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When to list your home and how to price your home for sale

When your home goes on the market is an important issue, and I don't mean Spring, Summer, Fall or Winter. Presuming you are not selling your home your self, choosing the right broker to list your home is also important not only for when the home will be listed but for several other reasons as well.

More and more people are looking for homes on the Internet before finding an agent to work with. Buyers are doing a lot more leg work for themselves without pressure from a buyers agent who they perceive, rightly or wrongly, is interested only in making the sale. Because of this you want to make sure your home is seen by the most people on the Internet. So what day to list your home is important.

This is not just about where your home is going to be marketed but what day you initially list it and how quickly the marketing is going to be rolled out. You want an agent who is going to quickly upload photographs, virtual tours and videos to get maximum exposure for you. Ask how many photos they are going to take and post for your listing, just because their MLS allows 6, 12 or whatever they should be taking 30-40 photos. I have ended up with 75 photos sometimes, do I use them all, no, but it allows me to choose the best shots.

What day of the week you list is also important because some brokerages insist that their office staff enter all the details for each listing, so if it comes on the market over a weekend you are missing several days of marketing before the description and photos are entered in to the MLS. These same brokers will tell you that they will let everyone in their offices know about your listing, but do you really want to limit the number of buyers who see your home? So, preferably use an agent who will enter all the details them-self, who understands Internet marketing and where your home is going to be seen and when.

Some sites, like Realtor.com take several days for new listings to upload into their system, so if you are hoping that buyers who are browsing the Internet looking for open houses for the weekend will see your home, it needs to be entered into the MLS no later than a Thursday and preferably Wednesday to allow for updating of descriptions and adding more photographs and videos.

There are also many sites that will syndicate your home and list it on multiple web sites. If your agent looks at you wide eyed when you ask where your home will be syndicated on the Internet, move on and call another agent.

Pricing! Everyone knows a well priced home sells more quickly, just as a well staged or presented home. But, when your Internet savvy agent suggests a price realize they know how buyers search and again you want as many qualified buyers as possible finding your home. To price just over a price break search option will make your home look good value to the homes in that price bracket only if it really deserves to be there, otherwise it will just get passed over and you will actually miss the correct buyers for your home who may be looking in a lower price bracket.

You also want your home to be the best value home in its price bracket, that does not mean it has to be the cheapest but it has to give the best value in upgrades, landscaping and features in the home compared to your competition. I would actually suggest you go out before you list your home and be realistic, look at the current competition, those homes that are for sale now. Most buyers do not see alll those sold comparables, they see what is for sale around the corner in your development. That is your competition, how do you compare? When you know that you are ready to talk about price for your home.

If you are buying or selling on or around Tredyffrin Easttown or along the Main Line we can help you,  contact us or connect

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Comment balloon 4 commentsNick Vandekar, 610-203-4543 • February 03 2008 01:32PM

Comments

So true as you know I sold real estate and these keys are crucial and sometimes difficult to explain to a seller. 
Posted by Vincent Coccia (Construction Services Integration) over 11 years ago
Great post.It should be read by every one who is thinking of listing their home.
Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 11 years ago
Vince and Gita, thank you for your comments.
Posted by Nick Vandekar, 610-203-4543, Tredyffrin Easttown Realtor, Philly Main Line (Long & Foster Real Estate Inc 610-225-7400) over 11 years ago

Nick... you make a great point on what the consumer should look for from their agent... how fast an agent is going to react in today's market place. And yes, the average consumer is shopping online first, doing their homework. Overall, pricing is so key and the seller needs to be serious about this and not to be greedy. Good post.

jeff belonger
Posted by Jeff Belonger, The FHA Expert - FHA Loans - FHA mortgages - USDA loans - VA Loans ( Social Media - Infinity Home Mortgage Company, Inc) over 11 years ago

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