The good news is that properties are still selling in Houston, TX. One quick look at the tax records or Houston area MLS and you will see thousands of recent sales. To successfully sell your property you need to figure out what was wrong. There are typically 6 reasons why a home does not sell.

1. Absence of a pro-active marketing plan
Make sure the Realtor you hire has a proven marketing plan. Most buyers work with a Realtor so it is imperative that your agent is actively marketing your home to other agents as well as buyers. A good agent should provide you with periodic marketing reports to demonstrate what marketing activities they are using. They should also provide you with feedback from other agents and potential buyers to help improve the salability of your home.

2. Representation lacking skill and experience
Choosing the right Realtor to represent you can make all the difference in the world. Hiring an agent just because they are a friend or relative, or because they tell you they can get you more money for your home, could actually end up costing you thousands of dollars in the long run. In the industry we call this “buying the listing”. An agent will tell the seller a high sales price to get the listing.  After the seller has listed the property the Realtor will periodically chip away at the seller trying to get them to lower the price to a realistic level over the coming weeks. This is not a good way to conduct business. Sellers have the most leverage when it is initially placed on the market. This is the best time to sell the property.

It’s important to make sure that you hire a professional who will be open and honest with you about the sale of your home. They should provide you with a detailed market analysis and help you select appropriate pricing.They should also be willing to point out potential sale killers and provide you with tips and advice on how to overcome them.

3. Difficult access to property
You need to make sure that your home is easily accessible to Realtors and buyers. If there are plenty of homes like yours on the market and they are easy to access Realtors will skip showing your home if it is too much trouble. Using a lockbox will allow agents to show your home while you are away. Typically a Realtor who wants to show your home will call the listing agents office to schedule an appointment. This way a record is kept of who entered the property. Also, the electronic lock boxes keep a record of who accessed your home so your agent can contact them for feedback. It is likely that your home will be skipped if you make it difficult to show.

4. Strengths of property location not emphasized
Real estate is all about location, and some locations are clearly better than others. Obviously, if your location is outstanding it is easier to sell your home.  The real challenge in selling a home is when your location is not good. For example, if your home is on a busy street you can use hedging or a wall around the property to block unwanted views and reduce noise. If you have a nice view make sure it is unobstructed and add a sitting area to capitalize on the views.

5. Overlooking inexpensive cosmetic improvements
You only have one opportunity to make a good first impression. The condition of your home directly affects its marketability. Little things like a dirty walls or walls in need of paint, soiled carpeting, dirty floors, leaky faucets, unusual paint colors or pet odors can be more than enough to scare buyers away. It’s important to make sure that your home is in tip-top condition inside and out before putting it on the market.
Have you ever walked into a home builders model? The home is clean, walls are painted nicely, not too much furniture, no clutter and very bright with natural light. Try to get your property to look like a model home.

6. Pricing
This is the easiest problem to fix but the hardest for sellers to accept. If offers are coming in way lower than your asking price, or just not coming in at all, it may be time to re-examine your pricing. There may have been a time, not too long ago, when homes could be overpriced and buyers would be in a bidding war over them, but that time has past. Get those days out of your head. We are in a different market now. The market has changed, there are more homes on the market, and buyers have more choices.

If possible, find the most recent sales in your area. The value of your home is somewhat determined by your location and the value of the homes around you.  If there have been 3 similar homes that have sold recently in your neighborhood it is fairly easy to figure out the value of your home. If 3 similar homes have recently sold for $400,000, $425,000 and $418,000 there is pretty good chance your homes value is somewhere around this price. Forget the fact that a home sold last year for $480,000. That was last year not this year.

The problems with overpricing:

• Your house will not appraise properly for a successful sale.
• Buyers are typically educated about the real estate market and will usually find out what has recently sold in your area
• No one will even look at your property if is it too over priced.
• You will lose the excitement that a new listing generates. Realtors are working with buyers who have seen what is currently on the market and are waiting for something new to be listed. Therefore, the most activity will take place in the first 30 days of a listing. Your home will probably receive its highest and best offers during this time. After that initial period, the only people to look at your home will be new buyers entering the marketplace or bottom feeders.
• You will lose the most qualified prospects. Buyers won’t be able to make an offer because they probably won’t see your property. They will view the properties that are priced within their purchase power range, knowing that they cannot afford anything above their price range.
• Overpricing helps sell your competition. If you overprice your home you are only making your competition look better.
• Your home may become stale. Buyers may wonder why it has been on the market so long or if something is wrong with the property, even after you lower the price. You may even have to settle for less than market value. A house takes on a reputation surprisingly fast, so don’t wear out your welcome on the market.
• You lose a strong negotiation position when your house is on the market a long time: Prospects will not rush to make an offer on an overpriced property, and you may feel compelled to accept less when they finally do.

I hope you found this information useful…
For prompt, courteous, professional service, call Bruce Lessey:
Office: 1-(713)-623-8899
Direct: 1-(832) 654-5670

Have questions, need advice you can count on or just want to discuss this further? Don’t waste any more time; pick up the phone and call me now! I’m here to help!

I appreciate you as a client and a friend. I appreciate your business, your loyalty, trust and your referrals. It is my goal to provide the very best counsel, advice and service possible for your real estate needs. If I may ever be of assistance to you, a relative, friend or co-worker please don’t hesitate to call me. I look forward to the opportunity to serve you. ™

Sincerely,
Bruce Lessey
“Your Houston Real Estate Expert”

For owners that live out of the area

If you need any maintenance to the property for preparation to sell, I can arrange services such as painting, cleaning, steam cleaning carpets and lawn service. Should your property need services such as hauling, fence repair, roofing, appliance replacement, carpet replacement I work closely with vendors who can provide any services your property may require in preparation for sale.

