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Metro Atlanta Home Selling Issues

If you’re selling your home or contemplating doing so, there are some Metro Atlanta home selling issues to consider. While to ultimate goal of any real estate transaction is for complete satisfaction for every party involved – from the buyer to the agent to the seller to the lender – sometimes it just doesn’t work out that way. What happens if – prior to the close of the sale – somebody gets cold feet, buyer’s remorse, or the seller has second thoughts? As the seller, how can you get out of the sales transaction without making too many waves? Can you?

Metro Atlanta home selling issues that can end up killing a deal

NOTE: Although we never work for sellers or list homes for sale, as exclusive buyer's agents, we can help you by referring you to the most qualified listing agents in the marketplace, due to our experience in working with these agents over the years. Even though we always work only for buyers and never for sellers, we offer these tips on Metro Atlanta home selling recommendations to potential home sellers who may be in the process of or starting to think about selling their home.

More often than not, deals that progress to the contract stage usually close without a major hitch. However, sometimes there are Metro Atlanta home selling issues that can kill the deal or put a bad enough taste in the mouth of the seller that he changes his mind. And, you can back out of the transaction as long as you have the proper contract contingencies along with ample communication with your real estate agent – but you need to be vigilant and don’t wait too long.

One key to backing out of the contract is to work with an experienced real estate professional. Make sure you and your agent are both on the same page when it comes to issues like the sales price, closing date, contingencies and negotiable items such as who’s paying closing costs or other seller concessions.

By keeping the lines of communication open with your real estate agent and consulting with him or her during every part of the home selling process, sellers are more informed – and better equipped, perhaps – to anticipate items that may arise regarding their home and what prospective buyers may want to negotiate.

If you’re readying your house for the market, or if it’s early in the home-selling process, an open and honest discussion with your real estate professional may save you time and trouble. Sit down with your agent and explain that you’re not ready, you’re having second thoughts, or you want to put the process on the back burner temporarily. A good, experienced agent will usually be very receptive as to how you feel – honestly, nobody wants to go through the agony of trying to sell a home only to have the seller change his mind down the road. Bring up any Metro Atlanta home selling issues now and avoid the awkward and painful repercussions that may occur at a later date.

If you’re a little farther into the process or if you’ve already signed the contract to sell your home, backing out of that deal can be a little more involved, but not impossible. Let’s look at your best available options for escaping the contract without creating too much damage:

Issues with the Appraisal or Home Inspection
Normally, sales contracts carry with them a contingency whereby the prospective purchaser (as well as the mortgage lender) be satisfied with the appraisal of the home and the findings of the home inspection report. Depending on the results of either, further negotiations could result between the buyer and the seller.

In the current "seller's market" situation, it’s not unusual for an appraisal to come back lower than the agreed-upon sales price. In that case, additional negotiations and discussions must occur between each party to remedy the situation. Usually, its pretty simple: Either the seller agrees to lower his price or the buyer agrees to pay more money than what the appraisal was. Of course, a third alternative is that both parties walk away from the contract based on the contingency mentioned above.

The same situation can occur with a home inspection – another of the Metro Atlanta home selling issues that could arise threatening a deal to fall apart. If certain problems were discovered during the routine inspection, the buyer may be more concerned – especially if the seller isn’t willing to pay to make the necessary repairs prior to the closing of the sale. The end result is that both parties – again, due to the contingency – will agree to back out of the contract.

The “Kick-Out” Stipulation
As with the contingencies mentioned above, it’s also normal for a typical contract of sale to include a contingency that says if the potential buyer can’t sell his current home, he’s not obligated to close on the new home. Some contracts may also include a contingency whereby the seller finds a new home by a certain date to ensure he has a place to move. If either scenario doesn’t occur, then either party can exercise the “kick-out” clause in the contract – enabling them to back out of the contract based on the contingency not being met.

Back Out as Early as Possible
As soon as you are made aware of Metro Atlanta home selling issues that may trigger your desire to back out of the contract – act fast. Real estate experts say the worst thing you can do is wait. Typically, the buyer has more options when it comes to backing out of the contract than does the seller. When the seller wants to back out, the sooner he acts, the better off he will be. Waiting too long could mean you’re setting yourself up for a breach of contract – especially if there’s a third party involved who’s entered into a contract with the buyer or the seller for an additional purchase or sale.

See more articles pertaining to Metro Atlanta home selling issues in the two sections of articles on Atlanta Home Selling Tips and Atlanta Homes for Sale just below Atlanta Real Estate Categories in the column to your right.

Remember, we also post tips daily on Twitter and Facebook. Check us out there, too.

Posted in: Atlanta Home Selling Tips Tagged: Metro Atlanta home selling tips

Metro Atlanta Home Selling Recommendations: What to Avoid

If you’re planning to sell your home during 2017, there are several Metro Atlanta home selling recommendations you should be aware of. The following are common mistakes to avoid once you decide to put your home on the market.

NOTE: Although we never work for sellers or list homes for sale, as exclusive buyer's agents, we can help you by referring you to the most qualified listing agents in the marketplace, due to our experience in working with these agents over the years. Even though we always only work for buyers and never for sellers, we offer these tips on Metro Atlanta home selling recommendations to potential home sellers who may be in the process of or starting to think about selling their home.

Leaving out the required preparation. The excitement to get your home on the market as soon as possible is certainly understandable. The sooner you get it out there, the sooner you have a chance to sell. However, it’s important to take the necessary time to prepare your home for sale. So, the first of our Metro Atlanta home selling recommendations is to take the time and effort to plan what you'll need to do to get your home ready to put on the market.

There are several Metro Atlanta home selling recommendations to consider before putting your home on the market. 

The old adage, “You only get one chance to make a good first impression” is appropriate considering your house will be competing with a number of others on the market. As such, it's the time to put your home’s “best foot” forward. Performing repairs, repainting, decluttering, making landscaping improvements and staging the home are all potential moves you can make to position your home to show better – and sell faster. An experienced real estate professional can assist you by making recommendations in the following areas:

Cleaning up and decluttering your home.
A prospective buyer needs to envision himself and his family in your home. Make it easier for him by removing personal items and mementos, and decluttering various rooms, allowing him to better visualize his family’s belongings in the home, not yours.

