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Seller FAQ
Is now the right time to sell?
This is a question that only you can answer. In general the real estate market works very similar to the stock market. Over a long period of time the trend for the real estate market is "up". If you are looking to upgrade and you sell your home in a down market, then you will likely be buying your next home in that same market, so the money you "lost" by selling for less than you would have been able to in a previous market is then "regained" sometimes two-fold by purchasing your new home at a better price than you would've normally paid for it in a better market. So it's probably better to sell in a down market if you're looking to up-size.
If you are looking to downsize then it is best to look at it as a matter of cost-per-month. The sooner you sell, the sooner you start saving on monthly mortgage payments and utilities and the better the interest rate you can get, the lower your new monthly payment. It's always great to sell in a good market because the chance of your home selling for the maximum amount is high, the days on market is low and you have a great chance of gaining some serious equity immediately in the new home you purchase. You'll want to consider what will be in store for the interest rate though because the stronger the market, usually the higher the interest rate. If the interest rate goes up, then your buying power goes down. This means that the house of your dreams that you can afford now may be priced out of your affordability range within a matter of 3 to 6 months.
This is a question that only you can answer. In general the real estate market works very similar to the stock market. Over a long period of time the trend for the real estate market is "up". If you are looking to upgrade and you sell your home in a down market, then you will likely be buying your next home in that same market, so the money you "lost" by selling for less than you would have been able to in a previous market is then "regained" sometimes two-fold by purchasing your new home at a better price than you would've normally paid for it in a better market. So it's probably better to sell in a down market if you're looking to up-size.
If you are looking to downsize then it is best to look at it as a matter of cost-per-month. The sooner you sell, the sooner you start saving on monthly mortgage payments and utilities and the better the interest rate you can get, the lower your new monthly payment. It's always great to sell in a good market because the chance of your home selling for the maximum amount is high, the days on market is low and you have a great chance of gaining some serious equity immediately in the new home you purchase. You'll want to consider what will be in store for the interest rate though because the stronger the market, usually the higher the interest rate. If the interest rate goes up, then your buying power goes down. This means that the house of your dreams that you can afford now may be priced out of your affordability range within a matter of 3 to 6 months.
When is the best time of the year to sell my property?
Some argue that Spring is the best time of the year to sell a piece of real estate. However, I tend to disagree. I really feel that if you are working with a good agent who can price your property correctly and who is in tune with the inventory of the local market, you should be able to sell your property in an "off-season" for just as much or more than you would be able to achieve in Spring.
An example of this would be the winter of 2013, 2014 & 2021. During these months, many sellers decided to wait until Spring, thinking that they would be able to get more money for their home. The inventory dried up due to this mindset and homes in some neighborhoods that normally sold for $500,000 were now priced and selling for over $600,000 due to the high demand and low inventory.
How much is my property worth?
The answer to this one is best left to the professionals. I highly recommend that all home-sellers obtain a professional, 3rd party appraisal before listing a home for sale. I also recommend obtaining a property pre-inspection by a certified home inspector. These two items can greatly enhance the sell-ability of your home. A great real estate agent will be able to give you a market analysis at no cost also. Compare this CMA (Comparative Market Analysis) with the appraisal report and see how they differ. Keep in mind that pricing your home for sale is not an exact science so it is highly likely that they will have differences of opinion but you will at least have a high and low number that you can aim for. The pre-inspection will allow you to see the home through a buyer's eyes and be prepared for the buyer's home inspection. Many sellers will use the pre-inspection to create a fix-list for the buyers and then have the items repaired even before listing. A good agent will also use the pre-inspection to negotiate a buyer's home inspection contingency out of the contract which will "bullet-proof" your deal and decrease the chance of fall through. Want a strong negotiator on your side? Contact us to meet with an experienced Listing Agent.
Some argue that Spring is the best time of the year to sell a piece of real estate. However, I tend to disagree. I really feel that if you are working with a good agent who can price your property correctly and who is in tune with the inventory of the local market, you should be able to sell your property in an "off-season" for just as much or more than you would be able to achieve in Spring.
An example of this would be the winter of 2013, 2014 & 2021. During these months, many sellers decided to wait until Spring, thinking that they would be able to get more money for their home. The inventory dried up due to this mindset and homes in some neighborhoods that normally sold for $500,000 were now priced and selling for over $600,000 due to the high demand and low inventory.
How much is my property worth?
The answer to this one is best left to the professionals. I highly recommend that all home-sellers obtain a professional, 3rd party appraisal before listing a home for sale. I also recommend obtaining a property pre-inspection by a certified home inspector. These two items can greatly enhance the sell-ability of your home. A great real estate agent will be able to give you a market analysis at no cost also. Compare this CMA (Comparative Market Analysis) with the appraisal report and see how they differ. Keep in mind that pricing your home for sale is not an exact science so it is highly likely that they will have differences of opinion but you will at least have a high and low number that you can aim for. The pre-inspection will allow you to see the home through a buyer's eyes and be prepared for the buyer's home inspection. Many sellers will use the pre-inspection to create a fix-list for the buyers and then have the items repaired even before listing. A good agent will also use the pre-inspection to negotiate a buyer's home inspection contingency out of the contract which will "bullet-proof" your deal and decrease the chance of fall through. Want a strong negotiator on your side? Contact us to meet with an experienced Listing Agent.