Perhaps you want to buy a rental property

The letter that I frequently send to you, I mail to hundreds of absentee owners. Most will own one or two properties and some will own 10 to 20 or even more. These are investors who are increasing their inventory or selling or exchanging other investment property such as luxury duplexes or small apartments. Another great service I provide in marketing your house to sell is VIRTUAL HOME TOUR.

This is a series of video pictures of the interior of your house. The great advantage to you is prospective buyers for your house have a chance to see not only the exterior but the interior as well eliminating the casual looker with less disturbance to your tenant. Many agents ask the sellers to pay for the “Virtual Home Tour”, but I feel it is such a tremendous marketing tool, particularly for tenant occupied properties, that I pay for this myself.

Choosing your Agent wisely. Any agent will show enthusiasm and will want to list your house for sale but choose your agent based upon

A. Experience at listing and marketing houses for sale.
B. Ability to use technology to market your house world wide to buyers 24/7.
C. Reviewing with you a comprehensive Marketing Analysis of home sales in your area.
D. Ability to offer a written step-by-step 30-DAY MARKETING PLAN that will get your house sold at the highest possible price.

Working with a full-time professional real estate agent is a must.  Choose your agent by asking questions of him or her.  Find out how knowledgeable they are about houses currently for sale in your price range and also of houses that have recently sold.  Does your agent work with a good lender that can assist your new buyer to obtain financing?  A good listing agent can get your house sold quickly at TOP DOLLAR and help you find a new home.

I have the knowledge and the resources to sell your property for top dollar!

Thank you for viewing this Article…
For prompt, courteous, professional service, call Bruce Lessey:
Office: 1-(713)-623-8899
Direct: 1-(832) 654-5670

Have questions, need advice you can count on or just want to discuss this further? Don’t waste any more time; pick up the phone and call me now! I’m here to help!

I appreciate you as a client and a friend. I appreciate your business, your loyalty, trust and your referrals. It is my goal to provide the very best counsel, advice and service possible for your real estate needs. If I may ever be of assistance to you, a relative, friend or co-worker please don’t hesitate to call me. I look forward to the opportunity to serve you. ™

Sincerely,
Bruce Lessey
“Your Houston Associate Broker”

Any agent can get your house sold the first time it appears for sale if these factors are in place. Let’s now review these five factors.

Factor # 1 LOCATION

The location of your house is what is and cannot be changed. In the buyer’s mind a house on a busy street, near power lines, next to or backing up to a commercial business or perhaps too close to a school is less desirable.

Homes located in a quiet cul-de-sac, backing up to a greenbelt, or offering an exceptional view are more desirable.

Factor # 2 PRICE

Every home owner wants to sell their house for as much money as possible, but many times if the asking price is too high your house will help sell other houses in your area. Over-pricing property usually has the following effects:

A. Increases market time, which causes homes to sell for less than market value.
B. Buyers who should be looking at your house will not see it because it is out of their price range.
C. Buyers who do look at it purchase larger homes that are priced the same.
D. You receive low offers or no offers at all. Remember, a higher asking price does not automatically equal a higher sales price. The more you overprice a property, the more likely you will sell it at a price lower than it is worth.
You want to price your house to attract buyers for your neighborhood. The more buyers you have the more they will compete for your house, which will drive your price up. Then you can receive offers over and above your asking price.

Factor # 3 CONDITION

Buyers are wanting to get the most home for their money and many times are looking at new homes as well as resale homes.  Buyers will pay top dollar for homes that are in pristine condition. Your agent should be knowledgeable in this area and can make suggestions of minor things you can do to help your home show its very best.

Factor # 4 The MARKET

The real estate market is always in one of three types of markets.

A. A hot seller’s market where there are low inventory and more buyers which, in turn, drive selling prices up.
B. A normal stable market where there is an equal number of buyers in proportion to the number of homes for sale. The result is home prices remain stable.
C. A buyer’s market where there are more homes for sale than buyers who want to buy. This, in turn, will cause home prices to decline.

Factor # 5 The AGENT you choose

Any agent will show enthusiasm and will want to list your house for sale. Unfortunately, many agents still cling to ineffective marketing ideas that do little to sell your home, which means that you miss out on the best buyers. Choose your agent based upon

A. Experience at listing and marketing houses for sale.
B. Ability to use technology to market your house world wide to buyers 24/7.
C. Reviewing with you a comprehensive Marketing Analysis of home sales in your area.
D. Ability to offer a step-by-step 30-DAY MARKETING PLAN that will get your house sold at the highest possible price, within a time frame that best works for you.

Working with a full-time professional real estate agent is a must. Choose your agent by asking questions of him or her. Find out how knowledgeable they are about houses currently for sale in your price range and also of houses that have recently sold. Does your agent work with a good lender that can assist your new buyer to obtain financing? A good listing agent can get your house sold quickly at TOP DOLLAR and help you find a new home.

Thank you for viewing this Article…
For prompt, courteous, professional service, call Bruce Lessey:
Office: 1-(713)-623-8899
Direct: 1-(832) 654-5670

Have questions, need advice you can count on or just want to discuss this further? Don’t waste any more time; pick up the phone and call me now! I’m here to help!