Perform repairs and upgrades.
Take a critical look at your home. If there are painting needs, cracks or other unsightly areas needing attention, perform that work. It will make potential buyers notice how well the home has been maintained – likely implying that everything has been well cared for and in good shape.

Staging your home.
Home staging can be a vital tool in helping it sell. See an expert and discuss the cost versus the return on investment. Your real estate professional can assist here.

Have professional photos taken.
These days, more buyers than ever are doing their initial research online. It’s important you have professional photos to present in their online search. Again, the first impression is the one prospects will remember. Give them the best representation of your home by showing them great photos – and they’ll likely include it on their list to view in person.

Overpricing the home for the current market.
Among the list of Metro Atlanta home selling recommendations, this one of the most important. Pricing your home correctly is one of the biggest factors in whether it sells, and how fast. Conversely, overpricing your home for the market is one of the biggest and most deadly mistakes a seller can make. An overpriced home generally stays on the market considerably longer than necessary. The longer a home sits on the market, the less interest it'll receive from other buyers or agents. That usually results in low-ball offers.

We suggest two considerations to price your home correctly. First, review comparable sales in your market area. Look at what’s sold and where. Secondly, discuss your pricing ideas with a professional real estate agent to get their input and suggestions. Be objective – forget the emotional attachment to your home – you’ll rarely find a buyer willing to pay what your memories are worth, so don’t include their value in the sales price. Remember, your agent is the expert and they know what the market will bear – and what it won’t.

Being present for open houses and home-showings.
Again, as excited as you may be to show your home and be present when potential buyers visit, avoid the temptation. When the seller is in the same room with a prospect, it can actually be a deterrent for most purchasers. They may not ask the questions they really want to ask. It’s the same feeling many shoppers have when an overzealous sales clerk – who just wants to be helpful – follows you around in the store and actually is less help than he or she intends. Don’t be the anxious sales clerk. Let your agent handle the showings, the open houses and the walk throughs. If they need you, they can always call.

Failing to work with an experienced real estate professional.
As mentioned, working with a professional who knows the market and what sells your home quickest and best is a tremendous advantage. What’s more, working with an agent who knows the pitfalls of selling can save you time and money. An experienced real estate professional can help you every step of the way – from home preparation to pricing and marketing – it’s what they get paid for, and what they do best.

Interview prospective agents carefully. Ask questions about the homes they’ve sold and the total volume of sales. Be specific in asking questions about your particular home in your neighborhood to determine how familiar the agent is with what potential sellers are looking for. In addition, find a personal connection on which you can build. Make sure you and your agent can communicate, so you’ll be on the same page with one common goal in mind – to sell your home as quickly as possible and for as much money.

These are but a few Metro Atlanta home selling recommendations to consider, but if you take these into account we think it will make the sale of your home easier and more enjoyable.

See more articles pertaining to Metro Atlanta home selling recommendations in the two sections of articles on Atlanta Home Selling Tips and Atlanta Homes for Sale just below Atlanta Real Estate Categories in the column to your right.

Remember, we also post tips daily on Twitter and Facebook. Check us out there, too.

Posted in: Atlanta Home Selling Tips Tagged: Metro Atlanta home selling tips

Necessary Steps to Sell Metro Atlanta Homes Quickly

If you’ve looked at listings of Metro Atlanta homes for sale, no doubt you’ve seen a variety of homes on the market – some that have been prepped for sale and others that probably shouldn’t be listed yet. Ultimately, how your home is presented for sale will determine whether it will sell in a timely manner and at a good price. Let’s take a closer look at several steps you should take before you decide to try and sell Metro Atlanta homes and do so in a timely manner.

NOTE: Although we never work for sellers or list homes for sale, as exclusive buyer's agents, we can help you by referring you to the most qualified listing agents in the marketplace, due to our experience in working with these agents over the years. Even though we always only work for buyers and never for sellers, we offer these tips to anyone trying to sell Metro Atlanta homes as a courtesy service.

To properly sell your house takes the right combination of preparation, time and patience. If you’re a first-time home seller the process can be a little overwhelming, but it’s not a daunting task if you know what to do to get your home ready to put on the market. Observe these tips as you prepare to sell Metro Atlanta homes:

Steps to sell Metro Atlanta homes quickly...

Know Your Home’s Value

In today’s “information age,” there’s really little excuse for having a pretty good idea of what your home is worth. Online websites like ours provide good information regarding your home’s value based on estimates of comparable sales data of homes for sale that are similar in size, location and age. Most websites are easy to navigate and offer users the opportunity to see recent real estate sales in the market categorized by zip codes, neighborhoods and sales price ranges. One tip:  Be sure to concentrate only on actual sales prices versus listing or asking prices. In addition, give consideration to what it would cost to perform needed repairs, upgrades, or improvements and factor those deductions into your home’s value.

Visiting this or other real estate websites will give you at least a ballpark idea of what your home is worth compared to others on the market when thinking about how best to sell Metro Atlanta homes. You can then use this information prior to discussing sales price strategy with a real estate professional – or negotiating with a prospective purchaser.

Have Your Paperwork Ready

To ensure the smoothest sale and closing transaction experience, it’s best to anticipate paperwork needs and be prepared. Experts say you should be aware of any existing title issues when you get ready to sell your house, including any outstanding liens, mechanic’s liens, or unpaid property taxes. Gather pertinent information concerning the ownership of your home including lending documents, the previous home inspection, and pest control inspection report. Also, in order to convey a clear, marketable title to the purchasers of your home, make sure you have a death certificate, will, or affidavit of heirship if the home is in a deceased person’s name. In addition, in the case of shared ownership, have the written consent of all owners – and any additional paperwork or documentation that may be relevant to the home and your ability to sell it smoothly and quickly.

