Let’s face it, showing your home to potential homeowners can be inconvenient. You have to straighten up, pack up the family, take the dog and vacate your home. And the longer your home is on the market, the more burdensome it becomes. Sometimes the timing is just plain bad. But think twice before denying showings of your home.
Denying home showings is one of the big mistakes a homeowner can make when selling their home.
I NEED TO SELL MY HOME BUT I DON’T WANT TO LET YOU IN TO SEE IT
Occasionally, I have home sellers that just seem to deny half the showings that are requested…..
Or, often when I am working as a Buyer’s Agent, there are always houses that are extremely difficult to show.
We have family…. we have to get the kids of to soccer… I have to bake a cake for my nephews birthday party….. or a myriad of other reasons that seem to make it impossible to show their home.
Yet they wonder why their home doesn’t sell.
CONSISTENTLY DENYING SHOWINGS OF YOUR HOME DOES SEVERAL THINGS
1- DENYING HOME SHOWINGS TELLS BUYERS YOU ARE NOT INTERESTED IN SELLING
Deny one showing to a home buyer and they will most likely reschedule. Deny two and the chances of them trying to schedule a third appointment drastically decreases. Deny a third showing, no matter how interested they are they probably gone for good.
A home comes on the market and sparks a buyers interest. They get excited. Hopefully your home is the one. But your home will quickly be replaced by the next one if you don’t allow them in.
2- DENYING HOME SHOWINGS CAN DETER AGENTS
Many times an agent will have several buyers looking for the same thing. If you make it difficult for the real estate community to schedule showings they will probably steer away from your home.
Often, an agent has put a schedule together for multiple homes to be seen by one client in one session. You deny an agent a showing it messes up their schedule and creates extra work.
3- DENYING SHOWINGS OF YOUR HOME CAN COST YOU AN OFFER OR WORSE SELLING YOUR HOME
I did four showings yesterday, 1 condominium in one complex and 3 condominiums in another. The complex with the three had two different styles, my client preferred one style over another.
Funny thing, there was another unit right next door priced exactly the same as the style they liked, but that showing was denied. No reason was given except that it was inconvenient for the seller.
Guess what, instead of waiting to see the second unit, we wrote an offer on the one unit we could see. The client did not want to wait to see the other unit, and miss the opportunity of losing the one they did see waiting for when it was convenient for the seller.
Even worse your home can expire on the market unsold if you continually deny showings of your home.
It makes you wonder, was there something about the unseen unit that would have been more attractive to my client? Was it worth denying the showing?
Remember, all it takes is just one person to be interested in purchasing your home. Generally, I tell seller’s that between 12-20 showings and you should have an offer if the home is priced properly, prepared for buyers and marketed well.
TIME IS YOUR ENEMY
The longer the your home sits on the market, the less interest buyers will have. It is so easy for buyers to see how long your home has been on the market or if it was on the market previously. They wonder why no one else bought the house.
Their are may benefits to selling your home in under the first 30-45 days. First if you sell your home quickly you are also probably getting the best price you can. Secondly, buyers who offer early are your best buyers and it is more likely the deal will stay together.
Time is your enemy. The longer your home sits on the market the more buyers will think if no one else wants it why do I?
BUYER’S MAY HAVE DIFFERENT SCHEDULES
I have been doing this long enough to tell you home buyers come in every flavor. Some have flexible jobs, others don’t. There are buyers that work nights and weekends and can only come during the day. There are others that work long hours and can only do weekends… You get my point.
Every buyer will have different times they are available and their schedules will be different than yours. But you need to accommodate all the buyers and their various schedules to get your home sold.
SO MAYBE YOU DO HAVE A DIFFICULT SHOWING SCHEDULE
Occasionally I do run into sellers who have difficult showing schedules. One big issue we run into is pets that need to come out of the house for showings.
Think about alternatives. Maybe one or two days a week you can stick your dog in doggy day care to accommodate the buyers who can only come during the week. Or maybe a neighborhood kid can take the dog for a couple of afternoons for a few bucks.
