Tag: choosing a realtor to sell your home

Selling Your Home in a Changing Market

Selling your home in a changing market is the biggest concern for most home sellers and their agents right now. With mortgage rates skyrocketing this year, there are fewer buyers, offers, and houses being sold.

While the real estate market has changed dramatically in the last few months, many newer agents have never experienced this kind of market. Previously houses were flying off the shelf sometimes sight unseen. We are now back in a market that I love. For the past few years, it was about having to come up with the best strategy to be the seller’s favorite offer. Now it comes down to Real Estate 101. It comes down to understanding the market and how your home can stand out from its competition once again. We are finally back to selling homes using the basics of real estate.

You see, selling your home in a changing market comes down to three things. The first and most important thing is your home staging. You can’t sell your home without it.

The art of home staging

In 2006, I learned the art of home staging from the lady that created the concept in 1973. Home staging is not new. It was originally designed for occupied homes to create your best look by using your own things. It was never about furnishing vacant homes. And in 2006, homes weren’t selling. I knew the problem and I just needed a way to fix it. There were houses I would show and be embarrassed about the way they looked. I knew the secret to selling any house in any market was home staging. But I didn’t know how to sell the idea to my sellers. After tracking down the lady that created home staging, I flew to Chicago and worked with her one on one to learn the craft itself and her best-kept secrets.

Overland Park Home Staging was born

When I returned from Chicago after my training and becoming an Accredited Home Staging Stylist, I got busy and started a home staging business. Another Staged Home later became Overland Park Home Staging. In 2006, it was a very new concept to most Realtors but when they saw the difference it made, things really took off!

At that time, there was only one other home stager in the area that I knew of. But as time went on, home stagers started popping up everywhere. Most of them never had any formal training. At that time, I was known as the Queen of Staging.

In the art of home staging, there is a definite home staging concept that I learned and there are strategies to use on every house. I was lucky enough to have the “right eye” to be able to walk into a room and create your home’s best look. It was mostly about what to keep, what to get rid of and the right arrangement of your furniture and accessories. Anybody can come in and tell you to pack up your stuff – that’s called a Home Staging Consultation. What you really need is someone to come in and create your home’s best look using what you have – that’s a Now to Wow Styling Session. Sadly, that’s where most of today’s home stagers fail. They just don’t have the right sense of style that’s necessary to create the look that sells.

To stage or not to stage

The way your home is staged or not staged will determine whether you get showings and offers on your house. All of my listings have to meet the criteria of the Model Home Look before we decide on your actual listing price. I tell my sellers all the time, sometimes I increase the price because I’m so impressed with the end result and the way their home looks.

Pricing your home to sell in a changing market

Pricing is the second most important thing when it comes to selling your home in a changing market. The real estate market changes every day. You can decide on a price for your house and the day before you come on the market, you see a for sale sign in your neighbor’s yard that is less than your price and their house is better than yours! Believe me when I tell you that happens ALL THE TIME!

I have a very specific Home Pricing Strategy that I use with every new listing I take. The seller and I have to agree on the strategy and if we get it wrong, we know when we will course correct it even before they come on the market. Time is of the essence in real estate and every day you’re overpriced is detrimental to your bottom line.

The right price is imperative to sell your home quickly in a slower market. But even with that said, if your home shows well and the buyers fall in love with it, they will make an offer even if it’s lower than the asking price.

Choosing the right Realtor in a changing market

The third most important aspect of selling your home in a changing market is the Realtor you choose. I know, most sellers choose their agent based on their relationship with that person. My last listing was referred to me by a former seller of mine. Her friend was getting ready to sell and she was thinking about using a newer agent that was a friend of a friend. But my friend intervened and suggested that she give me a call – knowing I could turn her house into a fabulous listing that would show well and sell quickly.

My 35 years of experience and home staging expertise came into play when we turned an original kitchen that was not being used, into a mudroom to die for on a shoestring budget. The house sold in September 2022 when mortgage rates were skyrocketing. We sold the 1st weekend, with multiple offers and it sold for $20k over the asking price.

I can’t imagine where they would be had they hired the newer agent with little experience. This house went through a few major transitions. Other agents told them things to do to the house that I told them didn’t matter. Real estate is totally each person’s opinion. Ask 5 agents for their advice and they will all give you a different answer. I always look at it from a home stager’s point of view. My plan must have worked. My sellers are now living in Colorado.

Is your agent right for a changing market?

If the Realtor you are going to hire is complaining about the slowdown of the market, that person might not be the right agent for you. In other words, houses are selling when the listing agent knows how to make it happen. That being said, your house has to look fabulous and be priced right in order to sell.