Select the Method of Sale

The decision to sell Metro Atlanta homes should include choosing the method of sale that best suits your needs. As the home seller, you can retain the services of a real estate professional to list your home and put it on the market. Using a real estate agent is a popular choice for home sellers who want to place their faith in the hands of a professional real estate salesperson, trained and experienced in selling homes for a living. It’s also a good choice for sellers who want to capitalize on the highest value their home can command and those who can afford to wait a few months, if necessary, to consummate the sale. Having your home in tip-top shape is key in having it listed by a professional real estate agent. They deal in attracting residential buyers serious about making a purchase. So, a property in optimum shape will likely get the most attention and the most prospects. If there are repairs or upgrades required you can always list the property and note the items you are willing to pay for or have completed prior to the closing of the sale.

Conversely, you can choose to sell your home directly by “For Sale by Owner,” in which case you’ll be responsible for coordinating and scheduling showings, fielding phone calls and other inquiries and marketing your home for sale in all the normal and traditional channels.

As a third alternative, you can consider selling your home directly to an investor – especially if your property needs extensive repairs, or if you need to sell it quickly for various reasons. Investors who purchase property tend to pay cash, are ready to close relatively quickly to bring the property to proper standards if they plan to rent it out, or improve the house and try to then resell it at a profit, a practice known as “flipping” a home. Lastly, anyone choosing to sell Metro Atlanta homes to an investor needs to be aware they are usually skilled negotiators and may have a better idea of what your property is worth than you do. So, be smart. Negotiate items like closing costs or other costs if you can. You may want to make a quick sale, but be careful not to leave too much money on the table, if at all possible.

Clean up, Straighten up and Keep it Neat

Although this particular tip for listing your house among the homes for sale seems like a “no-brainer,” you’d be surprised at how often it’s overlooked. Make sure your house and yard are tidy, neat and clean to make them more presentable to prospective buyers. The home shoppers visiting your house will perceive the home as more valuable in a clean, organized condition. In addition, having “a place for everything and everything in its place” will promote the perception the house is well-maintained and the sellers have an eye for detail. This perception will likely make the home more attractive to like-minded purchasers.

See more articles pertaining to ways to sell Metro Atlanta homes in the two sections of articles on Atlanta Home Selling Tips and Atlanta Homes for Sale just below Atlanta Real Estate Categories in the column to your right.

Remember, we also post tips daily on Twitter and Facebook. Check us out there, too.

Posted in: Atlanta Home Selling Tips Tagged: selling a Metro Atlanta home

Metro Atlanta Home Selling Strategies During Winter

Selling your home in winter can be one of the most successful Metro Atlanta home selling strategies you can employ. Recent data provided by Redfin confirms listing your home during the winter can actually mean a faster sale and a higher price. One main reason is there are fewer homes on the market during the winter months, because most sellers wait until the more popular spring and summer months to list.

Metro Atlanta home selling strategies to consider during the winter months.

NOTE: Although we never work for sellers or list homes for sale, as exclusive buyer's agents, we can help you by referring you to the most qualified listing agents in the marketplace, due to our experience in working with these agents over the years. Even though we always only work for buyers and never for sellers, we offer these tips on Metro Atlanta home selling strategies to potential home sellers as assistance in the process for those thinking of selling their home home.

Let's take a look at the Redfin data and see how it supports one of the best Metro Atlanta home selling strategies that can be utilized.

The Redfin information includes the percentage of homes that sell higher than the initial asking price and go under contract within the first 30 days. Interestingly, the findings show a higher percentage of offers above the asking price occur in winter than summer and fall. In addition, they are competitive with the more traditional spring home purchases. Furthermore, homes that sell in the winter don't stay on the market as long as homes in the summer and fall. A total of 46.2% don't last 30 days on the market, while only 23.7% of U.S. homes for sale are on the market during the winter months. This compares to 32.6% of homes for sale in the spring and 26.7% of homes for sale in the fall.

Conventional wisdom has always pushed the idea that winter was not a good time to list your home. However, that's not always the case. While there may be fewer homebuyers looking during that time of year, the ones that are in the market are serious. In addition, buyers looking in the winter often need to move, so they are usually less likely to make unrealistic offers and typically want to close the sale as quickly as possible. These two characteristics are attractive for any home seller.

As part of the Metro Atlanta home selling strategies employed by savvy sellers, winter or off-season purchasing can be advantageous. Since home shoppers may be fewer in the winter, homes on the market can often sit unsold longer. This makes for motivated sellers, which is good for a serious buyer.

While going against the grain in trying to sell a home in the winter is seen as a potentially good idea, it's not a no-brainer. There still are challenges that need to be overcome. One real estate professional shared her view on including winter selling among Metro Atlanta home selling strategies: "There are pros and cons to selling a home in the winter. There does tend to be less competition around the holidays, but it could work to the seller's advantage in that their property may have more interest than when the market is more saturated with other homes."

Another advantage in selling a home during the winter is that real estate agents usually have more time to give their clients, and may be more dedicated to selling a property than when they're consumed with having a number of listings competing for their attention.

As far as one of the best months to list your home, some experts say early January is key. The reason? Many sellers target the spring market as their starting period and plan accordingly. Buyers, however, seem to be much more ready and responsive to looking at home options well before the start of spring. As such, mid-January and early February listings seem to perform very well.

So, here's the proverbial bottom line when it comes to employing Metro Atlanta home selling strategies that include listing your home during the winter. If you need to sell your home in the winter don't let the cold temperatures prevent you from doing so. The perception may be that winter is a bad time to buy or sell a home but, of course, that is dependent upon where you live and how severe the winter weather is. In parts of the country that have milder winters or breaks in winter storm activity, listing your home then could be a smart move and a successful one.

An experienced real estate professional added this important caveat,”For most areas, although properties may not look as green and appealing as other times of year, that's not the whole picture. For both buyers and sellers, the competition is usually quite diminished, which can certainly work to your advantage. For buyers, less competition means they have a greater chance of getting the home they want without getting into a bidding war.”

