Ty Lacroix

  Regardless of the present housing market, to maximize your home's selling price there are steps you can take to ensure that your home sells fast, reduce the stress and maintain control.

 1 Keep the reason you are selling to yourself and your REALTOR.

Do not reveal your motivation for selling to anyone else because they may use it against you at the negotiating table. When asked, just say that your housing needs have changed.

2 Different goals will dictate different strategies.

What is more important to you: the money you walk away with or the length of time your property is on the market or both?

3 Do your homework before setting a price.

The average buyer will look at 15-20 homes at the same time they are looking at yours. That buyer will now have a basis of comparison, and if your home does not compare favorably with others in the price range, you will not be taken serious by prospects or agents. The result can be that your home will sit on the market for a long time, knowing this; new buyers on the market will think there is something wrong with your home.

4 More Homework.

(A good Realtor should do this for you) Find out what homes in your neighbourhood have sold for in the last 6-12 months, and research what current homes are listed for. That is how a prospective buyers and their Realtor will assess the worth of your home.

5 Maximize your home's sales potential.

You may not be able to change your home's location or floor plan, but you can do a lot to improve its appearance. The look and feel of your home generates a greater emotional response than any other factor. Before showings, pick up, straighten up, unclutter, scrub, scour and dust. Present your home to get a "WOW" response from prospective buyers. Allow the buyers to imagine themselves living in your home. The decision to buy a home is based on emotion, not logic.

6 Deciding upon a REALTOR

You and your REALTOR are partners in marketing your home. Choose carefully and wisely. (Ask for my FREE report on how to select a REALTOR.)

 7 Make it easy for prospects to get information on your home.

Prospects calling for information on your home value their time as much as you do. They also do not want to be hassled or frustrated because they cannot get a hold of the listing agent or some of the information in the listing is incorrect. Over 82% of homes sold have been previewed over the Internet!Make sure your Realtor has a proven feedback system to allow you to know the comments and opinions of prospective buyers.

8 Do not move before you sell.

Studies have shown that it is more difficult to sell a home that is vacant because it looks forlorn, forgotten and simply not appealing. As well, prospects may think because it is empty, you are motivated to sell fast and for a lower dollar.

9 Deadlines create a serious disadvantage.

Don't try to sell by a certain date. This adds unnecessary pressure and is a serious disadvantage in negotiations.

10 Keep emotions in check.Do not be offended by a low offer or certain demands from the buyer. A good Realtor can turn these negatives into a positive situation. You will have an advantage over others who get caught up emotionally.

11 Be a smart seller- disclose everything.

Be proactive, by disclosing any problems or defects you are giving the buyer confidence that you are not hiding anything. This also will prevent liability or legal issues to follow.

12 Make sure the contract is complete.

Ensure that all terms, conditions and responsibilities are spelled out in the offer and that you fully understand them. A good REALTOR will take the time to educate you on the conditions and terms and will insert clauses if required to further protect you.

 When I decide to take on a client and their home, I take the time before we start to market the home to discuss and review the pros and cons of different strategies and walk you through the steps of the selling process so that you are comfortable and more knowledgeable. That way, I can exceed YOUR expectations.

 Are you getting ready to sell your home, but don't fully understand how the asking price is determined?

   There are a number of ways to determine a home's value.  The first item is to disregard your view of your home's worth and start considering what it is worth to a prospective buyer.  Chances are you have invested a lot of time and money into fixing up your house to be the perfect home.  A buyer doesn't share your memories or care about your financial situation.  A buyer cares about the value of the home in their lives.

       The second item to consider is the comparative market analysis (CMA).  This tool allows you to see what other similar homes have sold for in your area.  Be sure to ask why certain homes were included on the CMA while others were not.  The CMA is often a good tool to use to determine your beginning asking price. 

 Consider going to open houses in your area to learn how other homes compare to yours.  Remember to look at other homes with the impartial eye of a buyer, not from the view of a current homeowner looking to sell.

  Using the price per square foot formula is a good way to compare your home to others.  This should not be the only determinant, but it can be helpful in setting a fair asking price.

 Is it a seller's market? A buyer's market? Do you have to sell? I have a 60 point valuation chart that addresses these questions and in turn will enable you to value your home and obtain a price that could exceed your expectations.

If you have 52 minutes to invest in learning the way to price your home, I can be reached at 519-435-1600.

The following 2 blogs were written by two Realtors who were ranting about sellers who do not listen to their advice but will listen to their (uncle, friend of a cousin who knows someone they used to work with who knew a neighbour whose daughter used to sell real estate or your pick) who has their best interest at heart but because they have moved 3 or 4 times, they are now experts!

I can understand and appreciate that there are some bad apples out there but if you are going to entrust 100's of thousands of dollars to someone, should it not behoove you to select with care?