A changing market is the best time to talk to different agents. I always suggest talking to 3 different agents and making your decision based on their game plan to sell in a shifting market. If they are still using the same plan they were using a year ago, move on. The market has changed.

You see, you can still get multiple offers for thousands over the asking price if your house speaks to the buyers. Instead of reducing your price 30 days into the deal, now is the time to create your home’s best Model Home Look and wow those buyers. You’ve only got one chance to make a first impression. It’s the 10 second rule! Buyers will make a decision about your house within 10 seconds of opening the front door. Give them what they want and they will pay you more money for it every time.

Bottom line

At the end of the day, there are only 3 ways to win when selling your home in a changing market. In real estate, there is no try. Nothing else matters other than:

  1. The way your home looks
  2. The price
  3. The Realtor you choose

Without those 3 things in place, you too could be looking at average days on the market of 30+ with multiple price reductions. It’s your house, your money, and your future. Why not get it right from the beginning and get your home sold now? There are still plenty of buyers out there. Why will they choose your home over your competition?

To schedule a FREE 30-minute home selling consultation with me, call or text (913) 515-3250 to see if what I do will work for you!

Check out today’s new listings either below or in the sidebar. Call or text me at (913) 515-3250 to see inside one of these homes. I AM NEVER TOO BUSY to show you a house. Real estate is my main hustle after 35 years! Everything else I do is bells and whistles to enhance your experience!

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Home Staging Services for Realtors

Home staging services for Realtors vary with the company or home stager you hire. Since 2006, Overland Park Home Staging has been staging occupied homes. We work with what your clients have to create our signature Model Home Look. This is the look we strive for so your listing looks better than the competition. Even if your clients don’t have great stuff, their house will look amazing when we are finished with it.

Hiring a professional home stager for your upcoming listing will make you look more professional to your clients. It sends the message that you are committed to getting their home sold fast and for top dollar. Let them know you work with an award-winning home stager. That can also eliminate any home staging questions your clients may ask. You can just tell your clients that you rely on and trust the advice of your home stager. If they need more information, refer them to OverlandParkHomeStaging.com.

Perhaps you aren’t in a position to pay for these services. Whether you pay or you let your client know that would be one of their expenses in preparing their home for the market, home staging shouldn’t be overlooked.

Home staging is one of the only 3 reasons a house is going to sell especially in a changing market. If you aren’t offering home staging services, or at least having a conversation about it, your competition is.

You have two options to choose from:

Home Staging Consultation

We walk through and around the house and create a punch list of to-dos for your clients of what should be done before the house comes on the market. This includes decluttering, depersonalizing, and rearranging their things.

This typically takes about one hour. Your clients will receive a follow-up email so they have a list to work from. The cost for this Home Staging Consultation is $75.

If rearrangement of furniture is necessary, it would be done in the next follow-up appointment.

Now to Wow Styling Session

After your clients complete their list of to-dos, we will come back and fine-tune things and put the finishing touches on their home. This is to prepare the home for the Photo Shoot. We always recommend professional photos as part of the Home Selling Process.

A Styling Session also prepares your clients for how their home needs to look for showings. They will realize that the way they live in their home and the way they sell their house are two different ways.

This session also takes about one hour. They can contact us directly when they are ready or you can schedule. This appointment should be booked a day or two before their Photo Shoot. The cost is $75.

Sometimes clients need complete room rearranging of their furniture which would happen at this appointment. Should this be necessary, most agents have their clients pay us directly for anything over our one-hour Styling Session. That fee is $75 per hour.

Why us?

Overland Park Home Staging offers home staging services for Realtors based on our real estate experience.

Melinda Bartling, Queen of Staging, and owner of Overland Park Home Staging is an award-winning home stager and one of the first stagers in the Kansas City area. She was formally trained in Chicago in 2006 by the lady that created the concept of Home Staging in 1973. By following the proven 10 Home Staging Guidelines for every home she stages, Melinda transforms homes from “Now to WOW!” She created her 7 little best-kept Home Staging Secrets that she uses on every house and other stagers only wish they knew.

She credits her success to understanding what buyers want in the house they buy. When you give the buyers what they want, they will buy the house faster and pay more money for it every time. That concept begins with the home staging and the way buyers feel when they enter a home. She knows buyers will make a decision about buying within 10 seconds of entering a home.

Melinda is considered to be a home staging expert and is often contacted for professional advice. She was regularly highlighted in The Kansas City Star and recently featured in an article in The New York Times, Dressing Your Home for Success. As a Realtor since 1987, she is also a 15-year recipient of The Five Star Professional Realtor Award in Kansas City.

How to schedule home staging services for Realtors

Either you or your clients can schedule.