I appreciate you as a client and a friend. I appreciate your business, your loyalty, trust and your referrals. It is my goal to provide the very best counsel, advice and service possible for your real estate needs. If I may ever be of assistance to you, a relative, friend or co-worker please don’t hesitate to call me. I look forward to the opportunity to serve you. ™

Sincerely,
Bruce Lessey
“Your Houston Associate Broker”

With thousands of dollars at stake and the time invested, do not risk making the same mistake twice.  Be absolutely certain your new agent is qualified to sell your home.  Never feel you must make this decision based on obligation to a friend or relative.  Your listing has expired and it’s easy to develop the identity of having a problem property in the market place.  Even more so than before, it is critical that you get the right agent.

Typically, most people will ask business associates, family, or friends for a referral to a trustworthy and dependable real estate agent.  Other sellers will watch neighborhood signs to see what names come up frequently.  There are those who rely on the reputation of the major national franchise companies.  Without reliable information, though, any of these routes could be a disaster.

It’s important to trust your instincts.  When selecting an agent, he or she should be someone you feel good about.  Remember, you are willing to trust them with the details of the largest financial transaction you may ever make.  Do not allow an agent to dictate your time table.  Find one you can work with.

When shopping for your new agent, ask for references from past sellers before signing another listing agreement.  While a nice testimonial letter in an agent’s presentation booklet might be a good start, it may not be an accurate depiction of the agent’s experience.  What you should look for is a listing agent.  Listing agents specialize in listing and marketing houses to sell at TOP DOLLAR.  A good listing agent is a good communicator and will give you specific recommendations for getting your house sold quickly.  A good listing agent will also have other listings, and may find your best buyer inquiring on other listings that he or she has.

You should also pay close attention to the reputation of the company the agent works for.  Talk to local businesses and even members of the chamber of commerce.  A company’s reputation will be known in the community.

In a slow or declining market homes stay on the market longer and sellers can become frustrated that their homes aren’t selling. In a slow market or a hot seller’s market an open line of communication is important for both the seller and the agent. Also keep in mind that an agent who does a great number of sales is a lot busier than an agent who sells only a few homes each year.

When interviewing a new agent, learn what marketing strategy will be applied to sell your home.  Do they have a specific 30-DAY MARKETING PLAN to get your house sold?  Can the agent properly advise you about the current housing market?  Is the agent a full-time agent or just part time? Ask for an updated Competitive Market Analysis to review the current SOLDS, FOR SALES, PENDINGS and EXPIRED LISTINGS.  When an agent lists your house for sale the listing belongs to the broker and you may get stuck with a replacement agent who is inexperienced, which can be very costly.

Request a written step-by-step marketing plan for selling your house before the listing contract is signed.  Make sure your agent is using the latest technologies for generating buyer leads.  Ask if the agent has a personal website that offers virtual home tours so all prospective buyers can see your home 24/7.

Finally, establish a time to review marketing tactics with your agent and be willing to adjust the price of the home after the first fifteen days.  Ask for feedback from showings of other agents.  Help the agent understand that any news is good news because it can help you make adjustments in your marketing strategy.

Choosing your Agent wisely. Any agent will show enthusiasm and will want to list your house for sale but choose your agent based upon

A. Experience at listing and marketing houses for sale.
B. Ability to use technology for marketing your house worldwide to buyers 24/7.
C. Reviewing with you a comprehensive Marketing Analysis of home sales in your area.
D. Ability to offer a written step-by-step 30-DAY MARKETING PLAN that will get your house sold at the highest possible price.

Working with a full-time professional real estate agent is a must.  Choose your agent by asking questions of him or her.  Find out how knowledgeable they are about houses currently for sale in your price range and also of houses that have recently sold. Can your agent recommend a good lender that has the reputation of excellent customer service and low rates to assist your new buyer with financing?  A good listing agent can get your house sold quickly at TOP DOLLAR and help you find a new home.

Thank you for viewing this Article…
For prompt, courteous, professional service, call Bruce Lessey:
Office: 1-(713)-623-8899
Direct: 1-(832) 654-5670

Have questions, need advice you can count on or just want to discuss this further? Don’t waste any more time; pick up the phone and call me now! I’m here to help!

I appreciate you as a client and a friend. I appreciate your business, your loyalty, trust and your referrals. It is my goal to provide the very best counsel, advice and service possible for your real estate needs. If I may ever be of assistance to you, a relative, friend or co-worker please don’t hesitate to call me. I look forward to the opportunity to serve you. ™

Sincerely,
Bruce Lessey
“Your Houston Associate Broker”

Defective plumbing can manifest itself in two manners – leaking and clogging.  A visual inspection can detect leaking, and an inspector will gauge water pressure by turning on all faucets in the highest bathroom and then flushing the toilet.  If you hear the sound of running water, it indicates that the pipes are undersized.  If the water appears dirty when the faucet is first turned on, this is a strong sign that the pipes are rusting.  This can result in severe water quality issues.

An inspector will check your walls for a powdery white substance a few inches off the floor, and will look to see if you feel secure enough to store things right on your basement floor.  A mildew odor is almost impossible to eliminate, and an inspector will certainly be conscious of it.   It can cost you up to a thousand dollars to seal a crack in or around your basement foundation, depending on the severity and location.  Adding a sump pump and pit could cost up to a thousand dollars, and complete waterproofing (an average sized 3-bedroom home) can go as high as ten to fifteen thousand dollars.  You will have to weigh these figures into the calculation of what you want to net on your home sale.

Inadequate electrical wiring can be dangerous as it can easily lead to fires.  Your home should have a minimum of 100 amps of service, and this should be clearly marked.  Wire should be copper or aluminum.  Home inspectors will look at octopus plugs as indicative of inadequate circuits and a potential fire hazard.

