Brewster Property-and more-Have Sold

November 13, 2012

Cape Codder Hotel

Happy 2013! I’ve been asked about the status of the Brewster house and barn in the June 26th post, and happily it is sold.  As mortgage rates hit historically low rates, properties on Cape Cod that are priced correctly and Staged are being snapped up quickly.  Land is beginning to move again as well.  Four homes in  my immediate area sold recently for surprisingly high prices. In the third quarter of 2012, days on market for residential property decreased only 2.6% over the previous 3rd quarter, and median values decreased nearly 7%, but volume sold is up over 19%. See the entire report here.

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UPlifting Advice on Getting Your Property Sold, Anywhere

March 18, 2010
 
 
 

Before ASP Staging

 

After

This great RE-post is from 

Jennie Norris, ASP Master, IAHSP®, Owner, Sensational Home Staging in Denver, CO.  Jennie is the IAHSP president. 

Please visit Cape Cod Home Staging Co. to get your Cape or South Shore property staged!

 

1. If it’s cluttered – PACK IT UP

Clutter is a natural part of life and most of us do our best to stay on top of it. Things on surfaces, floors, walls, and in our yards – are all items we enjoy or have “plans for” – and that is life. However, when selling a house – the clutter that is part of daily lives actually cuts into our equity. As Barb Schwarz, the Creator of Home Staging®, says, “Clutter eats equity” and the more of it that is around, the harder it is for a buyer to look past and see the possibilities of the house and of living there as their home. When Selling – PACK IT UP – pack up the clutter and this actually gives the Seller a head start on moving – as when the Seller gets an offer they will already have packed up a lot of their smaller things and personal items – which will lessen the stress of having to move.

2. If it’s dated – SPRUCE IT UP

Not all houses are new. Not all buyers want new houses, and yet most all buyers want houses that are in move-in condition. This means that if your house or listing is dated, it might be worth the investment to paint or upgrade elements of the house so it stands up to the competition. Spruce it up – put in warm neutral paint colors on walls and paint over any custom colors that are too bright, too dark, or too dingy. Don’t be stubborn about painting – you are moving. You can paint your new house the colors you want but for Buyers – make the effort to help them mentally move in to the house you are selling by giving them a warm neutral palette.

Take down wall paper or paint over it – wall paper is too customized and individualized – make your house Buyer neutral. Replace worn carpeting if possible, and remove odd objects, funky art that is possibly distracting, and pack up controversial items. Replace dated fixtures – for about $25.00-$75.00 you can replace a faucet, ceiling fan or lighting fixture. That means for an entire house when you invest about $500 you can update a lot of elements that will help your house compete with newer houses for sale.

3. If it’s dirty, CLEAN IT UP!

Dirty houses are a turn off to Buyers. It sends the message, “I did not care for my house and you will probably find maintenance issues here.” It may also send the wrong message to the buyer that you are desperate or in some sort of sticky situation if you are not maintaining your house. That is the wrong message to send when selling. Dig in and do whatever you can to make your house really shine. If you are not able to do it yourself get help. Call in favors or get volunteers that can help you do what you need but do not put a dirty house on the market. If there are pets, get rid of the hair – and that means you need to vacuum UNDER the furniture too – and suck up those dust balls.

Get an objective opinion from someone that has high cleanliness standards – and LISTEN to their advice about your house and don’t take it personally. The things we do for buyers may be beyond what we do for ourselves, but remember this is all about the EQUITY in your house – and your desire to get the BEST offer in the SHORTEST time. Be willing to clean your windows and bathrooms until they sparkle. Buyers can tell how well you’ve cared for your house by looking at the small things – window tracks, bathroom or tile grout, fixtures. If you cannot afford to replace worn carpet, at least CLEAN it! It is an inexpensive investment to ensure your house looks the very best based on your timeframe and budget.

4. If it’s broken – FIX IT UP

Houses that are for sale need to be in good condition as well as show well. It would be worth it to have a home inspector go through your house for sale and find all the things that need repair or replacement so that when the house comes on the market it is ready to sell. A buyer does not like going through a house that has “issues” that need addressing – and anything that can be done up front will help the sale.  If you cannot afford a home inspection, go through your house with “Buyer’s Eyes” and see how your house stands up to the scrutiny you know it will go through with showings.  Make sure things are in working order, any cosmetic scuffs or knicks are repaired, and your house is ready for the public to come through.

5. If it’s overgrown – TRIM IT UP

The outside of the house makes the first impression and we have about 3-10 seconds to capture the attention . Curb appeal is extremely important and yet many Sellers fail to address that when their house comes on the market. Trees get bigger and overgrown, and shrubs grow wider and taller – and sometimes the house – that is the product – is hidden.  Take the time to trim trees and shrubs so that they don’t make the house feel crowded.  Add color to help with curb appeal – with annuals or perennials that highlight the yard and house and show up well in photos.  And don’t forget the side yards and back yard.  If there is a view – show it off.  If there is an eyesore – minimize it with strategically placed trees or lattice.  If there are unused pots or other yard items, box them up or get rid of them.  Minimize “yard art” as well – remember we want the focus on the house, not pink flamingos or a collection of cute bunnies.

6. If it’s not selling – LISTEN UP

Ultimately, Staging is a marketing tool and a financial tool to help the Seller and Staging will help a house sell faster and at the best price in any market. It is well worth it to invest in an objective opinion about your house by hiring a professional Stager to come and create a Staging plan for your house. Listen up to your Stager and do your best not to take things personally when you may be advised to pack, paint or perk up your house.