To schedule your Home Staging Consultation ($75), Styling Session ($75), or both ($150), call or text Melinda at (913) 515-3250 or contact her here. Your payment verifies your appointment. Once payment is received, your appointment will be scheduled. Our Venmo is @MelindaBartling.

home staging services for realtors

We know you may need to reschedule your appointment for various reasons. Just let us know. We work on a very tight schedule. Should you cancel your appointment, no refund will be issued but a credit will be extended. This is the only way to keep our schedule full and allow us to get to everyone as soon as possible. Thank you for your cooperation and understanding.

Pricing Your Home to Sell

The real estate market may be changing but if you’re not pricing your home to sell, you could be in for a huge surprise. There are still lots of buyers who are ready, willing, and able to buy your home for top dollar. But that doesn’t mean you can overprice your home and expect them to come running.

Today’s home buyers are savvy. They have done their research. They have spent hours looking at homes in person and online. After all, there are so many places to check out…Zillow, Trulia, Realtor.com, etc. And they always think one website will have a house and different information than another.

Home buyers that I work with typically know way more about a house I am going to show them than I know about it. They have looked at it online from every possible angle, taken every tour, and know its history. In addition, they know when you bought it, how much you paid for it and they are comparing it to others they’ve seen. They have probably driven by and will rule it out if it’s new to the market and they think it’s overpriced.

You see, it’s about them – your buyers and the experience they will have buying your home. By overpricing your home, it will make them leery. Buyers already think they are overpaying for a home. And then when you inflate the price, they will not trust you or the transaction. Nothing I do or say will change their minds. But price your home right and stage it so they fall in love, they will line up to bid the price up because it’s what they want to do.

Pricing your home to sell

Pricing your home to sell starts with being realistic, looking at the comparable homes that have sold, and trusting your agent. Unfortunately, there are lots of agents who will tell you what you want to hear. Believe me, in over 35 years of selling real estate, many agents are still using the same tired old tactics to get another listing. Overprice it, tell the sellers what they want to hear, and beat them up to lower their price later. That’s the 3P Marketing Plan of the ’90s:

  • Put the sign in the yard
  • Put it in MLS and
  • Pray

What else can you do when you’ve overpriced a home?

The only 3 reasons a house sells are:

  1. The right price
  2. The right staging and
  3. The right Realtor

Which comes first? Any house will sell if it is priced right. The agents who are good at pricing a home to sell are ahead of the rest. But unfortunately, they are few and far between.

The right home staging is important but even I will admit, some attempt at home staging is better than no staging at all. The difference is homes that are styled and staged to look drop-dead gorgeous get you more money – that’s all. It’s your money you’re either making or losing.

But making it all happen is having the right Realtor who can help you understand how real estate works. Selling your home is simple, but it’s not easy. The Realtor you choose will determine the results you get. Make sure the process starts with pricing your home to sell. After all, it’s your money. And the faster your house sells, the more money you will get!

If you’re thinking of selling a home in or around Overland Park and want to know what I do to help you sell faster and for thousands over the asking price, text or call me at (913) 515-3250 or contact me here.

Check out today’s new listings either below or in the sidebar. Call or text me at (913) 515-3250 to see inside one of these homes. I AM NEVER TOO BUSY to show you a house. Real estate is my main hustle after 35 years! Everything else I do is bells and whistles to enhance your experience!

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(all data current as of 12/1/2022)

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Home-Selling Marketing Tips

When it’s time to sell your Overland Park home, there are several quick home-selling marketing tips that can be incorporated to make the process easier, faster and that will net you more money. But it all comes down to your agent’s marketing mindset.

2 marketing mindsets to sell your house

  1. the average agent’s default plan to sell your home – the hope and pray plan and
  2. my “by design” version to sell your house – making sure everything is just right

With over 35 years of selling real estate, I do know selling your home requires a marketing plan. You don’t need an 89-point marketing plan. My plan is 3 simple steps and it works time and time again to sell my houses faster and for more money.

Unfortunately, selling by default is what most agents do. They don’t really have a plan to sell your house other than the hope and pray 3 P plan:

  1. Put a sign in the yard
  2. Put it in MLS and on the internet
  3. Pray it sells

Additional worn-out marketing that doesn’t work

After that they will often hold an open house every week, knock on every door in the neighborhood and put up pointer signs on the corners.

That last one did catch my attention recently. As a real estate agent and marketer, I am always intrigued by other agents’ marketing actions. For sale signs always grab my attention.

On my way to pick up my grandkids at school, I noticed a new “coming soon” sign on a corner house that I pass by. Then the coming soon sign came down and the open Sunday sign went up. A week later, there was a pointer sign on the corner – house for sale. After that, the agent added some balloons to the pointer sign.