Insufficient insulation and an inadequate or poorly working heating system are the most common causes of poor heating.  While a clean furnace, without rust on the heat exchanger, usually has life left in it, an inspector will ask and check to see if your furnace is over its typical life span of fifteen to twenty-five years.  For a forced air gas system, a heat exchanger will come under particular scrutiny since one that is cracked can emit deadly carbon monoxide into homes.  These heat exchangers cannot be repaired – they must be replaced.

Problems with the roof (water leakage, for example) can occur for many different reasons, such as physical deterioration of the shingles or mechanical damage from a windstorm.  When gutters leak and downspouts allow water to run down and through the exterior walls, the external problem becomes a major internal one as well.

Damp attic spaces are a sign of ventilation, insulation and vapor barrier problems that can cause water to pool and form moisture, mold and mildew.  This can lead to premature wear on the roof, structure, and building materials.  The cost to fix this damage can easily run over two thousand dollars.

Rotting wood can occur in many places, such as doors, window frames, trim, siding, decks and fences.  The building inspector will sometimes probe the wood to see if this is present – especially when wood has been freshly painted.

Re-bricking can be costly, but left unattended, these repairs can cause problems with water and moisture penetration into the home which in turn could lead to a chimney being clogged with fallen bricks, or could even lead to a total chimney collapse.  These problems are far more dangerous than ignoring this potential hazard.

A fire hazard is created when more amperage is drawn on the circuit than was originally intended.  15 amp circuits are the most common in a typical home, with larger service for large appliances such as stoves and dryers.  It can cost several hundred dollars to replace your fuse panel with a circuit panel.

More than a purchased security system, an inspector will look for the basic safety features that will protect your home such as proper locks on windows and patio doors, dead bolts on the front door, smoke and carbon monoxide detectors in all the bedrooms and on every level of the home.  Even though pricing will vary, these components will add to your costs.  Before purchasing or installing, you should check with your local experts.

An inspector will certainly investigate the underlying structure and foundation of your home, as structural integrity is vital to the life of the home.

When you put your home up for sale, it is important that you don’t end up with any major surprises.  By taking the time to check thoroughly the items listed in this report, you could save yourself thousands of dollars and the headache of a lawsuit down the road.
Choosing your Agent wisely. Any agent will show enthusiasm and will want to list your house for sale but choose your agent based upon
A. Experience at listing and marketing houses for sale.
B. Ability to use technology to market your house world wide to buyers 24/7.
C. Reviewing with you a comprehensive Marketing Analysis of home sales in your area.
D. Ability to offer a written detailed 30-DAY MARKETING PLAN that will get your house sold at the highest possible price.

Working with a full-time professional real estate agent is a must.  Choose your agent by asking questions of him or her.  Find out how knowledgeable they are about houses currently for sale in your price range and also of houses that have recently sold. Can your agent recommend a good lender that has the reputation of excellent customer service and low rates to assist your new buyer with financing?  A good listing agent can get your house sold quickly at TOP DOLLAR and help you find a new home.

Thank you for viewing this Article…
For prompt, courteous, professional service, call Bruce Lessey:
Office: 1-(713)-623-8899
Direct: 1-(832) 654-5670

Have questions, need advice you can count on or just want to discuss this further? Don’t waste any more time; pick up the phone and call me now! I’m here to help!

I appreciate you as a client and a friend. I appreciate your business, your loyalty, trust and your referrals. It is my goal to provide the very best counsel, advice and service possible for your real estate needs. If I may ever be of assistance to you, a relative, friend or co-worker please don’t hesitate to call me. I look forward to the opportunity to serve you. ™

Sincerely,
Bruce Lessey
“Your Houston Associate Broker”

Mistake #2:  Insisting that your home is shown only when it is convenient for you.
While no one wants their dinner disturbed by strangers trooping through the house, often the only time buyers can see your home is after work hours or on weekends.  Plan ahead.  Keep the house orderly and make time away from home.  If possible, plan events to take weary children away from home showings.  Sure, a last minute showing might be a minor inconvenience, but it also may be the last buyer who sees your house before deciding to buy it.

Mistake #3: Attempting to hide problems with your home.
Be honest with your REALTOR and your potential buyers with regards to the property relating to health, safety, or environment.  It’s common today for inspections to be a part of the sales contract, and during the inspections most problems will be discovered anyway, but hiding the truth can kill a sale and land you in court.  It’s much better to factor the costs of repairs into the sale rather than face lawsuits after the fact.

Mistake #4:  Inadequate marketing methods.
In most cases, you will have to advertise your home.  Marketing today requires much more than a “for sale” sign on the lawn.  Prospective buyers with their busy schedules don’t have the time to simply look through the classified ads.  Your home should be marketed 24/7 hours a day with an information hotline and virtual home tour on the Internet.  Ask your REALTOR what strategies are in place so that you can be sure your property is generating potential leads 24/7.

Mistake #5:  Failing to look at your home from the buyer’s perspective.
Sellers tend to become too comfortable with the clutter that surrounds their home.  Buyers may tolerate such mess in their own homes, but the homes they are looking at to buy must be spotless.  A repair, no matter how small, is something the buyer will look at as an added expense and inconvenience when purchasing the home, and can thus use it to negotiate a lower price.

Mistake #6:  Offering explanations about your home during showings.
Potential buyers usually feel more comfortable when the homeowners are not present.  If you do remain home, resist the urge to offer explanations, point out perceived flaws or offer to repair items that the buyer might not have noticed or question your REALTOR about.  People differ in preferences.  The less said, the better.