As usual, the decision to sell your home comes down to your own personal choice. We recommend working with an experienced real estate agent who can guide you in the right direction should you choose to list your home in the winter. Providing the home buying market with winter inventory may just mean the difference between reaching a relatively captive audience and getting lost in the shuffle as other properties come on line in the more popular spring months. As a seller, you should ask yourself this question: “Am I better off showing my home to a smaller, more serious group of potential buyers during the winter when they are desirous of purchasing, or during the spring when both the supply of competitive homes as well as the demand of more buyers make for a more hectic marketplace?”

See more articles pertaining to Metro Atlanta home selling strategies in the two sections of articles on Atlanta Home Selling Tips and Atlanta Homes for Sale just below Atlanta Real Estate Categories in the column to your right.

Remember, we also post tips daily on Twitter and Facebook. Check us out there, too.

Posted in: Atlanta Home Selling Tips Tagged: Metro Atlanta home selling tips

Tips for Having a Successful Metro Atlanta Open House

A large number of homes for sale offer open houses as a popular way to attract buyers. A Metro Atlanta open house can be an excellent tool to put your home on display for prospective buyers to get a closer look. Before you hold your own open house, we think it’s a good idea to visit a few others and learn from them – both the good and the bad. Once you decide to list your home and have an open house it will help you make yours as successful as possible.

NOTE: Although we never work for sellers or list homes for sale, as exclusive buyer's agents, we can help you by referring you to the most qualified listing agents in the marketplace, due to our experience in working with these agents over the years. Even though we always only work for buyers and never for sellers, we offer these tips for holding a successful Metro Atlanta open house to potential home sellers as assistance in the process for those thinking of selling their home home.

Attending a Metro Atlanta open house (or two, or three) are great idea generators. Let’s take a look at a few areas in which you can gain valuable insight that will prepare you for a successful Metro Atlanta open house.

Here are some tips for a successful Metro Atlanta open house.

Go to school on other listing agents

Use the time you’re investing by visiting other open houses to compare the prices of comparable homes and learn more about the market. Meet the listing agent and ask questions to get their opinion about current trends in your market area. Because they’re in the business, real estate professionals are usually in the know about changes in the local markets well ahead of the news media or other informational sources.

Pay attention to current home design trends

Since most sellers make every effort to show their home in the best possible light for an open house, pay close attention to what has been done to the home. Many sellers may make cosmetic improvements in preparation for listing and showing their properties.  Often their real estate agent can suggest the most popular designs and newest trends in the market. If your home needs a few updates to improve its appeal to prospective buyers, seeing what other sellers have done may assist you in selecting paint colors, kitchen or bath fixtures and countertops. This is especially true if you attend several open houses and begin to see improvements that are consistent with each other.

Obtain referrals for home improvement contractors

If you’re considering having updates done to your home before putting it on the market, what better way to get a good referral than to ask the listing agent or seller of one of the homes you liked for the contractor’s name. Being able to see the results of what a few remodeling upgrades can do for home will give you some interesting ideas for your own home.

Now that you’ve seen what others are doing with open houses, let’s shift gears and begin planning for your very own. Here are a few tips on what you should do to make your Metro Atlanta open house as painless and seamless as it can be.

Keep a stiff upper lip

Conducting a Metro Atlanta open house can be an emotionally conflicting process. Inviting people you don’t know into your house to mill around and look in every nook and cranny can be a little overwhelming. Don’t allow it to be. Remember, it may mean the difference between selling your home quickly or not at all. Think of each person that comes through your doors as a potential buyer – chances are pretty good that one of them will be. And while an open house can be somewhat intrusive and emotionally draining, treat your home as an asset that you want to sell both quickly and at an attractive price. That motivation may give you a different perspective on the value of a Metro Atlanta open house.

Depersonalize your home

As you probably know by now, most home-staging and open house experts recommend “depersonalizing” your home by removing personal items like collectibles, family photos or other memorabilia. A prospective purchaser wants to feel as if he’s walking into a neutral zone, giving him the ability to see the various rooms of the home decorated with his furnishings and possessions – not somebody else. Psychologists say this is very important to what motivates buyers to buy certain homes. You may also consider this idea:  Sellers who have the greatest success with open houses have reported they’ve actually moved out of the home. If you’re able to do so, this may be an excellent way to ensure you’ve broken the emotional bond you have with your home and have given all prospects the opportunity to envision their family in what could be their new home.

Be smart, be safe

If you elect to stay in the home while you’re conducting your Metro Atlanta open house and don’t have the luxury of moving out until you sell it, be smart with your possessions. While we’d like to think homebuyers viewing homes for sale are trustworthy, the truth is, some aren’t. As a precaution, therefore, be sure to remove any smaller valuables from public view and access. Hide expensive jewelry, watches, smartphones and tablets deep in closets or in a home safe if you have one. Remember, people attending open houses may feel free to open drawers or closets, so make sure there aren't any valuables readily available for them to take. Lastly, secure any handguns or other firearms in gun safes or, preferably, out of sight altogether. Many homeowners have reported guns were among the primary possessions stolen in burglaries or home invasions – and many times, experts say, it’s because the thieves knew the guns were in the house. Keeping them locked away during a Metro Atlanta open house can be one way you could deter potential burglars from “casing the joint” as they plan for a future theft.

See more articles pertaining to selling Metro Atlanta homes in the two sections of articles on Atlanta Home Selling Tips and Atlanta Homes for Sale just below Atlanta Real Estate Categories in the column to your right.

Remember, we also post tips daily on Twitter and Facebook. Check us out there, too.

Posted in: Atlanta Home Selling Tips Tagged: tips for selling a home

Selling Metro Atlanta Homes: What Buyers Really Want

Selling Metro Atlanta homes has been described as equal parts art and science. Of course, the ultimate goal for any seller is to sell their home as quickly and at as high a price as the market will bear. However, when that doesn't happen it can be frustrating to say the least – especially when other houses in your neighborhood or similar markets sell faster and for top dollar. So, why did that other home sell instead of yours? Let’s take a hypothetical look.