What can I do to make the best first-impression during a showing?
1. Don't be there - Yes, this means leaving your home for strangers to walk through without your being there to watch over their every move. Even if you are selling your home FSBO (For Sale By Owner), being present for a showing can cost you a deal. It's bad "mojo" for the buyer. Put yourself in their shoes. You're here to see a prospective new home but you do not feel comfortable to speak your mind about the property to your significant other or your agent because the owner of the property is right there with you every step of the way telling you all about their life in the property and making it impossible for you to envision your life in the property. The home may be perfect for the buyer, but the buyer will never know because they will leave your house with a first impression of anxiety and confinement. They will never know the true feeling of being alone and free to roam and enjoy their next prospective home.
2. Clean the home - The fact that I had to say this should let you know that not everyone seems to find this to be a common sense item. If you are opening your home to prospective buyers, I highly recommend not only cleaning it thoroughly, but you may as well have started packing for the move. See number 3 (Declutter).
3. Declutter - The most important items you can start boxing before you open for your first showing are your personal items. I define personal items as anything that would allow the prospective buyer to be able to envision who you are or what type of person lives in the home. Many sellers see this as a great insult and it should not be taken as such. The goal of a good showing should be to allow the buyer to fully envision him or herself living in the home. It is very difficult to achieve this if the seller has family photos, nick-knacks and religious memorabilia all throughout the house during the tour. I have personally experienced showings where I had to pry the buyers from the family photos and remind them that they "are here to see the house, not to check out the family photos." The goal is to showcase the house and how livable it is. Nothing else.
4. Stage the home - Staging is not just for HGTV shows. After you have finished cleaning and removing clutter, start to organize the remaining furniture and belongings into a scenario that makes sense. The more open and intuitive the home appears, the more appealing it will be to your prospective buyers. You may have to remove excess furniture and you may even realize that you still have clutter to remove! When we list an empty home, we have a professional company digitally stage the home. It's less expensive than physical staging, doesn't bang up the walls and we're able to usually turn around the photos in about 48 hours!
5. Make sure it smells good - The warm smell of vanilla or some sort of baked goods will make the home more inviting. Check out your local corner-store for plug-in type scents that would work. Be sure not to pick anything too overpowering and please keep the warmer on the lowest or second-lowest setting. Keep it simple, natural and subtle.
6. Leave all of the lights on - No matter what time of day it is, a well-lit home is more inviting and appears larger for some reason. Trust me, do it.
What is the best way to stage my property?
The first rule of staging is Create Wide Open Space or the Feel of Spaciousness. The more space you can allow the buyer to feel, the better chance of selling fast and for a higher price. Now keep in mind that the second rule of staging is to organize the furniture in the rooms to make sense... so with this in mind, don't remove everything from the house in order to create spaciousness. Remove only the clutter, personal memorabilia and furniture that gets in the way. Take the remaining furniture and organize it so the living room actually looks like a living room and the dining room actually looks like a dining room, etc. For instance, if you are using a bedroom as an office, then remove the office equipment and set up a bed and night stand so it looks like a bedroom again. Think about a nicely decorated hotel suite when staging your home for sale. Remember that not all humans are creative and that the information age has given us extremely limited attention spans. Our goal of staging is to make a buyer feel like they just walked in to their home, and staging allows them to feel that emotion quickly. For more free staging advice contact a Nulf Real Estate listing specialist.
How can I get my property sold for the most money?
The answer is easy... do all of the above! Here's the step-by-step from the beginning:
1. Find the best listing specialist possible
2. Get an appraisal, home inspection, and a CMA from your agent before listing your property
3. Price the property right (as close to market value is usually best)
4. Stage it and make sure it is ready for showings
5. Have your agent list the property on the local MLS
6. Receive multiple offer
7. Have your awesome agent negotiate the highest price and best terms
8. If you have done all of these steps in less than 90 days, then you probably just sold your home for the best possible price
Nulf Real Estate's 90-Day Marketing Plan is designed to sell your home in Pittsburgh for the highest price possible in 90 days or less.
How can I get my property sold fast?
This one is simple although it can vary based on the neighborhood you are in. If you are in an extremely high demand neighborhood with a low inventory of available homes for sale, then you can actually price the property at a bit above market value and be under contract in less than 30 days at close to (or over) your ask price. If you are in a slower market, then you would want to price the property lower than market value and ensure that it is properly staged, repaired, repainted and clean.
Be careful when doing this as simple items such as not applying a fresh coat of paint or improper staging can cost you a lot of time and money. Also, you should be aware that real estate markets change drastically in as little as a 30 day time-frame (sometimes less). If you are unsure as to what the market conditions currently are, then talk to a professional.