I had to laugh. Yes, it caught my attention but do those things really work? The house is still for sale almost 2 months later.

I learned 35 years ago about the 3 P method to sell houses. They are just the wrong 3 P’s.

My 3 P’s come from a totally different kind of mindset but work to sell my average house in less than 3 days on the market, with multiple offers and for more than the asking price.

Fresh home-selling marketing tips

  • Planning my strategy to sell your house
  • Preparing your house to stand out from the competition  – home staging is my area of expertise
  • Pricing your house to sell versus sit on the market

Updated 3 P’s are very simple but they are not easy for most agents. Here’s why:

Agents are typically guided by their company strategies. That in itself, they don’t always work.

The right staging is crucial to selling your home quickly – that means detailing and fine-tuning your home so everything is just right. The proper arrangement of your furniture and accessories will cause buyers to fall in love with your home so they have to buy your house NOW. If they don’t fall in love, they will not buy your house.

Pricing your house to sell is a skill in itself that takes time to master and most agents don’t ever get it right. Most agents will overprice your home and then be embarrassed to ask for a price reduction.

Bottom line

I take one house at a time and create the best strategic home-selling marketing tips and plan that works for your home. Then I will make sure your home has that Model Home Look, is show-ready, and is priced to sell.

If you are thinking of selling your home, now is the time to create a 3 P strategic plan to sell. Call or text me at (913) 515-3250 or contact me here to see how my 3 P’s can work for you!

Check out today’s new listings either below or in the sidebar. Call or text me at (913) 515-3250 to see inside one of these homes. I AM NEVER TOO BUSY to show you a house. Real estate is my main hustle after 35 years! Everything else I do is bells and whistles to enhance your experience!

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(all data current as of 12/1/2022)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 
 

What’s Your 5 Year Plan

I work with a lot of baby boomers that are on their 5 year plan. Whether they are selling now or in the near future, they all want advice of what they need to do to sell “when it’s time.”

If you’ve been reading any of my previous blog posts, you probably already know about 35% of the houses that come on the market for sale – NEVER SELL! While that’s scary to me, it’s a reality. What’s even scarier is the fact that no seller thinks they are in that 35%.

So who is in the 35%?

How can you avoid being one of those sellers who never sells? Step up to the plate and give the buyers what they want. The days of “the buyers can make the changes after they buy our home” are over. That mindset will guarantee you don’t sell your house. Find out what it’s going to take to get your home updated so you sell it fast and for the most money.

What do today’s buyers want?

Follow my strategy and create The Model Home Look and you’ll have the buyers doing cartwheels to be the winning offer in this busy real estate market.

Today’s average buyers want a house that’s turnkey ready. They don’t want to do any work, nor do they have the time or money to do any work. They want to move in on Sunday and go back to work on Monday. That’s just the way it is. If you can get your head around that, you’ll be halfway there when selling your home.

Who is going to buy your home?

That question will be best answered by the current market. If your buyer is a young couple, they may not like your decorating style. While you’re saying, “our things aren’t staying with the house” trouble is, your things are sending a buy me or run message to your buyers.

Your buyers must be able to see themselves living in your house. And if it’s full of furniture from the ’70s or before, it’s going to remind them of their parent’s house or worse – their grandma’s house. I have never had a buyer say they wanted to buy either of those. After all, they have their own style and it may be nothing like yours.

What the typical home seller thinks

Recently I met with a lady whose house was stuffed full of furniture and accessories. Every inch of her home was filled with furniture and things she had collected over the years. She had such a hard time when I said she was going to have to pack some of those things up and move some furniture to free up some space.

Also, the homeowner thought that her things would make her house seem “homey.” I said she was sending a message that her buyers wouldn’t have enough furniture to fill the house up. Then she told me it was their “dream home” when they bought it and was having a hard time detaching from it.

Getting your 5 Year Plan in place

When you’re selling your home, you will either set yourself up for success or failure. My sellers who get that want me to stage and style their home so it sells now versus later. They also understand that their home must be ready. And they are. After all, they have been working on their 5 year plan for the last 5 years!

It’s understood that selling their home is like a Red Carpet Event and they would rather get it over with than lingering on the market. While you might think you’ll net more money after being on the market for a length of time, you’re only fooling yourself. When selling your home, there is no time for trying. Bottom line, hire an agent who has a plan in place to sell your house beyond the typical 3P Marketing Plan – Put it in MLS, Put on Broker Tour on Tuesday for the other agent’s opinions and Pray someone will buy it.