Staging works – however it is not a “magic wand” that allows a seller to price their house outside of where it will sell. It will help a house sell faster than the un-Staged competition. Statistics prove that fact – and yet Sellers – Listen UP to your Realtor and if your house is not selling and it is Staged properly for sale, then it is the price that is keeping a buyer from buying. This does not mean that the Staging did not work – it means that the house needs to meet the market conditions and other factors that could be impacting the sale – and it WILL sell before the competition that has NOT taken into account presentation and Staging as a marketing, listing and financial tool.

Follow this UPLIFTING advice and you should be receiving an offer on your house that will lift you up and make you glad that you invested the time and dollars in Staging. Whether you implement the suggestions provided to you by a professional Home Stager or you hire them to help you do the work, Staging is a proven way to get top dollar for your house in any market. And in today’s market and economy, we need every tool available to help put our best foot – or your case – house – forward and attract the positive attention that will get your house SOLD!


The 100th Post: Real Estate at the close of 2009

December 13, 2009

The Dennis Stroll is going on today, a wonderful day sponsored by Northside businesses, and a steady rain has moved in. While it’s been seasonably cold of late, it’s milder now and subject to the weather off the water.  The recent blue skies have welcomed friends and family to our home, and strolls on the winter beach have been bracing yet fun.  The “why” of a place is as important as any “how,” and why we live on Cape Cod is different and precious to each person, especially to those who experience all four seasons here in succession.  So although Maine claimed the moniker, Cape Cod can constitute “vacationland” 365 days if you remember to watch the sunset in Welfleet as you pick your child up from yoga, or eat your lunch in your truck at Corporation beach between jobs as a builder friend does.  I imagine wherever one lives, be it San Diego or Paris or anyplace considered by others to be a vacation spot you have to be a tourist in your own town every day to keep the magic going.

So who is coming to Cape Cod, and how much are they paying to do it?  Once again my pseudoscientific observations show these characteristics of sales for the past 14 days in Barnstable county:  there were 142 sales of single family homes.  Of these, 90 were under $400,000.  OK, that included 2 mobile homes.  A whopping 23 of the 142 sold at asking price or above ( 11) , as much as 150% above asking. Remember that this is measured from the last asking price, not the original price.  One of these, selling at 104.35% of asking price, was a cash transaction for $2,400,000 and 10 days on the market.  A second transaction, in Orleans, was a cash deal for $ 3,850,000 after only 49 days on the market.  In fact, purchases from that high to $885k, $825k, $746k and $770k were all cash in the past two weeks alone.  I had two multi-million dollar cash sales lately.  Since I make my money as a Realtor and not a statistician I can only guess that folks with wealth are tired of seeing it drained away by weak or unstable markets and are putting it into real estate, and second homes at that.

The number of homesellers entering the market has slowed a bit this month, which is understandable. You want to put your tree up and not hold an open house. But get ready for January to be a great time for all parties as inventory will enter the market and rates remain incredible low, in case you aren’t paying $3.8m in cash.

Warmth and comfort at this time to all of you and yours, and many thanks to all of you who have stayed along for 100 posts.

Lisa Morales, Realtor, Accredited Staging Professional 508-221-2286


How Long Does it Take to Sell a $2.75 million Home?

June 6, 2009

c. T. French

c. T. French

18 days in a bidding war. This property in Brewster was snapped up. The last sale was in 2006 for $2.2 million. Not a special house, but a special location. Location, condition, price. You need two of the three which are in your control.

So how is the Cape market? Fantastic. In the past 14 days, 301 properties have come on the market at a maximum price of $6.2 million, 125 have sold with a maximum price of $3.35 million, and 216 have gone under contract. Demand is outstripping supply, and we know that that necessarily means increasing prices.

The arts and culture scene is warming with the weather. Don’t miss a satellite live performance of Phedre with Helen Mirren in London at Cape Cinema in Dennis on June 25.

As always, view property at my website and call me at 508.221.2286 with any questions. Happy shopping from your Cape Cod REALTOR!


Down it Goes: $1,200,000 for $ 860,000

April 5, 2009

Mayflower Sandcastle Contest

Mayflower Sandcastle Contest


Dennis beaches, Luscombe Lane. Across from Mayflower Beach. This property was seriously overpriced, and sold for a more reasonable $ 860,000. The view is blocked by the house across the street. Welcome to the neighborhood, folks!


Dennis Vacation Rental

April 3, 2009

Baby It’s Cold Outside: Is the Market So Cool?

December 8, 2008

Sea Street Beach, East Dennis

Sea Street Beach, East Dennis

Holiday time on the Cape is special, with decorated lobster traps and fishing boats. Those of us still here band together for warmth and fellowship. And home buyers that brave the winds are serious buyers, seeking the promised deals. I have to say, while prices are off from last year and again from the year before, there are few “steals” to be had. Homeowners that don’t have to sell are witholding from the market for perceived better days. Expect FAIR prices, with interest rates in your favor and a wide variety of inventory. Working with an experienced and knowledgable Buyer’s Agent you can seek out the property that best fits your needs. Don’t wait: mid-January everyone’s thoughts turn to volleyball on the beach and the competition will be stiff. Homes under $300,000 are still moving fairly well, but not near the water. The first time owner program I’ve written about is terrific, and that means anyone not owning for three years. Call me for details. The income ceilings are generous. So the market Cape-wide is warm, with loads of opportunity. Come down for the Dennis Christmas Stroll December 14 and I’ll show you some great properties when you finish your free hot dogs and cookies!


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