Mistake #7:  Not understanding how to price your home properly.
Determining the market value of your home is one of the most challenging aspects of the entire selling process.  If the list price is too high, you’ll limit showings and offers.  Some home sellers believe they have to price the property high so that they can accept a lower offer or have room to negotiate.  Potential buyers who may have otherwise liked the home don’t bother to come by because of the high asking price.  It’s important to know and understand how the current market works.  A buyer is more likely to make a full price offer on a home that is priced right before making a low offer on a home that is priced too high.  A top-producing agent will know how to advise you to price your property correctly to generate the most profit.

Mistake #8:  Not planning your move before your home sells.
Many sellers don’t plan their move early enough, then they feel totally overwhelmed when it comes time to vacate the property.  Have your move organized before a contract is ever signed.  Don’t wait until the last minute to get an estimate from a moving company.  When you do things last minute, the price can skyrocket and you don’t have the time to shop around.  Be sure to keep a record of your expenses during the move.  Many of these expenses can be tax deductible.  Take an inventory of everything you own so that you know the proper things arrive at your new home.

Mistake #9:  Being inflexible or unwilling to compromise.
Sometimes it is necessary to be flexible when it comes to the sale of your home.  If you’re not willing to budge about the date you move out, price, necessary repairs, etc, the buyers can become discouraged or even angry.  Agreeing to a repair that might cost a couple of hundred dollars might actually save you much more on interest on your home loan in the long run.  While you don’t have to give away hard-earned equity, often sellers must look at the overall savings involved.  Again, ask your real estate agent for advice. Choose your listing agent wisely.  Working with a full-time professional real estate agent is a must.  Choose your agent by asking questions of him/her.  Find out how knowledgeable they are about houses currently for sale in your price range and also of houses that have recently sold

Choosing your Agent wisely. Any agent will show enthusiasm and will want to list your house for sale but choose your agent based upon
A. Experience at listing and marketing houses for sale.
B. Ability to use technology to market your house world wide to buyers 24/7.
C. Reviewing with you a comprehensive Marketing Analysis of home sales in your area.
D. Ability to offer a written detailed 30-DAY MARKETING PLAN that will get your house sold at the highest possible price.

Working with a full-time professional real estate agent is a must.  Choose your agent by asking questions of him or her.  Find out how knowledgeable they are about houses currently for sale in your price range and also of houses that have recently sold. Can your agent recommend a good lender that has the reputation of excellent customer service and low rates to assist your new buyer with financing?  A good listing agent can get your house sold quickly at TOP DOLLAR and help you find a new home.

Thank you for viewing this Article…
For prompt, courteous, professional service, call Bruce Lessey:
Office: 1-(713)-623-8899
Direct: 1-(832) 654-5670

Have questions, need advice you can count on or just want to discuss this further? Don’t waste any more time; pick up the phone and call me now! I’m here to help!

I appreciate you as a client and a friend. I appreciate your business, your loyalty, trust and your referrals. It is my goal to provide the very best counsel, advice and service possible for your real estate needs. If I may ever be of assistance to you, a relative, friend or co-worker please don’t hesitate to call me. I look forward to the opportunity to serve you. ™

Sincerely,
Bruce Lessey
“Your Houston Associate Broker”

INSIDE YOUR HOME:
1. Make rooms appear larger by packing away extra furniture.  Even rent a storage unit.
2. Clean out closets so everything appears orderly.  Most people demand neatness in a home they intend to buy even if their own homes are a mess.
3. Keep blinds and draperies open and your windows clean to let as much natural light in as possible.
4. Make sure your kitchen is spotless.  Rid clutter from countertops and organize your drawers and cabinets.  Buyers will look inside.
5. Clean the refrigerator. Remove pictures, artwork and magnets.
6. Make sure bathrooms are spotless.  Hang your best towels and repair all fixtures.
7. Clean the floors as much as possible.  Wax wood floors and shampoo carpets.  Bleach the grout in tile floors.
8. Dust everything in sight.  Don’t leave dead insects in the windowsills and light fixtures.
9. Prune all plants and get rid of ones that are dying.
10. Take down offensive posters or artwork from your teens’ rooms and put away all toys in younger children’s rooms.
11. Make sure your utility room is clean.  Don’t let laundry lie on the floors.

OUTSIDE YOUR HOME:
1. Clean the garage thoroughly.
2. Mow the lawn and keep it watered.  Edge the sidewalks.
3. Weed any flowerbeds and trim trees and shrubs.  Uproot dead flowers, plants and shrubs.
4. Sweep all sidewalks, patios and porches.
5. Put away all toys, bikes, skateboards, etc.
6. Repair any broken sprinkler heads.
7. Make sure that pets are kept out of the way and pet areas are clean and odor free.
8. Water the lawn only very early in the morning or in the evening.  Put ammonia sulfate on your lawn to green it up.
9. Clean the roof and gutters.
10. Repair a broken or sagging fence.  Make sure that the fence gate opens and closes without having to use excess force.
11. Fix the doorbell if it’s broken and make sure that the front door is free of debris and dirt.  Make sure it opens and closes with ease.
12. Move firewood off the ground and away from the house.  Otherwise, this area may be noted as conducive to termites or fire ants during an inspection.
13. Park cars down the street during showings.

These simple steps can do wonders to enhance your home in the eyes of buyers and maximize the profit of your home sale.

Choose your Agent wisely. Any agent will show enthusiasm and will want to list your house for sale but choose your agent based upon
A. Experience at listing and marketing houses for sale.
B. Ability to use technology to market your house world wide to buyers 24/7.
C. Reviewing with you a comprehensive Marketing Analysis of home sales in your area.
D. Ability to offer a written detailed 30-DAY MARKETING PLAN that will get your house sold at the highest possible price.

