So yesterday we looked at 10 different houses. These were all over Lake Norman, mostly in Cornelius and they encompassed a range of price points.
We look at a lot of homes, both with clients and without. There's no faster or better way, in my opinion, for a realtor to understand the market - other than to BE in the market. Antiquity is a good example. There are 4 active listings in Antiquity, and 3 homes under contract. Let's break this down.
Of the 4 active, we looked at 2. One of those is a distressed sale. Very nice home, but it is an "as is" sale. This is the lowest priced home of the 4. But, you are waiving off your due diligence period, so it shouldn't price at market. This is important information to know both as a buyer looking in this area, and a potential seller. This sale has the potential to drive comps in either direction.
The second home we saw was very nice inside. There wasn't anything not to like, really. But, it isn't for every buyer. And in this instance, the small lot really comes in to play. You are really close to your neighbors!
The third home is located right next to it. But, there was an issue with lockbox and we couldn't gain entry. Keep in mind that on average, it take about 12 showings to get to offer, so you can think of a missed opportunity as an 8.3% "hit" to your likelihood of getting to contract. This is why when you list your home, you want to be show-ready, which means ACCESS!
The fourth home wasn't too excited about showing an "agent preview" yesterday. I always indicate agent preview unless I am with a client. So, if an out of town buyer wants me to screen homes for them in advance of a visit, I book agent previews. I also book agent previews to do market research. Unfortunately, I didn't get to see the fourth home because I had already booked up that time slot. I did a quick drive by, and the location of the house is very nice - away from main traffic. But, this gets back to another point. I know it's a pain sometimes for sellers to show their home. But, when you are selling your home, you want to EXPOSE it to the market as much as possible. I can't recommend a house as a pick of the week, for example, without having confidence that it is! And, when out of town buyers are here to make a decision, they need a short list of homes to look at. That's why I preview homes for them in advance!
So, viewing the inventory in Antiquity offers much more perspective than only looking at the data. In tandem, physical tours with the data analysis puts my clients in a strong position of knowledge and allows them to make decisions with confidence.
Some other observations about yesterday:
- Cleanliness really is next to godliness. I know it's tough with dogs and families, but you don't want buyers thinking "ick", "gross", "eww" when they walk your house! One home in particular yesterday was in rough shape from a cleanliness perspective - and they want top of market!
- Make sure your lights work. I know, seems obvious, right? But yesterday, I walked into a great house where some money had been spent to remodel, only to have a very dark master bedroom. Guess what? You could barely see what they'd done in the master.
- Mow. The. Lawn. Again, nice home. Front yard looked pretty good. Back yard was a wild jungle. That's a turn off.
One of the nicest homes I walked yesterday has been on the market close to 6 months. It's clear that the owners have long moved. This is an expensive home - over 700K. The yard needed some work in the front, but the home is beautiful. But, here's the problem. The air is stuffy inside, because it hasn't been opened up. It's completely empty. And sometimes with a nice open concept, you need it staged for buyers to properly vision themselves living in the home. The MLS price sheets on the counter were 3 months old and had the wrong price. And, there was a separate sheet of paper outlining all the wonderful upgrades the home included, but none were listed in MLS. When you hire an agent to sell your home, make sure they understand you are hiring them to MARKET and NEGOTIATE your home, and make them get specific about what that entails.
Ok, time for my newest property picks!
If you liked my last pick in Heritage Green, then check this out. This is a one story home with more square footage, and it's basically the same price. Just listed on 4/12
This house is located in Robbins Park. Nice layout with a downstairs master and the rest of the bedrooms upstairs. Big fenced in level yard and a nice open concept.
Waterfront in Blue Stone Harbor! Check out those pictures of the back deck!
Let me know when you'd like to see these properties! I'd love to show them to you!
Want to see the video? Click here!