If you truly have a difficult schedule. Put together a schedule that works for you and leave a variety of times and days where your home is available for showings. Your real estate agent can post that directly in the Multiple Listing Service so that it make it easier for the buyers agent to coordinate showings.
It is much easier for an agent and a buyer to plan ahead then to find out last minute… that time doesn’t work, nope not good either, yeah that won’t work….. Get the buyers in!!
SHOWINGS = OFFERS = GETTING YOUR HOME SOLD!
Knowing that all it takes is one buyer to sell your home, try to maximize every showing and allow every showing to occur. Yes, there are times in life where it is impossible to do a showing and that is certainly alright.
Often home sellers want to control everything, but it is important to know what you can control and can’t control when it comes to selling your home. But denying showings will cost you money in the end or prevent your home from selling. Don’t turn away a potential home buyer.
Other Real Estate Resources:
- Anita Clark- Does Your Home Have Curb Appeal
- Wendy Weir- Is Your Home Not Selling- 4 Tips to Sell it Fast
- Luke Skar- Summer Curb Appeal Tips, Turn Ordinary into the Extraordinary
- REALTOR.org- 10 Worst Showing Offenses
This post, I Need to Sell My Home But It Is Inconvenient To Show It, was provided by Kevin Vitali of EXIT Group One Real Estate of Tewksbury MA.
2020 has been an odd year to say the least, but has it opened up some new thoughts about what people are looking for in a forever home? ABSOLUTELY. After adapting to new lifestyles (remote work, virtual learning, working out at home, etc…) many are finding that the homes that seemed like they were big enough actually do not have the space to be able to accomplish all of these new home tasks.
“According to the latest Home Price Insights from CoreLogic, prices have appreciated 7.3% year-over-year. At the same time, the National Association of Realtors (NAR) reports that inventory has dropped 22% from one year ago.”
Why do these statistics matter to you? Inventory is down and demand is up. If you are thinking about selling to upgrade – the equity in your house has likely increased and there are many buyers looking.
Give the Kate Seaman Team a call and find out how we can get you into a home that will fit your new lifestyle.
Kate is an experienced realtor who was very attentive to our search for a property on Cayuga Lake. We looked at a dozen or more year-round houses, as well as seasonal cottages. Starting out, we were not sure of what we wanted and Kates knowledge of lake properties gave us a good understanding of what was available, as well as the values. As a result, we found the perfect spot for us. She was also thorough following the purchase offer – making sure that the closing went smoothly. We would not hesitate to call on Kate again for any future real estate purchases -2017 Buyer
The Ithaca area is known for breathtaking scenery, well-respected universities, and as a gateway to the broader Finger Lakes area. Located at the base of Cayuga Lake, the second largest and deepest of the 11 Finger Lakes, Ithaca has a robust real estate market that includes a niche market of lakefront properties. Both second-home buyers, vacation rental investors and those looking for a year-round home are drawn to the lake life.
Throughout my life I have spent countless summers on the west shore of Cayuga Lake and have sold lakefront property my entire 20 years of being a real estate agent. As a lake expert, I am available to help you navigate this specialty market to understand the unique challenges it can pose.
We are home to a vast array of property types up and down the lake. You’ll find rustic cabins all the way to multi-million dollar homes with the average lakefront sale hovering around $430,000. A few of the factors that influence the value of lakefront property include:
- Shoreline type and maintenance – is it a shale beach or grass? Is there a seawall?
- Accessibility of the home and beach areas – are there many stairs? Is the driveway steep?
- Lake rights – what types of rights convey? Is the lake front shared, public or private?
It is questions like these, among many others, that buyers and sellers will be faced with during the real estate process. My expertise and service-orientated approach routinely places me among the top agents in both traditional and lakefront sales. Last year was exceptionally successful – as I was the top producing agent in lake front sales out of our entire Ithaca Board of Realtors. The info-graphic below showcases how proficiency in this area yields the best results.
The lakefront market is just about to heat up. If buying or selling is in your future, give me a call to review your options.
Kate Seaman, Associate Broker
Warren Real Estate
830 Hanshaw Road
Ithaca, NY 14850
Create a Digital Photo Library!