Working with a full-time professional real estate agent is a must.  Choose your agent by asking questions of him or her.  Find out how knowledgeable they are about houses currently for sale in your price range and also of houses that have recently sold. Can your agent recommend a good lender that has the reputation of excellent customer service and low rates to assist your new buyer with financing?  A good listing agent can get your house sold quickly at TOP DOLLAR and help you find a new home.

I have the knowledge and the resources to sell your property for TOP DOLLAR.

Thank you for viewing this Article…
For prompt, courteous, professional service, call Bruce Lessey:
Office: 1-(713)-623-8899
Direct: 1-(832) 654-5670

Have questions, need advice you can count on or just want to discuss this further? Don’t waste any more time; pick up the phone and call me now! I’m here to help!

I appreciate you as a client and a friend. I appreciate your business, your loyalty, trust and your referrals. It is my goal to provide the very best counsel, advice and service possible for your real estate needs. If I may ever be of assistance to you, a relative, friend or co-worker please don’t hesitate to call me. I look forward to the opportunity to serve you. ™

Sincerely,
Bruce Lessey
“Your Houston Associate Broker”

This article was designed to empower you with critical information necessary to evaluate an agent’s qualifications and help you identify the professional that will best serve your needs.  The more meticulous you are in your search for an agent, the higher your profits will be.

Start by doing some research.  Find out who the most active real estate agents are in your market.  Ask friends, relatives and co-workers for referrals, then compile a list and find out how the agent markets his or her listings to sell.

Place a call to each of the agents on your list.   Document how quickly they return your call.  Remember, they will be returning calls to your prospective homebuyers.  Do an initial interview over the phone so when you meet, you will be prepared.

At the meeting, request a step-by-step 30-DAY MARKETING PLAN for your sale including everything from title to escrow so you know exactly what services the agent will provide.  Evaluate the team that your potential agent has assembled.  Top producers will have established relationships with lenders, title reps, and inspectors.  They are there for your benefit.  Should any of these people not be prepared to handle any aspect of the sale, then you are not receiving the best possible service.

Request a complete report of your property with ideas for improvements, cosmetic changes or structural repairs that can add value to your property.  A small investment up front can pay huge dividends at the time of the sale.  Also request detailed information about current market conditions, the competition of other homes for sale and proper pricing.  Have your agent educate you on all aspects regarding your sale.
Insist that all potential buyers be pre-qualified to purchase your home.  Screen out unwanted prospects before getting to the final stages of negotiating.

Request a complete net sheet, minus commissions and fees, so you know exactly how much money you will profit at the time of the sale.

Insist on a step-by-step marketing plan of how your home is going to be marketed and sold.  Look for innovative ways to attract homebuyers.  Demand 24-hour advertising, lead accountability, and tracking services.  These services do exist and you should make sure they are part of your home’s marketing.

Investigate the agent’s marketing strategy.  Do they waste their time cold calling all day or do they have a MARKETING PLAN in place to attract qualified buyer prospects?  Do they contact those leads?  Also find out what type of direct mail campaign the agent has in place.  Is it professional?  Does the mailing generate buyer prospects that would be interested in purchasing your house?

What type of advertising will they use?  Insist that the advertising be well written and professional in appearance.  They should be advertising, at a minimum, in a homes magazine, in the local newspaper and with yard signs.  The quality of the advertising will directly affect how well your home will be perceived.

Have a written and well-conceived negotiating strategy.  A sound negotiating strategy can make thousands of dollars of difference when the final sale goes through, so your agent must have a plan in place for this aspect.

Finally, have a written closing checklist.  You need to know how to conclude the sale of your home in an orderly and legally sound manner.

A strong, qualified agent must meet all the requirements listed in this report if they are truly going to sell your property for TOP DOLLAR.

Choosing your Agent wisely. Any agent will show enthusiasm and will want to list your house for sale but choose your agent based upon

A. Experience at listing and marketing houses for sale.
B. Ability to use technology to market your house world wide to buyers 24/7.
C. Reviewing with you a comprehensive Marketing Analysis of home sales in your area.
D. Ability to offer a written detailed 30-DAY MARKETING PLAN that will get your house sold at the highest possible price.

Working with a full-time professional real estate agent is a must.  Choose your agent by asking questions of him or her.  Find out how knowledgeable they are about houses currently for sale in your price range and also of houses that have recently sold. Can your agent recommend a good lender that has the reputation of excellent customer service and low rates to assist your new buyer with financing?  A good listing agent can get your house sold quickly at TOP DOLLAR and help you find a new home.

Thank you for viewing this Article…
For prompt, courteous, professional service, call Bruce Lessey:
Office: 1-(713)-623-8899
Direct: 1-(832) 654-5670

Have questions, need advice you can count on or just want to discuss this further? Don’t waste any more time; pick up the phone and call me now! I’m here to help!

I appreciate you as a client and a friend. I appreciate your business, your loyalty, trust and your referrals. It is my goal to provide the very best counsel, advice and service possible for your real estate needs. If I may ever be of assistance to you, a relative, friend or co-worker please don’t hesitate to call me. I look forward to the opportunity to serve you. ™

Sincerely,
Bruce Lessey
“Your Houston Associate Broker”

For example, a crack in the wall can be (and should be) repaired with some simple plaster and touch-up paint.  Though the feeling may not be conscious, it’s just as important that the buyer feel an overall desire to buy your home.  Included in this report are several different ways you can make your home shine and sell for the best possible price.

Decorate with pictures and mirrors to add style to the home. Mirrors can provide a greater sense of space when properly placed. Touch up the frames and then place the mirrors around your home.  Be careful not to overdo it with too many mirrors.