Bottom line

Selling a home requires a marketing plan that is designed to make it happen. I’m on a mission to help sellers understand how to sell their home faster and for the most money possible.  The perfect buyer for your home is out there – the question is are you onboard to make it happen?

If you’re considering selling and have things to do to prepare your home for the market, call or text (913) 515-3250 for your 5 Year Plan Consultation. Don’t delay in getting the information you need to make a wise decision about preparing and selling your home.

Check out today’s new listings either below or in the sidebar. Call or text me at (913) 515-3250 to see inside one of these homes. I AM NEVER TOO BUSY to show you a house. Real estate is my main hustle after 35 years! Everything else I do is bells and whistles to enhance your experience!

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(all data current as of 12/1/2022)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 
 

The Coming Soon Sign – Pros and Cons

Home sellers are always asking if I can put up a coming soon sign so their house gets more visibility. Yes, I can…but is that to your advantage? I want to share my opinion of the pros and cons of coming soon signs.

There are many schools of thought. Obviously, there is the home seller’s train of thought and the Realtor’s train of thought. My thoughts are always based on what works versus the seller’s thoughts of what they see others doing and what everybody is trying to sell you.

The pros and cons of a coming soon sign

Pros of a coming soon sign

As a home seller, you want to make sure your home is getting as much exposure as it can possibly get. But likes on Zillow don’t really matter. Random exposure is not as important as the right exposure. For example, I know you’ve seen houses on Zillow that have hundreds of views as well as saves, and yet it hasn’t sold yet. Those are random likes. When marketing your home, I expose it to Realtors who have buyers who are ready, willing, and waiting for a house like yours to come on the market. That is what is going to get your home sold with multiple offers and for thousands of dollars over your asking price.

Cons of a coming soon sign

For many reasons, a coming soon sign definitely gets the attention of the neighborhood! Your neighbors might tell some of their friends that a house in their neighborhood will be on the market soon. They might even mention it on their social media. But are their friends, YOUR buyers? In other words…

  • Are they working with a Realtor?
  • Have they been in the home buying process for a few months now?
  • Are they preapproved for a home loan? Do they have a house to sell?
  • Are they prepared to close in 30 days? Do they know how the current market works?
  • How many houses have they looked at?
  • Have they made offers that weren’t accepted?
  • And most importantly, how many houses have they lost?

Buying a home has changed

You see, home buying has changed. Until a buyer goes through the “how to buy a house when there’s no inventory phase” of the home buying process, they are not going to buy your house for over asking price. They just aren’t. Those people are not your buyer.

Home buyer case study

My recent buyers had every intention of finding a newer, larger home before they ever put their home on the market. Ashley had purchased the current home years ago when she was single. It was just right for her needs. But after getting married and having a baby, a 2 bedroom with no basement didn’t suit them so much anymore.

They did their due diligence and got preapproved for a home loan without having to sell their current home. That way, there was no pressure. They could take their time and find the right house without trying to coordinate two moves.

Long story short, we probably looked at 30 houses and wrote 10-15 offers…that they didn’t get. Every time they lost out to another offer, I tried to find out why. With every lost house, they became more informed of how to buy a house when there is no inventory. We kept coming up with a better game plan. They became better and stronger buyers. They learned the secret of buying a house in today’s market from not winning. Finally, they bought a house that worked for them and it didn’t break the bank.

When should you use a coming soon sign?

On the other hand, a coming soon sign might work for a house that:

  • Doesn’t show well and needs an extra push to get everybody’s attention
  • Might be in an area where similar houses don’t get multiple offers or
  • Is just flat out overpriced

Not to mention, there are license laws about what “coming soon” even means and the logistics of it. Formerly coming soon became coming soon to MLS. There are huge fines ($1,000) to pay if a house is shown to anyone before its active date. Any home for sale has to be available for anyone to see at the same time. That puts you as the homeowner under duress as well because unfortunately aggressive buyers and agents have been known to knock on a door of a coming soon house – just to take a peek.

The home buying process is all about elimination. Buyers are looking at houses to eliminate them because they know they can only buy one. That way, when they find the right one, they will know it’s the one and will fight their hardest to make it their own.

As a seller, you want all the exposure you can get but believe me, when I tell you a coming soon sign is not going to make your life easier. What I’ve found is it takes the anticipation, momentum and the thrill out of the process of coming on the market.

Hiring the right Realtor

Selling your home always starts with hiring the right Realtor. There are plenty of buyers out there that are looking for a house just like yours. Let my 34 years of experience of selling homes for top dollar and faster than the others work for you. I have perfected a marketing plan that works in all markets. Let me create my signature Model Home Look for you using your own things. It’s what every buyer wants and will pay extra money to get. It will definitely work for you…if you allow it to happen.

