your site should be on MLSLI.com, Realtor.com (which these two are only available to those homes listed with Realtors), Newsday .com and NYTimes.com.  Guess what.. buyers no longer use newspapers to shop for homes.. they use the internet.  Now, put that internet presence together with fabulous photos and a tour.. it's going to get the potential buyer excited about seeing the home in person! And, if it's not the home for them, then they won't come and both your and their time wouldn't have been wasted. Your home will only be shown to qualified buyers interested in what your home has or doesn't have to offer.

Finally.. presentation is key!  I can not stress how important a good showing is, and how it helps get you top dollar.  People want to see clean, clear and clutter free. If a home is in a condition they feel is "move in" they are more apt to make offers. By move in, I don't mean perfect.. but I mean freshly painted, clutter free.. etc.  They need to come in and envision all their stuff in this space.  If your home looks cluttered they will immediately feel as if it's not big enough.  If you have holes in your walls, dirty walls .. missing moldings.. etc.. it willmake the buyer think "I have to spend even more money on this home once I purchase it".. thereby prompting them to make slightly lower offers.  You don't need to spend a lot of money to get the home in "showman" shape.. but do take some time to "gussy it up" as I like to say, with a fresh coat of paint and other little touches.  That little extra you'll spend to give it a little lift.. will definately come back to you in the amount you'll be able to get.. cause it makes all the difference.

Picking the right agent WILL get your home sold.. why?  Because if they are a good agent they will tell you all that I am telling you.. it's part of going that extra mile. They will hire a professional photographer to come in and take photos of your home.. showing it at it's best.  They will make suggestions on how to make the home show even better than it currenlty does... and if they don't know how, they will hire someone who does.  They will also follow up on ALL showings, and invite ALL your neighbors to come to the open house.  They will not just stick a sign on your lawn and throw it up on the net with a few pics they took with their own digital camera (like one listing I have seen with smudges from an unclean lense through all the photos!!) A lazy agent is a guarantee that your home will expire without a sale!

I'm blogging this becaus it is SOO important!  I just can't STAND when I see sloppy listings with no good description and even wors.. No pictures!!  They give us good agents.. the ones that DO go the extra mile.. a BAD RAP!!  So, weither you chose me or not.. chose an agent that does Go the Extra Mile! You'll know that agent when you meet them at your marketing presentation .. they are the ones that are prepared with a comprehensive plan to market your home. They will be able to answer any and all questions you throw at them.. they will be confident in their ability and they will be tough in their negotiations on their commission!  That's the agent you want to be negotiating for you....