Want an Extraordinary sale process even in a pandemic? Use these tips.
“ If I had more time before we would have done XYZ, ABC & DEF before we called you”.
This sentiment is one that I have heard literally hundreds and hundreds of times over the years.
You have more time than ever to prepare appropriately for the market. I’ve shared some smart tips and some not so well known secrets and strategies in order of importance below but I saved my two favorites for the very end.
When this is over the market will see a dramatic increase in the amount of homes for sale. Many are trying to time their launches perfectly in line with the community returning to a sense of “normal”. If you are one of the people prepping for the market you can use our expertise and experience to your benefit and maximize your sale price. But there’s more that goes along with an extraordinary sale than just price, you also want multiple strong offers, back up buyers, easy terms and flexible dates so that you control the flow of the sale.
We create environments like this for our sellers through proper strategic planning. Usually we don’t share our secrets with the world but we will let you in on a few tips today.
While everyone’s home is different there is almost always a common thought that people who are considering selling their home share. Throughout the 600+ listing presentations I have led in my time I have quite often heard the same sentiment, house sellers recognize there are things they would do to earn a better sale but they haven’t had the time.
To be clear, now is not the time to renovate dramatically. There is too much risk for major additions or expansion as a tool to enhance your home prior to sale.
Now is absolutely the time to make strategic updates. Well thought out minor modifications can protect your equity and help you earn the highest sale price possible, achieve the easiest sale process and create an environment where you have multiple buyers interested allowing you to stay in control of your move.
Here are some things you can do, in order of importance, that will make your home more desirable to the marketplace so when the time comes and you are comfortable launching your property will stand out as the best value in town.
Get outside.
The front entry sets the tone for the tour.
We know first impressions matter, that’s why our signs don’t say remove shoes, they say “ This home has been loved and cared for by it’s current owners. please get comfy and leave your shoes here or put on a pair of booties”. Every experience the buyer has early in their tour helps them decide if they are comfortable and in the right place.
Your front entry should be clean, modern feeling and welcoming.
- Paint your front door
- Change your front door hardware
- Add a wreath.
- Add a new doormat.
- Add flowers or greenery
- Paint your staircase or threshold
- Update your exterior lighting
Mudrooms matter. Don’t have one? Make one.
Stand in the street and look at your home.
Right now buyers are depending on the drive by more than ever. It may be the only in person glimpse of your home they get.
- Weed your walkway.
- Remove dead or unsightly trees or debris.
- Add some greenery to frame your doorway.
- Update your mailbox
- Update the house # and be sure it’s visible from the road
- Paint your shutters, garage doors.
- Add brown or black mulch to flower beds.
Your front door, their future home.
Buyers in all price points love a mudroom. From small condos to luxurious mansions like this one mudrooms are a hit. If you don’t have one make one! A piece of furniture like this or even a wall hanger with some shoe compartments will make a much better impression than an empty space.
Be sure this area is well lit with modern lighting.
This makes all the difference in the world.
See some examples of “mudroom set ups “ you can buy like this one below
Refresh your paint
One of the most daunting tasks on house hunters to do lists is painting. If you have overly bright or overly bold colors, stenciled walls, walls with “wacky” wallpaper. It’s time to have a tough conversation. Buyers love neutral, modern, soothing wall colors. There’s a reason interior designers use colored accents to evoke emotions and walls are painted greys, greiges, beiges or white. See the BEHR color trends for 2020 here.
If you can’t bring yourself to paint the whole wall or a whole room, please consider painting your trim, your interior doors and window surrounds. It freshens up the room, gets rid of visible dust and makes a space feel cleaner.
Do what you can. If you can’t refresh as much as you’de like to focus on one area that has the maximum impact, the front door. If you can get that done and feel like doing more move to the kitchen or living room trim and decide which needs it most.
Modernize your lighting.
Think of your home like a little black dress. You can add to it with something simple or create a WOW moment with some dramatic jewelry. Most buyers considering homes don’t realize how easy it is to swap a dated chandelier or pendants with more modern lighting. You can make your home standout from the others with new pendant lights, chandeliers, foyer lighting and exterior lighting. This may sound like a lot but when the amount of homes on the market starts to rise you’ll want to set yours apart with the most desirable “jewels” that you can. If you can only do one room focus on the dining room or the kitchen. If you can do more move to the front entry then hall.
When house hunters get serious about a property they usually go back to “check out the closets again”. During the first pass through before they are sure it could be the one closets are often overlooked. When they know the house meets their needs then they dig in and start to “see themselves” in the home. This means closets get scrutinized.
In New England we have many homes that are mid century, turn of the century or even 70’s and 80’s that were built with small closets. The more you can take out you should. Open up any free space inside and on the floor of the closet as you can so it feels open and spacious. Be sure your closet light if you have one works.
Your master bedroom is most important. Start there then go to hall closet, bathroom closets and then the additional bedroom closets. Do what you can and if you can’t get through all just focus where it counts most, the master bedroom.
Pay close attention to your master bedroom.
People are bombarded by technology and the demands we feel seem never ending. Many clients express they want their bedrooms to feel like a retreat, this is consistent through all price points.
Use neutral accents, add mirrors to add visual openness and assess your curtains. Swags, valances, heavy drapes feel dated today and light, thin, airy is the way to go. Refresh your bedding, add extra pillows, add accent pillows. You guessed it, update your lighting and be sure you have enough of it to light appropriately for a rainy day or an evening viewing.
Time to tackle the master bedroom closet.
Make your basement shine. Literally.