As your Realtor, it is my job to get your home not only priced right and looking fabulous with its model home look but to also get you multiple showings. Premarketing only takes away from the surprise of a new house on the market and the urgency to see it. Don’t give home buyers and their agents a reason to eliminate it before they get a chance to see it.

You don’t need a 59 Point Marketing Plan to sell your house in today’s market. My 3 Steps is easy and works!

What’s next?

Call or text me at (913) 515-3250 to find out how easy it will be to sell your home without all the confusion of a coming soon sign.

Check out today’s new listings either below or in the sidebar. Call or text me at (913) 515-3250 to see inside one of these homes. I AM NEVER TOO BUSY to show you a house. Real estate is my main hustle after 35 years! Everything else I do is bells and whistles to enhance your experience!

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See all Real estate matching your search.
(all data current as of 12/1/2022)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 
 

How Many Offers Does it Take?

Everyone wants to know just how many offers does it take to sell your home in Overland Park.

The local real estate market is so crazy in certain price ranges, but come on, how many offers do you really need to sell your house? Some agents like to brag about how many offers their latest listing received. It’s the best way to boost their ego and they think it will make all sellers want to use them to sell their home as well.

Other agents like to take advantage of the hot market. They will actually let offers stack up for a couple of days before presenting them to the seller. While there is nothing wrong with doing that, it does tend to make other Realtors and their buyers mad. When buyers make an offer, they like to know whether they are going to get the house or at least be considered. Wouldn’t you if you were a buyer? They don’t like waiting a couple of days to find out they had no chance of their offer being accepted.

What’s the best game plan?

There are many options an agent can employ when strategizing their game plan to sell your home. Each agent thinks their plan is the best and is unique to them. From what day is the best day to list your home for sale, to how many offers they will accept, to the number of days they will collect offers.

But after all, how many offers does it take on one house? Some agents say it’s in the best interest of their seller to let the offers pile up. Why? What’s the most any house is going to sell for? We’re in Kansas. This is not California. A $300,000 house in Overland Park is not going to sell for $350,000. How much can you push the price up before the house doesn’t appraise for the price offered – maybe $15,000?

Home buyers are desperate to buy

Today’s buyers are desperate to buy a home. With low inventory and reasonable prices in the local market, most buyers have lost out on more than one house. When I tell a buyer that they probably aren’t going to get the first house they make an offer on, they look at me with dismay. After losing out on many houses, they make crazy offers on houses that really aren’t worth what they are offering.

For example, a friend of mine told me her neighbor’s house had received 14 offers and sold for $22,000 over the asking price. When we researched that, the sale price was only $5,500 over the list price. 14 offers??? Really?

Did the house sell for $22,000 over asking and the appraiser didn’t see the value? Or did the seller exaggerate the sale price to my friend? If the house actually did sell for $22,000 over asking and it didn’t appraise, then the seller probably was forced to reduce the price to the appraised value.

But in the end, if you’re the seller, don’t plan on using that $22,000 extra money on your next house until you determine you are actually going to receive it. If your house doesn’t appraise, you may not have the money you were hoping for and it could sure screw up your next purchase in a hurry.

How many offers does it take to sell your house?

Here’s my strategy when I list your Overland Park home for sale. My goal for my listings is to get 3 great offers the first day on the market. Everyone will have a final chance to bring their best and final offer by the end of the day.

That’s exactly what happened with my house in Leawood South. My sellers ended up with $12,425 over their asking price. (In the end, they took the lowest offer but it was a cash deal and it closed in 2 weeks – with no appraisal).

Don’t expect agents and their buyers to wait around for a couple of days to hear whether or not they got the house. Buyers today certainly don’t want to miss out on another house while you’re busy collecting offers. Your best offer could end up walking away because they found another house.

If you have a great house that’s priced right and looks good, you only need one great offer in this market. You’ll keep everyone happy and save yourself unnecessary stress.

Call me at (913) 515-3250 or contact me here to see what it’s going to take to keep things stress-free when selling your home. I promise not to bring you 20 different offers that I have to present. I won’t put you through all that. 3 great offers will accomplish the same exact thing and in much less time.

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You can start your home search here and have the most up-to-date information on active listings versus searching on Zillow and getting on their radar.

Also, check out today’s most recent homes for sale in Overland Park below and call or text me at (913) 515-3250 when you find a home you’re dying to see!

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(all data current as of 12/1/2022)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 
 

Will St Joseph Sell Your Home?