One of the biggest complaints heard from potential buyers that there isn’t enough closet space.  Purchasing an inexpensive closet organizer and installing it in any or all of your closets can make all the difference.  You can also try putting a rod across one corner of a bedroom for hanging clothes.  The idea here is to be creative so that the “fake closet” looks as though it were part of the room.

Wallpaper is inexpensive, quick, and simple.  The right wallpaper can brighten the room or hallway and bring it back to life.  Make sure to choose something with a neutral design or pattern.  Remember, you are trying to sell the home and move out.

Buyers are easily turned off by a nasty, dingy floor.  Whether you have wax, wooden or tile floors, do whatever you can to make them shine again.  For wax floors, either rent a floor machine or call a professional for an estimate and a description of what they will do to restore your floor.  If you have carpeted floors, either steam clean them or have carpet samples available and explain to the buyers you will pay x amount for them to install the carpet of their choice.
Having houseplants is not only healthy for you but creates a feeling of warmth around them.  Many indoor plants are far less expensive than you might imagine.  Attractive ceramic or brass pots can add a designer flair to your home.  Hanging plants such as Boston ferns are inexpensive, easy to care for and would go great in your new home when you move.

Give your bathroom a face-lift by adding a coat of fresh paint, some decorative moldings, tile grout, and maybe a new designer faucet and shower head.  Perhaps more important than anywhere else in the house, clean your bathrooms relentlessly.

However, these simple dress-up tips are nice for quick and easy improvements, but there are other factors that will also affect your home’s resale value.  These have much more to do with the legality and contracts and inspections that are necessary when selling a home.  Each and every one is just as important as the overall appearance of the home.

First of all, you must price your property correctly and at a competitive market value when you list it.  The market is so competitive that even overpricing by a few thousand dollars can be the difference on selling or not.  The problem with an overpriced home is that it can minimize the number of offers, lower the number of showings, lower agent response, limit financing, limit the number of qualified buyers, and net less money for the seller.

You must make your home available for showings.  Top agents will not show homes that they must search high and low for the key and access – they do not have time to rush around town all day chasing down and dropping off house keys.  If you will be home during a showing, then put on some soft music and take a walk when the potential buyers come through, letting the buyer be at ease and letting the real estate agent do his or her job.  Selling your home quickly can be a benefit if you need to leave immediately, but can cost you thousands of dollars.  A buyer sensing the seller is distressed will make a lower offer.  This is why pricing correctly is important – you should know all there is to know about the market before listing and work hand in hand with your agent.

Disclosing property flaws is vital in selling your home for the most possible money.  Get professional assistance for all levels, from disclosing the flaw to fixing it.  If you are unaware of a problem or attempt to cover it you, you risk losing the sale and finding yourself in court.
Perhaps the most important aspect of selling your home is choosing the right REALTOR for you.  Just like offers on the house, don’t take the first one through the door.  Take the time get to know your real estate agent and make sure they are going to work in your best interests.  Ask if they have a 30-DAY MARKETING PLAN they plan to implement to sell your home for the best possible price.

Choosing your Agent wisely. Any agent will show enthusiasm and will want to list your house for sale but choose your agent based upon
A. Experience at listing and marketing houses for sale.
B. Ability to use technology to market your house world wide to buyers 24/7.
C. Reviewing with you a comprehensive Marketing Analysis of home sales in your area.
D. Ability to offer a written detailed 30-DAY MARKETING PLAN that will get your house sold at the highest possible price.

Working with a full-time professional real estate agent is a must.  Choose your agent by asking questions of him or her.  Find out how knowledgeable they are about houses currently for sale in your price range and also of houses that have recently sold. Can your agent recommend a good lender that has the reputation of excellent customer service and low rates to assist your new buyer with financing?  A good listing agent can get your house sold quickly at TOP DOLLAR and help you find a new home.

Thank you for viewing this Article…
For prompt, courteous, professional service, call Bruce Lessey:
Office: 1-(713)-623-8899
Direct: 1-(832) 654-5670

Have questions, need advice you can count on or just want to discuss this further? Don’t waste any more time; pick up the phone and call me now! I’m here to help!

I appreciate you as a client and a friend. I appreciate your business, your loyalty, trust and your referrals. It is my goal to provide the very best counsel, advice and service possible for your real estate needs. If I may ever be of assistance to you, a relative, friend or co-worker please don’t hesitate to call me. I look forward to the opportunity to serve you. ™

Sincerely,
Bruce Lessey
“Your Houston Associate Broker”

2. Keep the reasons for selling your home to yourself.  By keeping this information personal and private, you will not give the buyer negotiating leverage.  If you are asked why you have decided to sell, simply respond that your housing needs have changed.

3. Before setting a price, consult with a good listing agent.  As a seller, you will want to get a selling price as close to the list price as possible.  If you start out by pricing too high, you run the risk of not being taken seriously by buyers and having your house sit on the market for a long time.  If you price the home too low, you could be costing yourself thousands of dollars.

4. Do some home shopping for yourself.  The best way to learn about your competition is to review a competitive market analysis with a good listing agent. Take note not only of the listing prices, but the prices that other comparable homes are actually selling at.

5. Get an appraisal.  A good appraisal can be a huge benefit in marketing your home.  Getting an appraisal is a good way to let prospective buyers know that your home can be financed.  A word of caution: an appraisal is not a guarantee that your house will sell for that price, and you also may not like the appraisal value you are quoted.

6. Understand what tax assessments mean.  Some people think that tax assessments are a way of evaluating a home.  The difficulty here is that the assessments are based on a number of criteria that may not be related to property values, so they may not necessarily reflect your home’s true value.