Conveniently enough, Nulf Real Estate also offers a "90-Day-Sold or We Work for Free" marketing plan if you are looking to sell your home in Pittsburgh as quickly as possible.
1. Don't be there - Yes, this means leaving your home for strangers to walk through without your being there to watch over their every move. Even if you are selling your home FSBO (For Sale By Owner), being present for a showing can cost you a deal. It's bad "mojo" for the buyer. Put yourself in their shoes. You're here to see a prospective new home but you do not feel comfortable to speak your mind about the property to your significant other or your agent because the owner of the property is right there with you every step of the way telling you all about their life in the property and making it impossible for you to envision your life in the property. The home may be perfect for the buyer, but the buyer will never know because they will leave your house with a first impression of anxiety and confinement. They will never know the true feeling of being alone and free to roam and enjoy their next prospective home.
2. Clean the home - The fact that I had to say this should let you know that not everyone seems to find this to be a common sense item. If you are opening your home to prospective buyers, I highly recommend not only cleaning it thoroughly, but you may as well have started packing for the move. See number 3 (Declutter).
3. Declutter - The most important items you can start boxing before you open for your first showing are your personal items. I define personal items as anything that would allow the prospective buyer to be able to envision who you are or what type of person lives in the home. Many sellers see this as a great insult and it should not be taken as such. The goal of a good showing should be to allow the buyer to fully envision him or herself living in the home. It is very difficult to achieve this if the seller has family photos, nick-knacks and religious memorabilia all throughout the house during the tour. I have personally experienced showings where I had to pry the buyers from the family photos and remind them that they "are here to see the house, not to check out the family photos." The goal is to showcase the house and how livable it is. Nothing else.
4. Stage the home - Staging is not just for HGTV shows. After you have finished cleaning and removing clutter, start to organize the remaining furniture and belongings into a scenario that makes sense. The more open and intuitive the home appears, the more appealing it will be to your prospective buyers. You may have to remove excess furniture and you may even realize that you still have clutter to remove! When we list an empty home, we have a professional company digitally stage the home. It's less expensive than physical staging, doesn't bang up the walls and we're able to usually turn around the photos in about 48 hours!
5. Make sure it smells good - The warm smell of vanilla or some sort of baked goods will make the home more inviting. Check out your local corner-store for plug-in type scents that would work. Be sure not to pick anything too overpowering and please keep the warmer on the lowest or second-lowest setting. Keep it simple, natural and subtle.
6. Leave all of the lights on - No matter what time of day it is, a well-lit home is more inviting and appears larger for some reason. Trust me, do it.
What is the best way to stage my property?
The first rule of staging is Create Wide Open Space or the Feel of Spaciousness. The more space you can allow the buyer to feel, the better chance of selling fast and for a higher price. Now keep in mind that the second rule of staging is to organize the furniture in the rooms to make sense... so with this in mind, don't remove everything from the house in order to create spaciousness. Remove only the clutter, personal memorabilia and furniture that gets in the way. Take the remaining furniture and organize it so the living room actually looks like a living room and the dining room actually looks like a dining room, etc. For instance, if you are using a bedroom as an office, then remove the office equipment and set up a bed and night stand so it looks like a bedroom again. Think about a nicely decorated hotel suite when staging your home for sale. Remember that not all humans are creative and that the information age has given us extremely limited attention spans. Our goal of staging is to make a buyer feel like they just walked in to their home, and staging allows them to feel that emotion quickly. For more free staging advice contact a Nulf Real Estate listing specialist.
How can I get my property sold for the most money?
The answer is easy... do all of the above! Here's the step-by-step from the beginning:
1. Find the best listing specialist possible
2. Get an appraisal, home inspection, and a CMA from your agent before listing your property
3. Price the property right (as close to market value is usually best)
4. Stage it and make sure it is ready for showings
5. Have your agent list the property on the local MLS
6. Receive multiple offer
7. Have your awesome agent negotiate the highest price and best terms
8. If you have done all of these steps in less than 90 days, then you probably just sold your home for the best possible price
Nulf Real Estate's 90-Day Marketing Plan is designed to sell your home in Pittsburgh for the highest price possible in 90 days or less.
How can I get my property sold fast?
This one is simple although it can vary based on the neighborhood you are in. If you are in an extremely high demand neighborhood with a low inventory of available homes for sale, then you can actually price the property at a bit above market value and be under contract in less than 30 days at close to (or over) your ask price. If you are in a slower market, then you would want to price the property lower than market value and ensure that it is properly staged, repaired, repainted and clean.
Be careful when doing this as simple items such as not applying a fresh coat of paint or improper staging can cost you a lot of time and money. Also, you should be aware that real estate markets change drastically in as little as a 30 day time-frame (sometimes less). If you are unsure as to what the market conditions currently are, then talk to a professional.
Conveniently enough, Nulf Real Estate also offers a "90-Day-Sold or We Work for Free" marketing plan if you are looking to sell your home in Pittsburgh as quickly as possible.