NOTE: Although we never work for sellers or list homes for sale, as exclusive buyer's agents, we can help you by referring you to the most qualified listing agents in the marketplace, due to our experience in working with these agents over the years. Even though we always only work for buyers and never for sellers, we offer these tips to potential home sellers as assistance in the process of selling Metro Atlanta homes in today's market.

Let’s say both your home and the one that sold are in the same neighborhood and are roughly the same size. Since they are very similar in heated square footage, have the same number of bedrooms and baths and other comparable bells and whistles, they should both sell for roughly the same sales price and at about the same time. That’s the normal assumption most homeowners selling Metro Atlanta homes have. When that doesn't happen, the natural conclusion is that your real estate agent is to blame. You wonder if they didn't advertise it well enough or often enough. However, the real culprit could very well be the manner in which your home was offered to the home buying marketplace. Let’s compare the homes in the following scenario.

The home that didn't sell.

Selling Metro Atlanta homes is both an art and a science and have positives and negatives.

Many homeowners make the mistake of not updating their home before they start working towards the ultimate goal of selling Metro Atlanta homes or a home. Let’s say you’ve owned your home for 30 years or more. You’ve raised a family and now are facing the “empty-nester” syndrome. You’ll probably downsize once you sell, but you really don’t have a plan yet. Most experts agree, that contributes greatly to the problem in selling your home. It’s more than just a catchy phrase, but “Sellers who fail to plan, plan to fail.” These homeowners are more likely to go against the grain and “wing it” despite the recommendations of the real estate professionals who encourage them to spruce up the home and make needed repairs and updates to present it in the best possible light. Instead, they elect to list their home “as-is.” Because it’s similar in size and features of other homes in the same price range – only those homes have been updated and prepped better – it gets little buyer interest and almost no activity. The bad first impression implies to some agents and others the house must have hidden issues, as well. The house continues to stay on the market – unsold – until it finally sells at a much lower price than it could have.

The home that sold.

Remember, the home that sold quickly and at the seller’s asking price had many things in common with the one that didn’t. However, its sellers planned ahead, knew what they wanted and executed their plan to perfection. They asked a professional agent what they should do to make their home marketable to sell as efficiently and effectively as possible. They plan to downsize and move to a nearby town to be closer to their children and grandchildren. Their agent implemented a several-month plan to make necessary improvements and repairs to their home. In addition, it gave the sellers the opportunity to plan their transition by having an estate sale and putting excess furniture and other items into temporary storage. They hired a home-staging company to assist with making their home as presentable as possible – including removing their personal items, photos and collectibles – for prospective buyers to “picture themselves” in the home. As a result, once the home was listed on the market it was well-received by agents and prospects alike. In fact, the sellers received several competitive offers from which a cash buyer was chosen and closed the sale within three weeks from the contract date. That scenario is the ultimate goal of anyone selling Metro Atlanta homes.

Why don't all sellers do what they should?

Simply put, because people are different. Some homeowners find that selling their home after living in it for nearly all their lives can be difficult thing to do. It’s a personal decision – and although that’s understandable – it’s a financial decision, too. Their home is likely the largest financial purchase they’ve ever made, which makes it an integral part of their investment portfolio. As such, they should treat this investment like their others, by listening to the professionals who know the market better than they do. In addition, most buyers have a great sense of what they’re looking for in a home – whether it’s their first or fifth. So, unless they’re in the market for a home that needs to be updated and that can be bought for considerably less than others in the market, they will likely always opt for a “move-in ready” home. The point is, as sellers, homeowners need to realize there is less demand for an “as-is” home than there is for one already updated.

Give your buyers what they are looking for.

As mentioned above, most prospective home purchasers don’t want to spend their money or their time on renovation projects. In addition, there’s always something that may come up during the renovation or remodeling that’s unexpected and can add to the expense. So, the moral to the story is to give the buyer what they want – a home they can move into quickly and make the transition as smooth as possible. That’s why the experts suggest painting your home's walls in neutral colors with newly-finished hardwood floors. It will help purchasers adapt their furnishings into the new home with little added maintenance or repairs. After all, when buying a “new” home, isn't that what most buyers are looking for?

See more articles pertaining to selling Metro Atlanta homes in the Atlanta Home Selling Tips section of our site below Atlanta Real Estate Categories in the column to your right.

Remember, we also post tips daily and would love it if you Follow us on Twitter and Find us on Facebook too.

Posted in: Atlanta Home Selling Tips Tagged: selling a Metro Atlanta home

Selling a Metro Atlanta Home: Is Now a Good Time?

Homeowners in the Metro Atlanta real estate market are often motivated by the merging of two age-old cliches:  “Jumping on the bandwagon” and “Strike while the iron is hot.” Homeowners thinking about selling a Metro Atlanta home have seen prices continuously climb during the last year as a result of a number of factors – most notably a higher demand created by a lower than usual supply of home inventory. However, one question homeowners should ask themselves if they're contemplating selling is, “Am I making the right decision.”  Yes, No, Maybe?

When thinking of selling a Metro Atlanta home, the question you may ask yourself - is now a good time?

When thinking about selling a Metro Atlanta home, the market is comprised of many “ups and downs.” The “ups” are the higher prices many sellers can command for their homes. The “downs” are, again, the higher prices many sellers can command for their homes. Simply put, if you sell your home for top dollar you’ll probably have to pay top dollar for a new place to live, too. We suggest consulting with real estate professionals before you test the waters.

NOTE: Although we never work for sellers or list homes for sale, as exclusive buyer's agents, we can help you by referring you to the most qualified listing agents in the marketplace, due to our experience in working with these agents over the years. Even though we always only work for buyers and never for sellers, we offer these tips to potential home sellers as assistance in the process for those thinking of selling a Metro Atlanta home.