Very often I tell people to fill their basements and garages with all of the “stuff” that they remove while decluttering their living spaces. This remains a good suggestion. If you can organize a bit I definitely would.
Something you definitely should find time to do is check your systems. Is your heat or AC due for service? If so can you safely have them done? If the answer is yes I would coordinate this early. Be sure to wipe down your water heater, your heating system and the exterior of your electrical panel to remove unsightly dust. Dust gives the impression systems are older than what they actually are.
If you have the ability to sweep out the open areas in your basement right before you go onto the market I suggest you do. Cleaning and organizing goes a long way toward showing that a home has been cared for.
If you can manage to bring a few extra items out on trash day for the weeks or months pre launch of your sale please be sure to. Anything you can do to empty spaces and open up more sight line will help.
If you are unable to organize or clean out your basement simply clearing a path to the heating system, hot water tank, electrical meter, water meter, well if you have one and sump pump if you have one will give perspective buyers an easier time falling in love with your home.
Let me share a secret with you.
A little known fact is that house hunters very regularly want to “test out” the garage and check to see if their car will really fit and that they can get themselves, their kids and their pets in and out easily.
If you have “extra” stuff blocking the path to the door inside like shoes, coats, umbrellas, jugs of water etc definitely take some time to organize. Don’t hesitate to move things to the basement and out of the way.
If buyer’s can write love letters why can’t you?
This one is my favorite secret weapon. In today’s difficult market buyer’s are ready to write their love letters before they are even ready to fall in love with your home. Often they have these letters ready to be edited with the address of the home they decide to submit an offer on complete with their photos and life goals listed out for you to see.
Why can’t you use the same tool to tug at the heart strings of the potential viewers of your home?
Tell them about how you hosted 100 person BBQs for parties. Share with them the story of taking photos of your children’s first steps in the kitchen. Educate them about what exactly makes your home the best on the block. Include updates you have made, list out things that you have done to care for the home and be sure to share the emotional side of your story. Are you happy to see the big house go to someone who will fill it with family? Tell them the truth if it’s time for you to move on to smaller space or time to relocate for work. Buyers always ask “where is the seller going” or “why are they moving” don’t depend on the buyer’s agent to ask the questions, jump ahead and tell your story yourself.
A well written few lines like “ We have loved living in this home for 20 years, during that time we spent our summers by the pool playing with our kids, watching them grow. The pool has a gunite liner that we replaced about 4 years ago. We planted roses along the back fence that bloom twice a year and you will LOVE how bright they get and how fragrant they are. “ Set the tone for how they feel when viewing your home by sharing your words, your thoughts and your voice directly with them.
Last but not least.
Smart sellers start to think about their Seller’s statement early. They prepare utility costs, lists of improvements, list of contractor names and dates of when things were updated or repaired.
This collection of material gives house hunters a very clear picture of what to expect when they live in the home and instills confidence in them during the home selection process.
Typically I go through this list with my seller clients and help them to list out as much detail as possible to show what sets their home apart.
Don’t be afraid to list out deficiencies, most buyers expect to see some “problems” and feel more comfortable when they are disclosed upfront. Ask me for insight into what types of things you must and should disclose, how to do so appropriately and use this as a smart selling tool.
Are you thinking it’s time to sell? Call me at 978 457 3406.
We made it through to the end together. We make a great team!
These are tough times, if the idea of selling now makes sense for you but adding tasks to your to do list sounds like too much don’t. Ask yourself honestly what you feel most comfortable with. If you can get to one or two items on this list you are doing great. I have put them in order of importance with the exception of the love letter and the Seller’s Statement. Those two in my opinion are the best tool in your tool kit for attracting the most ready willing and able buyers.
If you have questions about whether it’s the right time to sell or to stay put and aren’t yet comfortable talking check out this article here. When you feel comfortable take a moment to call me. We can discuss your goals confidentially with no obligations or headaches at 978 457 3406 if you are in Massachusetts or New Hampshire.
When you know it’s time to move we will work together to create an extraordinary almost entirely Virtual sale process. Some of the things we work on are identifying the most realistic price in the changing landscape of the market. We will work on preparation for some of the smartest tools like 3D tours, video and an extensive photo gallery. We will create a custom pre launch and launch utilizing the smartest advertising & marketing. Once launched we use retargeting, re marketing, target marketing, sphere marketing, proximity marketing and personal word of mouth to get you the local, national and international exposure you need.
Once we have the attention of the marketplace we work to educate buyers and their agents about what makes your home so special, so valuable and the safest purchase in town. We oversee all aspects of the paperwork and can create an almost entirely “Virtual” sale.
Just an FYI – When it comes to 3D tours, don’t worry, we can skip some spaces that you don’t feel are photo ready. Would you prefer not to have a for sale sign in your yard? That’s totally fine! We don’t need it.
Keeping you comfortable and in a position of ownership over the sale process at all times is our number one goal.
Why choose us?
Our office Compass Back Bay is ranked #1 in the entire state of Massachusetts, #1 in Boston, #1 in Cambridge and soon to be #1 North of Boston as well.
Our company Compass recently ranked the #1 Independent brokerage in the United States.
Together my office, company, my partners and I are an unbeatable combination.
As an agent I am personally ranked in the top 2% of more than 1.3 Million Realtors in the United States.
I have successfully managed more than 500 sales for seller clients and buyer clients. I have studied the areas from the Andovers, the Merrimack Valley, the North Shore, Northern Ma, Seacoast Ma and Southern NH for more than a decade.
See Media pieces and news articles that I have been a part of here