7. Find a good real estate agent.  Upwards of three quarters of all home sellers say they would not work again with the agent who listed their home.  Usually this is a result of poor marketing and communication on the part of the agent.  Take the time to locate the agent who is going to best represent your needs during the transaction.

8. Ensure that you have room to negotiate.  Before settling on an asking price, make sure you leave yourself enough room to bargain.  Remember, a buyer is more likely to make a full-priced offer on a home that is priced right before making a low offer on a home that is priced too high.
9. Make the appearance of your home count.  Appearance is so critical that you would be unwise to ignore this fact when selling your home.  The look and feel of a home will generate greater emotional response from prospective buyers, more so than any other factor.

10. Invite the honest opinions of others.  The biggest mistake you can make is to rely solely on your own judgment.  Don’t be shy about seeking the opinions of others.  You must be objective about your home’s strong and weak points.  Work with a real estate agent who will give you honest and unbiased opinions about what should be done to make your home more marketable.

11. Clean everything, no matter how seemingly insignificant it may seem.  Potential buyers are looking for excuses not to buy your home, and it would be a shame that they went another direction because of a tiny chip in a bathroom counter or some dirty dishes in the kitchen sink.

12.  Allow potential buyers to visualize themselves in your home.  The last thing you want prospective buyers to think when viewing your home is that they may be intruding in someone else’s life.  Avoid clutter such as too many knickknacks, clothing lying around, or dirty dishes in the sink.  Decorate in neutral colors like white or beige and place a few carefully chosen items to add some warmth or character.

13. Get rid of all offensive odors.  Odd smells like traces of food, pets, or cigarette smoke can kill a sale quickly.  If potential buyers see a dog or notice you smoking a cigarette or cigar, they’ll start seeing stains or smelling odors, even if they aren’t there.  Don’t leave any clues.

14. Disclose everything.  Smart sellers are proactive in disclosing all known defects to their buyers in writing.  This will reduce liability and prevent costly lawsuits later on.

15. The more buyer prospects, the better.  Work closely with your real estate agent to maximize your marketing.  Having several potential buyers can only drive the price of a home up.

16. Keep your emotions in check during showings and negotiations.  Let go of the emotion you have invested in your home.  Use a businesslike manner and be detached.  This will give you an edge over someone who remains emotionally attached to the property.

17. Learn why your buyer is motivated to buy.  The better you know your buyer, the more leverage you have to negotiate.  As a rule, buyers are looking to purchase the best affordable property for the least amount of money.   If you know the buyer needs to move in quickly, this can help you get a better price.

18. Find out what the buyer can really afford.  Work with buyers who are pre-approved for a home loan so you know exactly how much they are going to finance and how much will be spent as a down payment.

19. Find out when the buyer would like to close.  Knowledge of a buyer’s deadline for completing negotiations again creates an advantage for you to get the most possible money.

20. Never sign a contract on your next home until you sell your current one.  Beware of closing on your new home while you’re still making mortgage payments on your current one.  You may find yourself stuck with two mortgage payments.

21. Moving out before you sell can also put you at a disadvantage.  Empty homes can give the feel of being abandoned or neglected.  Buyers who know you already have another home may feel they have an advantage to negotiate a lower price.

22. Deadlines create a serious disadvantage.  Don’t try to sell by a certain date.  This adds unnecessary pressure to sell and can cost you thousands of dollars off the asking price

23. Don’t take a low offer personally.  Invariably the initial offer is below both what you were expecting and what they buyer is actually willing to pay.  Don’t get upset.  Evaluate the offer objectively.  This is merely a starting point for negotiations.

24. Turn that low offer around.  You can counter a low offer with one that is just under your original asking price.  This lets the buyer know that you don’t take their first offer seriously, but at the same time are going to be flexible.

25. Find out if the buyer is qualified.  If you feel that an offer is too low, find out if the buyer is qualified to carry a loan equal to your asking price.

26. Be sure the contract is complete.  To avoid problems, see to it that all terms, costs and responsibilities are spelled out in the contract of sale.  Include everything.  Leave nothing out.  This will eliminate complications later on.

27. Resist the temptation to deviate from the contract.  Do not risk the collapse of the sale because of a single, seemingly insignificant deviation from the agreed-upon contract.

Choosing your Agent wisely. Any agent will show enthusiasm and will want to list your house for sale but choose your agent based upon
A. Experience at listing and marketing houses for sale.
B. Ability to use technology to market your house world wide to buyers 24/7.
C. Reviewing with you a comprehensive Marketing Analysis of home sales in your area.
D. Ability to offer a written detailed 30-DAY MARKETING PLAN that will get your house sold at the highest possible price.

Working with a full-time professional real estate agent is a must.  Choose your agent by asking questions of him or her.  Find out how knowledgeable they are about houses currently for sale in your price range and also of houses that have recently sold.  Can your agent recommend a good lender that has the reputation of excellent customer service and low rates to assist your new buyer with financing?  A good listing agent can get your house sold quickly at TOP DOLLAR and help you find a new home.

Thank you for viewing this Article…
For prompt, courteous, professional service, call Bruce Lessey:
Office: 1-(713)-623-8899
Direct: 1-(832) 654-5670

Have questions, need advice you can count on or just want to discuss this further? Don’t waste any more time; pick up the phone and call me now! I’m here to help!

I appreciate you as a client and a friend. I appreciate your business, your loyalty, trust and your referrals. It is my goal to provide the very best counsel, advice and service possible for your real estate needs. If I may ever be of assistance to you, a relative, friend or co-worker please don’t hesitate to call me. I look forward to the opportunity to serve you. ™

Sincerely,
Bruce Lessey
“Your Houston Associate Broker”