One of the biggest challenges in your individual housing market is the difficulty for the average homeowner to know whether or not it’s at its peak. If you base your decision to sell on the perception that other homes in your market are selling, it could give you a sense of urgency. That impulsive need to act quickly or “Strike while the iron is hot” may often be popular, but not always prudent. Let’s take a look at a few tips that may give you more insight if you're considering selling a Metro Atlanta home.

Long Term Considerations

Because real estate transactions are in large measure emotional investments, you should carefully assess the reasons you're contemplating selling. Is it purely for financial gain? If so, as mentioned above, will you end up paying more for your next home? Do you really want or need to sell? If not, consider making your home a rental property – especially if you’re thinking of downsizing. As an alternative, if you can afford it, you can give your home to your children – what a wonderful gift for a growing family! Just don't get caught up in a market feeding frenzy and allow it to push you into making a bad decision. Just because there may be an opportunity to sell your home, that doesn't mean it’s the best decision to make right now.

The Past is Just That – the Past

One thing to remember, perhaps above all else, is what worked before when it comes to selling a Metro Atlanta home, doesn’t necessarily work today. The homeownership playing field and the environment in which housing operates is vastly different to what it was just 20 years ago. With employment markets having been negatively impacted and wage growth relatively stalled, it’s often a challenge for prospective purchasers to afford their mortgage. The concept of being able to “grow into a mortgage” is foreign in today’s economic climate. That – combined with the additional challenge of saving for a down payment – is one reason “Millennials” aren’t buying homes in the numbers their predecessors once did. As a result, the homeownership rate in the U.S. is at the lowest level in over 50 years. So, if you do decide to sell, remember you may be in a neighborhood that would be ideal for first-time homebuyers  – but fewer, at least for now, are buying.

Don’t Rush Things

Take your time. Nothing or nobody should be able to unduly influence your decision to sell or not to sell. You likely didn’t rush into the transaction when you purchased your home, so there’s little need to rush to sell, either. Get the opinion and advice from different sources. Consult a real estate professional. Call your accountant, tax advisor or financial planner. They could be invaluable in providing information you may not have considered. Remember, because of their nature and the resulting “domino effect” they usually create, home sales aren't easily undone. So before you decide to sign the sales contract, take your time, be confident in your decision and don’t look back. If you have any hesitancy, take it as a sign you should step back and regroup. As with most things – especially emotional decisions like selling your home – let your conscience be your guide. Chances are, your instincts will tell you what’s best for you and your family.

Don’t Look Back

After you’ve given due consideration to these and other tips pertaining to selling a Metro Atlanta home and still decide you’re ready to sell, go for it. Shift into high gear, hire a sales professional, list your home at the most attractive price possible for a comfortable, manageable closing date – and don’t look back! As humans, we’re all guilty of second-guessing ourselves. However, if you’ve gone through the thought-provoking exercise, consulted with the right people, and feel selling is the best thing to do, you’ve done your due diligence. No second-guessing required. Own your decision and press forward.

The proverbial bottom line is this. A decision of this magnitude should be made by you and you alone. Others can provide their opinions, their expertise and their advice, but when the dust settles, you’re still the one who has to make the final decision. Once you feel confident in your research, information gathering, processing and mulling things over you may just find that the agonizing decision you wrestled with at one time now seems obvious – one way or the other.

See more articles pertaining to selling a Metro Atlanta home in the Metro Atlanta Home Selling Tips section of our site below Metro Atlanta Real Estate Categories in the column to your right.

Remember, we also post tips daily and would love it if you Follow us on Twitter and Find us on Facebook, too.

Posted in: Atlanta Home Selling Tips Tagged: Metro Atlanta home selling tips

Avoid These 5 Metro Atlanta Home Selling Mistakes

So, you entered the Metro Atlanta home selling market. And, so far your house is still unsold. There could be several reasons your home hasn't sold yet. Perhaps the economy isn't right for your prospective purchaser. Maybe your home doesn't have enough curb appeal. Maybe it's just plain bad luck that the right buyer hasn't seen your home yet. Whatever the reason – or excuse –, your home is still on the market. Let's take a look at five mistakes some homeowners make when they are selling their house.

NOTE: Although we never work for sellers or list homes for sale, as exclusive buyer's agents, we can help you by referring you to the most qualified listing agents in the marketplace, due to our experience in working with these agents over the years. Even though we always only work for buyers and never for sellers, we offer these tips to potential home sellers as assistance in the process of selling your home in the Metro Atlanta home selling market.

The asking price is too high.

Naturally, everybody wants to sell their home for as much money as possible. However, if your home is not priced competitively and comparably to other homes in your neighborhood or market, you better be prepared for it to remain on the market for longer than you hoped.

Furthermore, unless you’re delusional and are expecting a multi-millionaire to pay cash without blinking an eye, most purchasers will need to obtain a mortgage loan. In that case, your home still needs to appraise at an amount sufficient enough for the lending institution to make the loan. Simply put, a lender won't approve a loan for, say, $300,000 on a house that’s appraised at $275,000. While it's certainly possible to find a buyer willing to pay cash, most smart buyers aren't going to overpay for a house. After all, they didn't get in a position to pay cash because they make poor investment decisions.

Your home contains too much of your personality.

When trying to sell your home in the Metro Atlanta home selling market, declutter and put away your knick-knacks.

Let's say you love rabbits. Throughout your home you've assembled a collection of rabbit knick-knacks from all over the country. Ceramic rabbits, brass rabbits, wooden rabbits – everywhere you and your prospective purchasers look. You see cuddly, cute bunnies. You buyers see rodents that are a nuisance and steal food from bird feeders. Say your husband is an avid hunter who proudly displays his deer and duck mounts on the den wall – six of them at last count. What he may see as the results of successful hunts, some buyers – especially females – may not be able to relate to. They see poor, defenseless, dead animals. In either instance, it's not likely your home will get a second visit, Pack up the rabbit statuettes and store the hunting trophies. And get them out of sight.