While I’m all about doing everything you can do to sell your home faster, will St Joseph sell your home? Burying a St Joseph statue in your yard has never been anything I suggest. In addition, if you’ve ever used one of these statues and swear by them, then your house was probably on the market for some time and you probably finally got it priced right. But the folk custom that came to be that sellers should bury the statue in their yard as a sign of prayer asking to find a buyer for your home is pure folklore.

For that very reason, I actually decided to team up with St Joseph when I asked my seller, Melanie Dillon, if she buried one in her yard. Her response was they didn’t need to because they had St Melinda. Yes, St Melinda sold their Overland Park house the first day on the market a few years ago (it’s what I’ve always done) – when there was actually some inventory to sell.

No matter what the inventory is, there are only 3 reasons your house will sell. And St Joseph is not one of them.

  • It’s priced right
  • It looks spectacular
  • You have the right agent

There really are no gimmicks when it comes to selling homes. Never have been. Even praying doesn’t work. Me teaming up with St Joseph is a gimmick – in all reality, I don’t need him. Above all, too many agents focus on things that don’t really matter when it comes to selling houses.

Here’s my secret sauce

If you start with a realistic price and create a product worth that price, you’ll get more money every time. That’s exactly why I learned the art of home staging 10 years ago. At that time, houses that were for sale didn’t show well. Many of them still don’t show well because sellers and their agents don’t understand what home staging is and how it works.

The right price and a great look will boost the right priced home every time. But even in today’s market, savvy buyers will not buy a house that’s overpriced. They will however pay you more for a house that’s priced right and that they can see themselves living in. For that reason, buyers must get emotional about your house and if they don’t, they’re not going to buy it. My job, as your home stager, creates that emotion. My job will sell your home for more money.

Will St Joseph sell your home?

No! If you’re set on selling your house with St Joseph buried in your yard – you need to rethink things. Obviously, your house hasn’t sold for one of the above 3 reasons. What is it that isn’t working for you? If your agent is telling you it’s the market, they are lying.

There’s a Melinda-ism I may have jacked from someone else…you make excuses or get results but you don’t get both. If you want to sell your house, quit making excuses, make the changes necessary and you’ll get results.

There are buyers out there but you’ve got to give them what they want. If your house is on the market and not selling, look at the pictures online. Does it compare to the house you want to buy? If not, get a new price, new look or new agent.

I get calls from people around the country who can’t sell their house. When I see their homes, I understand why their house hasn’t sold. The time spent buying the St Joseph statue and burying it could be time better spent on figuring out why your house hasn’t sold and making the necessary changes.

If your house hasn’t sold and you need help understanding why, ask St Melinda at (913) 515-3250 or contact me here. Time is of the essence in real estate and every day your house is on the market is costing you thousands of dollars!

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You can search for homes here versus going to Zillow where they will never leave you alone!

Also, be sure to check out the latest new listings of homes for sale in Overland Park below. Call or text me at (913) 515-3250 if you find your dream home and we will go take a look inside!

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(all data current as of 12/1/2022)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 
 

Selling Your Home this Winter

If you are selling your home this winter, you have to be willing to do whatever it takes to make it happen. Keeping it ready for showings though can be challenging especially when it’s snowing outside.

Bad weather poses a problem for agents, buyers and sellers. But if you think you won’t get any showings in this cold weather, don’t ever underestimate home buyers and their agents.

In February 2011, I had a listing sell in Overland Park the day it snowed 2 feet. The sellers were out of town and nothing had been shoveled. As most people were hunkered down at home, I had a showing scheduled. Those were some serious buyers. I did call the buyer’s agent and ask him if he was crazy and told him to take a shovel with him. He shoveled his way to the front door and they bought the house. 

Here are 3 helpful tips for winter home selling

  1. Be sure to clear your driveway and front walk when it snows – if you want buyers to come into your house make it easy for them to get there. Don’t expect them to trudge through a foot of snow to get into your house. You may think they’re crazy for looking on a snowy day but everybody has their reasons. They might be in from out of town to buy a house. It’s not their fault it snowed. If they’re out looking at houses in bad weather, they are obviously very serious buyers.
  2. Have a big rug inside your front door – with snow on the ground, it’s more than likely going to end up in your house. Having a large, washable rug inside your front door will give your buyers the opportunity to remove their boots without worrying about tracking snow through your house. If there is room, you might also include a small chair in case they need to sit down to get their boots back on. They will appreciate your thoughtfulness and you will appreciate them not tracking snow through your house.
  3. Keep your front door lock lubricated– there has always been a problem with front door keys freezing in the lockbox and breaking off in the lock. If your key doesn’t work easily, you’re probably going to end up with a broken key in the lock.