A question I am often asked is, when in the best time to list your home for sale? As with everything in real estate there is no bright, answer b every seller and every property have its own set of strengths and challenges and the timing is just another piece of puzzle.
However, every year the selling season seems to begin earlier and earlier. In fact, the first 40 days of 2020 I have already listed five homes and have negotiated four purchase offers! The momentum is exciting and sure makes these chilly days go by a bit faster but, selling real estate in the winter does have its challenges, particularly when it comes listing photos.
Many times when we’re getting a winter listing ready for the market we have no choice but to take photos under blanket of snow which can make it hard to highlight exterior features of a home! Snow is a fact of life here and can be a factor anywhere from October- April. Obviously, it doesn’t make sense to only list houses in the summer, but you can maintain a photo library of your home throughout the seasons. This way your property can be showcased in it’s best light, no matter what time of year you list.
This is especially important if you have terrific outdoor features like an in-ground pool, lush landscaping, vegetable gardens, a distant view, flowering trees or even just a great deck for entertaining. B Many sellers will think they have these types of photos already but often that photo of the pool you remember taking also has people swimming in it and can’t be used in the marketing of your home.
My advice, don’t let your outdoor features get left out in the cold! Next time you just re-mulched the flower beds or have the deck ready for a BBQ- snap a quick picture or two and save it to a digital photo library. Even if you don’t intend on making a move soon- you’ll be happy you have it when the time comes.
Questions about selling or buying a home? Give me a call on my cell at (607) 280-3339!
I always say there a two things that sell a house: price and time. In most cases, time is of the essence in a home sale which makes price the biggest factor. As real estate professionals we do our best to suggest an accurate list price from the beginning, but the market is always changing and a price reduction may be the answer.
Reducing the price of a home often gets a bad rap. Sellers want to get the highest price for their home and to them reducing their list price conflicts with that. Another reason my sellers tell me that they don’t want to take a reduction is because they are afraid that potential buyers will see the reduction as a sign that there is something wrong with the house. In my experience a price reduction doesn’t detour would-be buyers, in fact, the goal is just the opposite. It should re-mobilize the real estate community. Pricing your home just 10% above the fair market value may cause you to miss out on 40% of your potential buyers.
WHEN to reduce:
- If there is little to no activity your first two weeks on the market
- The first two weeks of a listing should be your biggest boom. There are always exceptions to this rule but if you’re not getting any showing requests that’s a major indicator that you’ve priced your home too high.
- Before your neighbor does
- Don’t chase the market!!! If there is a lot competition in your area you’ll need to reduce your list price BEFORE your competitors. If you wait too long you’ll most likely need to reduce your price even further if the market prices decline ahead of you
- When time isn’t on your side
- When you have a target date that you need to sell your home by consider a price reduction to help you meet that deadline. It also may be time for a reduction if your home has been on the market longer than the average for your area. I believe that days on the market (DOM) carries a much bigger stigma with buyers than price reductions. The longer your house has been on the market, the more negotiating power the buyer will assume he/she has.
- I may also suggest price reductions towards the end of the selling season, especially if my sellers are hoping to close on their home before the winter starts. The real estate market is the strongest March-May with June-August close behind. Taking a reduction in later months can help re-energize the interest in your home and may help you stand out from the competition.
HOW to reduce
- A price reduction for reduction sake isn’t going to make much of an impact. To really change your outlook and broaden your net of potential buyers I suggest price reductions in the 3-5% range.
- Ignore what you paid for the house and the cost of the improvements you’ve made. That wont determine what a house will sell for- only the market will decide that.
- Without wiggle room. Sometimes my sellers want to leave broom to negotiate and over inflate their asking price accordingly. This strategy can lead you to price yourself out of the market. Don’t make the same mistake when discussing a reduction with your agent. Price the home according to market trends and worry about negotiating once you actually have an offer.
Last spring I listed a beautiful home on Seneca Lake. Our initial listing price wasn’t attracting very much activity. B The sellers trusted me and we agreed to reduce the price 5-7% a month until activity picked up. We received two full-price offers just five days after our last reduction. Because we were aggressive with our pricing strategy, their home sold 50 days faster than the average lake listing for 2015.