All too often, homeowners make this mistake in the Metro Atlanta home selling market by not removing the clutter, photos and memorabilia from their homes as they should. Remember, a prospective buyer wants to be able to picture themselves and their belongings in the house, not those of the current owner

Do not conduct tours of your home. 

Most real estate agents agree – conducting a home tour is a job best left to the professionals in the Metro Atlanta home selling market. The reason? Simply because most buyers are very uncomfortable when the seller is present for a home showing. Prospective purchasers don't feel relaxed or able to freely explore the house if the owner is there. As one real estate agent put it, it's similar to shopping in a retail store where an over-enthusiastic sales clerk follows your every move. If that's ever happened to you, you probably didn't stay in the store very long. Moreover, you probably didn't return –  much less buy anything. Leave the home tour to the professionals. Allow them to give the prospective buyers enough time to take a thorough look at your home without you looking over their shoulders.

Do not let your pets take over your house. 

This can be challenging, at best. If you're a pet lover, no doubt you feel like your pet is part of the family and belongs in your house. However, your goal is to sell your home as quickly as possible. The experts recommend finding a temporary place for your pet while you're trying to sell. It's also a good idea to do whatever is necessary to make prospective buyers forget that you even own a pet. In other words, when you clean your home of your clutter, don't forget about your pet’s clutter too. That includes dog beds, litter boxes, various chew toys, scratching posts and other pet reminders. Keep in mind that buyers may recognize pet odors that you have become used to. Those odors can be a huge turn off – especially to buyers who don't have or don't want pets.

Restricting or limiting when buyers can see your home.

Until your home sells, your job is to try to sell your home to anyone willing to pay the asking price, or as close to it as possible. If you're serious about selling, you'll want to make it as easy as you can for potential buyers to visit and view your home. Most real estate agents agree that putting restrictions or time constraints for when prospective buyers can visit is one of the biggest mistakes you can make in the Metro Atlanta home selling market.

While it can certainly be an inconvenience – even an invasion of privacy – remember, you're in the business of selling your home. As such, it’s incumbent upon you as a serious seller to be prepared to make your home available for a showing whenever possible. You never know when the right buyer will come along, so be prepared. Again, your goal is to sell your home. Be willing to make time and convenience concessions if requested – that's considerably cheaper than making huge reductions on the selling price!

See more articles pertaining to selling a home in Metro Atlanta in the Atlanta Home Selling Tips section of our site below Atlanta Real Estate Categories in the column to your right.

Remember, we also post tips daily and would love it if you Follow us on Twitter and Find us on Facebook too.

Posted in: Atlanta Home Selling Tips Tagged: Metro Atlanta home selling tips

Don’t Overprice Metro Atlanta Single Family Homes

For illustration, let’s compare two Metro Atlanta single family homes for sale in the market. We’ll assume they’re comparable in all the pertinent ways. They’re the same size, the same style and the same age. They’re even located in the same neighborhood. The only difference is in the asking price. Home A is listed at $279,900 and Home B is listed at $265,900. Let’s assume a buyer comes along and looks at both homes and determines that either home would be a great fit for his family. Realistically, which home do you expect will get the first contract offer? Let’s examine several factors worth remembering when it comes to pricing Metro Atlanta single family homes for sale.

Metro Atlanta Single Family Homes: Price Right and Sell

The illustration above, although relatively simplistic, is accurate in the way some sellers view their homes when they list them for sale. While many people may think pricing the home higher than it’s worth may give themselves room to negotiate, in truth such a decision could dissuade a buyer altogether.

Metro Atlanta single family homes will sell faster if they are priced right to start with.

A competitively priced home at the outset will likely sell at the higher end of the value range. If it stays on the market for an extended period of time, the lower it ends up in that range. According to Zillow, homes that linger on the market tend to sell for considerably less than their listing price – as much as 5% less after just two months.

Although we never work for sellers or list any Metro Atlanta single family homes for sale, as exclusive buyer's agents, we can help you by referring you to the most qualified listing agents in the marketplace, due to our experience in working with these agents over the years. Even though we always only work for buyers and never for sellers, we offer these tips to potential home sellers as assistance in the process of selling your home.

Often there’s an ongoing battle between seller and real estate agent. The homeowner has an extremely one-sided opinion of the real estate market, and his experience is likely limited to only one home – his own. Real estate professionals, of course, are equipped with the knowledge and experience of what’s going on in the various neighborhoods in their market. Armed with limited knowledge, some sellers stubbornly over-value their homes – this is particularly the case with homes for sale by owner. Real estate agents have the advantage of knowing that Metro Atlanta single family homes for sale that are priced right and show well will sell.

Because the real estate market and prospective homebuyers usually respond to new listings in the first several weeks, it’s important to enhance a home’s attractiveness right off the bat. Price the home right and it will sell – especially if you take your agent’s advice on cleaning, decluttering, staging and improving the home's curb appeal. Price it too high or throw it on the market before it’s ready to show and you’ve hurt your chances of a sale. Little or no interest means the home stays on the market longer than it should, newer, more competitive listings are added and your home becomes “old news.”

As an unsold listing loses interest, it usually results in a price reduction – especially after several weeks or months of little activity. In addition, the home may very well develop a stigma attached to a sales price that started too high, was reduced, but still remained unsold. When that occurs, savvy agents and buyers often make an offer that’s even lower than the reduced price. The result isn’t pretty, as sellers risk losing the momentum and advantage of being a new listing on the market for Metro Atlanta single family homes for sale and quickly surrender their bargaining power.

Add to that scenario the risks of a changing market and you have an even more challenging set of circumstances. Let’s say a seller lists his home in April in an active early spring market. The chances of an overpriced home actually selling can be impacted by increased inventory, an economic slowdown, rising interest rates or other market conditions. Six months later, the price range for the home is substantially lower than it would have been if it had been priced right in April. Therefore, changing market dynamics is an undue risk a seller should take by pricing a home too high.