Here are their comments:

The question I ask after reading this blog is: why do sellers hire a professional if they won't take our advice?

I find it is pride and how embedded the opinions and advice from the media, friends and family or their own experience from selling 1,2,3 or perhaps 4 properties are.

They discount that we have not only sold 100's of properties, we have visited 1000's to sell or purchase those properties. AND, we have a strong, robust network of colleagues we learn from on top of our own learning.

You can lead them to water, but you can't make them drink. I am an "agent" meaning a "third party to a transaction". At the end of the day, it is my client's money, not mine. I can only advise professionally and honestly.

Their is also the suspicion that we are only there to collect our commission. Poppy-***! The life blood of our business are referrals. If I do not do my best, I am only hurting myself. Then again, the few bad apples in our industry get the most press.

At the end of the day, my clients have free will to follow our advice or leave it.

by John Joseph Westmount, QC

Via Mike Carlier ABR CRS GRI (MarketLink Realty):

When sellers sign a listing agreement, they indebt the listing broker  to the fiduciary duties that they deserve from us.  Often, sellers do things that help the eventual buyer gain an advantage in the sales process.  Sometimes, sellers are their own worst enemies.

I'm thinking about asking sellers to sign a statement acknowledging that they understand that certain acts or omissions by them will decrease the final price they receive and increase the time it will take to get there.  Here's my first draft of possible acknowledgments:

•1.       I understand that my asking price will define the expectations and limit the number of buyers who see my home.  An unreasonably high asking price will create unreasonable expectations from buyers.

•2.       I understand that there is a finite number of buyers who may want to see my home.  Every appointment request that I refuse will significantly limit my chance of receiving an offer, and increase the amount of time needed to sell my home. 

•3.       Every day my home is on the market is a day closer to a price reduction and/or failure to sell.  In the near term, housing data indicates that my home has a higher market value today than it will at any time during the duration of the listing agreement.  It is in my best interest to sell quickly, even if I don't absolutely have to move soon.

•4.       Buyers typically tour between four and forty homes.  My home needs to be in first place to get them to make an offer.  If its price, condition, and presentation are not number one, I will not get an offer.  Close doesn't count.

I like Mike's comments and I wonder if I could add that to my contracts?

Ty

Making the Most of the Basement / Laundry spaces Part 8 of Easy & Inexpensive Ways to Prepare Your Home for Sale

If you've got a basement or laundry room, you want to make the most of the space by brightening it up and making sure it's clean and inviting.

 Nobody wants to go into a dark and crowded room to do laundry, so do your best to make it as inviting as possible.

 Here are some simple tips:

• Tidy up and organize your basement, if you have items you can give away, recycle or discard do so.
  
  
• If you have unfinished concrete floors paint the concrete to give it a cleaner look.
  
  
• Be sure to clean and polish the washer and dryer to give them a bright and shiny look.
  
  
• Put all detergents, laundry items and irons out of sight, also remove any residue that may have accumulated in the laundry sink.
  
  
• A bright throw rug in front of the washer and dryer will often help cheer up unfinished laundry rooms.

As you can see,  these 8 steps are inexpensive and can help you sell your home for a higher dollar and in less time!

Create a Clutter Free and Functional Home Office

Part 7 of Easy & Inexpensive Ways to Prepare Your Home for Sale

  Working out of the home is a reality for many people today, so a functional home office space can give your home a competitive advantage over other homes on the market.

 Try to make the space as functional as possible, and if it's part of another room, make sure and maintain the main function of the room.

 Here are some home office tips: 

• Get some bank boxes and start packing up all the files and paperwork you don't need for every day function.

• Remove big bulky filing cabinets that take up a lot of space, and store them somewhere else to make the office look bigger.

• Clean everything off the desk surface, leaving only your computer and desk lamp. A neat desktop makes the workspace look more functional, and the lighting makes it look more inviting.

• Store all personal and confidential or client information out of sight, and set up a password protected screensaver on your desktop.

• Weed out the postings on bulletin boards or wall organizers. A few things are ok to make the office look organized and functional, but an overcrowded bulletin board looks crowded.

 If your office is a part of another room, make sure it doesn't overpower the main function of the room. If it's in the dining room, consider getting it out of there and into a temporary space somewhere else.

Part 5 of Easy & Inexpensive Ways to Prepare Your Home For Sale

                                                            Make the Bathroom Sparkle

  Next to the Kitchen, the bathroom is the room that gets the most scrutiny and some inexpensive designer tricks can make your bathroom look like a million bucks.

Here are some tips especially for the bathroom:

  •  Always empty bathroom garbage cans before showings, also put the trash can under the
 vanity if you can since they take up floor space, and you want the bathroom to appear as big as possible.

•    A fresh new shower curtain is a great investment - very little money for a big impact.