Additional tips that agents appreciate

Do yourself and the buyer’s agents a favor. Go to the hardware store and buy a graphite spray (for about $5) that is specifically made for door locks and spray it into the lock. DO NOT USE POWDERED GRAPHITE OR WD-40. These do not evaporate and will tend to make the lock even dirtier and literally impossible to work.

Even with showing restrictions, give the agents a bit of a break on the time frame when showing your home. They might need a little extra time to get there which might get them off schedule a bit. Showing houses in bad weather always takes more time.

Do these 3 things and you’ll be way ahead of the other houses for sale that those motivated buyers may be looking at on a cold, snowy day in Overland Park. Little niceties pay off!

If you want to learn more tips and nice things you can do when selling your home this winter, call or text NICE to (913) 515-3250 or contact me here. I have a whole list of things I do to help my sellers stand out from their competition. Why be average when you can be SOLD FAST and get more money?

Will the House Appraise?

When your house sells with multiple offers and for $35,000 over asking price, everybody wants to know…will the house appraise? Before accepting that very attractive offer, you need to ask yourself lots of questions.

First of all, waiting to look at all offers after being on the market for 3 days is probably going to be your first problem. Don’t be greedy. You know what your house is worth…if you sell it for $20,000 over asking price, will the house appraise? Probably not. Don’t blame the appraiser. He’s just doing his job. Don’t expect him to put some unrealistic value on your house when it doesn’t exist. He’s working for the buyer and the lender. He’s going to say, “Show me the comps you used to arrive at this price.” Do they exist?

Appraisers need proof. In order to complete their paperwork and assign a value to your home, they need to be able to show 3 other comparable properties that have sold for your selling price in the last 3 months. There again, ask yourself…will the house appraise?

I sold Rick and Karen’s house by the end of the first day on the market to a cash buyer and for $15,000 over asking – with no appraisal. Cash buyers don’t require appraisals because there is no lender involved.

In that same transaction, we had one offer of $23,000 over asking that was going to be financed. As an experienced Realtor, I thought that one was going to be a problem and shared my concerns with my sellers.

How important is the appraisal?

Your appraisal is going to be done very late in the game…maybe a couple of weeks before closing. If this is the case, you still need to do everything you can to make your house look its best. Impressing the appraiser is especially important if your house sold for over asking price.

The foremost thing on your mind should always be will the house appraise? While the appraiser is still going to compare apples to apples, I’ve had them tell me, “That house sure does show well.” BINGO! That will usually raise the price to an extent. That’s where home staging comes into play. The showings may be over, but next to your showings to nab the perfect buyer, the appraiser’s opinion of your home is the next most important showing there is. Get this one wrong and it could not only botch your sale, it could make a big difference in your next purchase.

Understanding the home selling process

Have a plan with your agent before your house comes on the market. IFTTT, is what I call it. If this, then that. Work through some scenarios of what might happen. If you have a brand new agent, they may not have enough experience of what will happen. But an experienced agent should be able to walk you through what to expect when your house sells with multiple offers, without multiple offers or with offers less than asking price.

Have that discussion before you come on the market and definitely before you’re running high on emotion and you’re unable to make a good decision based on facts. My average house sells the first day on the market because I set it up to happen that way. It’s part of my marketing plan so I pretty much know what’s going to happen, I expect it and share how it’s going to happen with my sellers. So, the details may change but my sellers are never surprised because we already had that conversation.

What are your expectations when selling your home?

It always surprises me when sellers have no clue what’s going to happen when they sell their home. It’s not your fault…you might be a first time seller or repeat seller. It doesn’t matter. Real estate changes constantly and your agent should inform you of what to expect when your home comes on the market.

Having a game plan is a big part of will the house appraise? You should always think things through before you make some potential huge mistakes. If your house doesn’t appraise for the price it sold for, be ready for that as well. Don’t make your next transaction dependent on every dime you’re expecting to receive on your house. You might not get what you thought and could end up not having enough money to close on your next home. I hear horror stories other agents tell. The job of your agent is to guide you through a successful transaction. Remember, the results you get will be because of the agent you choose. Choose carefully!

If you are selling your home, want a smooth transaction, a house that appraises, and more money in your pocket, call me at (913) 515-3250 or contact me here.

Click here for your home’s real value versus the Zillow Zestimate. It’s fast, easy, accurate and FREE.

Search for homes

Start your home search here versus going to Zillow where they sell your information to everyone!

Also, be sure to check out the latest, newest houses for sale in Overland Park below. When you see one you’re dying to see inside, call or text me at (913) 515-3250 and I’ll get an appointment and meet you there!

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See all Real estate matching your search.
(all data current as of 12/1/2022)

Listing information deemed reliable but not guaranteed. Read full disclaimer.