Continuing the nightmare, let’s assume the house remains unsold on the market. As more time goes by, the sellers may get complacent. Their enthusiasm about selling their once-prized home severely dampened, they become slack in their ability or desire to show the house in its best condition. Curb appeal suffers. Word on the street and in the Metro Atlanta single family homes market is, the house “has issues” since it’s been on the market for so long without much activity.

Prospective buyers that do show interest end up low-balling the price, testing to see how "motivated" the seller is.

A word of advice to sellers: If you’re serious about selling your home, take pricing it just as seriously. Have a plan in the event your home doesn’t sell quickly. If you find that you and your real estate agent disagree on the price – as long as it’s not a big difference – consider asking the higher amount. However, be prepared to reduce the price fast if you need to, especially if the price range is more in line with the comparably priced homes getting high traffic and multiple offers. Activity among Metro Atlanta single family homes for sale will likely improve and the market will respond accordingly to a property that is perceived as being priced correctly by a seller who demonstrates they are serious about selling their home.

See more articles pertaining to Metro Atlanta single family homes for sale in the two sections of articles on Atlanta Real Estate and Atlanta Homes for Sale just below Atlanta Real Estate Categories in the column to your right.

Remember, we also post tips daily on Twitter and Facebook. Check us out there too.

Posted in: Atlanta Home Selling Tips Tagged: Metro Atlanta single family homes

Metro Atlanta Home Selling Tips: Do This First

Among the various Metro Atlanta home selling tips are the usual recommendations such as decluttering your home, cleaning the carpets, sprucing up the landscaping and perhaps doing a little painting. While those are certainly good suggestions designed to maximize the curb appeal and presentation of your home to prospective buyers, here’s another important “to do” to add to the list.

Vital Statistics – Metro Atlanta Home Selling Tips

Although we never work for sellers or list homes for sale, as exclusive buyer's agents, we can help you by referring you to the most qualified listing agents in the Metro Atlanta marketplace, due to our experience in working with these agents over the years. Even though we always only work for buyers and never for sellers, we offer these tips to potential home sellers as assistance in the process of selling your Metro Atlanta home.

There is one thing we recommend you do before you sell your home:  Check your home’s vital statistics. Consult your local government’s resources to ensure it has accurate information regarding your home.

One of many Metro Atlanta home selling tips is to check on vital statistics and building permits for your home.

You’ll find your local municipality has information on your home – regardless of its age, size or location. Your town’s building department and assessor’s office will both have records about your home. The reason to check those records prior to listing your home for sale is simple – often the information contained therein could be erroneous. If the records don’t match your home’s reality, any resulting issues that are unresolved could delay the sale or even squash it completely. For example, let’s say you’ve always been told your home contains 2,759 square feet. Armed with that information – without verification – you list your home at an asking price based on comparably-sized homes. When a buyer signs a contract to purchase your home he assumes, as you did, that the square footage is correct. However, at some point prior to the loan closing – either during the appraisal process or some other routine event – it was discovered the correct square footage is actually 2,579. A transposition error caused you to assume your home had 180 more square feet than it actually does. While 180 square feet isn’t a huge difference, if the sales prices was calculated at, say, $90 per square foot such a mistake could potentially mean a difference of $16,200. That’s enough to make the mortgage lender alter the amount they would be willing to finance and it could substantially change your prospective purchaser’s interest level in paying a higher than market asking price.

So, remember this one of many Metro Atlanta home selling tips:  Consulting your municipality’s building department could have avoided the above-referenced discrepancy. The town or municipality keeps records of every construction permit issued and all buildings built. In addition, the building department is responsible for making sure that if any changes are made to the building they meet the current codes in force, and that the work is performed by licensed contractors. The primary concerns of the building department are home health and safety issues. Therefore, when an application is made for a new construction or home improvement permit, a building inspector from the code enforcement office must physically visit the property to review, approve and give written permission that the work done by the contractor, electrician or plumber is approved and meets the local codes.

When a purchaser agrees to buy your home and signs the contract, often they (or their representative) may go to the building department to perform due diligence. In the event there’s an open permit – a permit that was applied for, but never signed off on for final approval – that could raise a red flag. Even worse is if no record exists in the building department of work performed that should have been inspected and approved.

Sometimes home sellers discover a mistake was made. For example, permits weren’t approved or closed properly, but the seller assumed they were. The mistake could have been made by the building department, the former owner or the building contractor. In addition, it’s not unusual for homeowners to mistakenly assume that any type of renovation was performed as the building code requires, only to find out it wasn’t. Such a mistake can potentially present a problem when a seller tries to sell his home. The reason is that once the title to the property transfers to the new owner, he assumes responsibility of any illegal work not meeting the code requirements. That’s a liability few, if any, buyers want to inherit.

In addition to the building department, the town or county assessor maintains records on the local real estate market to ensure the assessed value of your home is correct and comparable to what the market reflects. The assessed value, of course, affects the real estate property taxes.

Before you put your property on the market for sale, add this to your list of Metro Atlanta home selling tips: Go to the town hall or county courthouse (the source varies from state to state) and check the property records. You’ll find that many times solving issues such as open construction permits or errors on a piece of real estate can be fairly easy. Remember, it’s better to tackle a potential problem ahead of time before it could jeopardize the sale of your home – especially if it causes delays and the proverbial “domino effect,” creating additional problems down the line.

If there’s a larger issue or more complex problem, real estate experts suggest holding off listing your home for sale until it can be cleared up. For example, lowering your property assessment may take time to appeal and plead your case to the property authorities. Because of that, it may be best to get the assessment lowered first, then put your home on the market. A lower tax bill will, no doubt, be an advantage to your prospective buyers.

See more Metro Atlanta Home Selling Tips in the section of our site below Atlanta Real Estate Categories in the column to your right.

Remember, we also post tips daily and would love it if you Follow us on Twitter and Find us on Facebook too.

Posted in: Atlanta Home Selling Tips Tagged: Metro Atlanta home selling tips

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