•    Things like toilet cleaners, plungers, and hampers add clutter, put them away while you're selling your house.

•    Keep all reading material out of sight in the bathroom. (such as Playboy, Play girl, Your favorite REALTOR book, etc)

•   Personal items like hairdryers, makeup kits and hairbrushes should always be neatly placed in cupboards or drawers.

•   Hang matching new towels, go for the best looking towels you can. Like shower curtains, they add a nice impact.

•   Remove everything from the countertop, except pretty soap sets, candles or fresh flowers

•    Check the faucets for leaks, drips or disrepair. Repair, or buy new faucets if they are leaky or worn out

•    New silicone beading can do wonders for your shower, tub and sink area...especially if caulking is stained or cracking.

•   Shine your faucets and knobs and use cleaner to keep them from getting water spots on them.

•   Keep your shower and tub area spotless. Buyers will often look behind the curtain(so no hiding Uncle Harry)...so make sure the area looks as good as it can. Keep shampoos and soaps to a minimum.

•  Scrub tiles and bleach the grout so it all sparkles.

.   Replace or paint the vanity if it shows excessive wear and tear, replacing knobs can give an updated look to an older vanity

 So there you go, we have more rooms yet to view, so stay tuned!

Think Colour Before You Redecorate

The use of specific colours in decorating can really define the mood and purpose of a room.  Below are some colors and how they influence a room.

 • Red - Increases circulation and muscular activity.

• Orange - Signifies optimism and enthusiasm.

• Yellow - Represents creativity and joy.

• Green - Symbolizes balance and nature.

• Blue - Represents inspiration and truth.

• Violet - Suggests humility and spirituality.

• White - Signifies purity and innocence.

• Black - Suggests strength and restores energy.

 So think before you choose your colour scheme.  It could change the entire mood of the finished room.

Can the Buyers See Themselves Living in the Living Room  ?  

Part 5 of  Easy & Inexpensive Ways to Prepare Your Home for Sale

The living and family rooms are where your new buyers will do most of their "living" so you want to make sure and make the space as inviting as possible.

 Here are some tips to make the Living and family rooms appear their best:

 •·        If you have a favorite "old" chair that doesn't go with the rest of the setting it must go. Big furniture can weigh down a space. (It also may have $18,43 in loose change, some dog treats(if you don't have a dog, oops), childs toys and your favorite jackknife that you lost 14 years ago!)

•·        Place a vase with flowers on the coffee table, or you can put a tray with a tea pot and cup set and napkins

•·        Take down or rearrange certain pictures or objects on walls. Patch and paint if necessary

•·        Vacuum your floor each morning. You may also want to think about getting your carpets cleaned before potential buyers view your house

•·        Clean your fireplace.

•·        Leave on certain lights during the day. During "showings" turn on all lights and lamps.

•·        If the carpeting is in bad shape, shampoo it or replace it.

•·        If your furniture shows the effect of raising five kids or if pets have ruined the rugs and upholstery think about storing or getting rid of your existing furniture. Buy, borrow or rent what you need.

•·        Put away your holiday decorations. Unless you are showing your home during the holiday season.

 •·        Have your DVD collection, CD's and video games out of sight.

•·        Open the drapes and blinds. Nothing is more depressing than walking into a home where shades, curtains and drapes are closed.

•·        Remove all knick-knacks under 10 inches tall. Pack them up and put them under the bed.

There you go, some more inexpensive ideas to maximize the dollars you will receive when selling and speed up the process.

Creating Curb Appeal Is Easy & Inexpensive .Someone said that you have 10 seconds to make a good first impression of your house, and if that is the case, the outside of your house may cause some buyers to keep on driving!

Here are a few ideas to make them want to come inside:

 Clean up the outside by removing leaves, branches, dying shrubs or other "yard clutter" to make it neat and tidy.

 Sweep off the driveway, walkway, patio and deck and if you get snow, shovel it off the driveway and walkway.

Put away any garden equipment such as rakes and tools.

Keep the grass cut and shrubs pruned.

Clean the windows and repair any caulking or paint that needs attention

Make the garage and front door look as inviting as you can. If it needs it, a fresh coat of paint and kick plate can inexpensively transform a front door. Make sure the garage is not dented or dirty. Little things count a lot.

What about eaves troughs, gutters, shutters and house numbers. Are they clean, can they be painted or washed down? If rusty, a coat of paint is worth 100 times the cost of the paint!

Make sure the mailbox is not rusty or dented and if so, what about replacing it if it needs it?

Wash down or brush off any spider webs, nests or dust, grime or chipped paint and if required, touch up the paint.

Get rid of the pink flamingos, or one of the 7 cement dwarfs you bought at a yard sale, or the plastic geranium bush, or the tomato plants or whatever shouldn't be there.

All in all, a couple days of elbow grease could be worth thousands!