If your Austin home has been on the market a while and you haven’t gotten an offer, it’s time to re-think your marketing strategy. Though I’m sure you are incredibly frustrated, the good news is many Austin homes that haven’t sold, sell quickly after they have a fresh marketing strategy. We specialize in selling Austin homes that haven’t sold and put together a list of 17 pro tips for selling an Austin home that won’t sell. We use many of these tactics to re-generate interest on Austin homes that haven’t sold and you can too!

17 Pro Tips for Selling an Austin Home that Won’t Sell

Need a change in your home marketing strategy? Here are 17 pro tips for selling an Austin home that won’t sell.

#1: Take Professional Photos

If your Realtor didn’t have professional photos taken, you need to fire them. On the spot. When photos can literally mean thousands of dollars to your bottom line, there is absolutely no excuse for amateur photos.

If your home hasn’t sold, check out the photos your Realtor published online. Do they make an accurate representation of your home? Are they visually appealing? If not, why would a buyer want to get in their car and come see it? If they are professional photos, maybe it’s time to re-take them from different angles to give buyers a fresh look.

Professional photographers know how to capture the best angles and show your home in the best light. They also have wide angle lenses that will frame the entire room, not just half of it. Professional photos should make your home look so good that buyers want to stop what they’re doing, call their buyer’s agent and see your home immediately. As we always say, great photos sell homes.

When we sell a home in Austin, professional photography is mandatory. In fact, we hire the best real estate photographer in Austin to capture our listings. Why? Because we know how important photos are to the speed of sale and the seller’s bottom line. Well ofcourse the house need to be in nit condition with good and fresh paint all around. You can utlise brushworkpainters for painting for home interiors in Lancaster, PA. I can give you countless examples of homes we’ve sold for more money and faster than their competition. Our listings weren’t the best priced or the nicest, but they had one thing in common – amazing photos – and all sold for more.

I can also show you countless examples of homes with poor quality photos that have sold for less even though they were much nicer. One thing is clear. Poor photos hurt a seller’s bottom line. If your home’s photos were taken with an iPhone or by your Realtor, it’s time to demand a professional photographer.

#2: Tour the Competition

On average, buyers will compare your home to 11 other homes. If you’ve gotten showings, but no offers, buyers are telling you the competition is a better value. To get a realistic picture of how your home compares, tour the competition – just like a buyer would. Then ask yourself, how does my home compare? What can I do to make my home a better value? Make sure your house if clean enough, house cleaning santa barbara have several packages.

We take our sellers on a comparison home tour before we list their home for sale. When you have an intimate understanding of your competition and how your product (home) measures up, setting a competitive price is actually pretty easy. A buyer will comparison shop. Why wouldn’t you want to see what they’re comparing your home to?

#3: Focus on Lifestyle Benefits

Rewrite the description of your home to focus on lifestyle benefits. Reiterating the number of bedrooms and baths is a waste of space. Buyers can see all of that info in the listing. Tell them what they can’t learn from the data – why your neighborhood is great, how the HOA keeps neighbors close, how quickly they will be able to get to their favorite places, the highly rated schools and friendly neighbors. Paint a picture of why living in your home and neighborhood will positively impact their lives. Think of it as an insider’s guide to living in your home.

#4: Incorporate Feedback

Think back to the feedback you received from showings, especially if it was something you heard more than once. What were buyer’s reasons for not choosing your home? Not enough privacy in the backyard? Might want to consider bringing in some trees. Didn’t like the old, dirty carpet? Consider providing a flooring allowance or, better yet, replacing it, you can find full carpet services from hanover-cleaning.com. Dog barked and scared buyers? Make a plan for your dog to leave your home during showings.

Eliminate as many objections as possible. Then, invite some friends over and ask for their honest opinions on what would bother them. Ask them about smells, their first impression when they walk through the door, what they might change. Unless they are unreasonable, consider making the changes. When you live in a house, you won’t see it the same one someone who doesn’t live there sees it. Ask your friends to be brutally honest. The more objections you can cure, the better chance you have at selling your home.

#5: Ease up on Showing Restrictions

I just tried to schedule a showing for one of our buyers and here were the showing restrictions. This is not even exaggerated. I copied it word for word from the showing service.

• No showings allowed before 3:00 PM Monday, Tuesday, Wednesday, Thursday, Friday.
• No showings allowed after 7:00 PM Monday, Tuesday, Wednesday, Thursday, Friday.
• No showings allowed before 10:00 AM Sunday, Saturday.
• No showings allowed after 5:00 PM Sunday, Saturday.
• 1 hour notice required between 10:00 AM and 7:00 PM Sunday, Saturday.
• 1 hour notice required everyday.

Are you kidding me?!?!

If you have any restrictions on when a buyer can see your home or often turn down showings because it wasn’t convenient, you may have missed your best buyer. Some buyers are only in town for a few hours. If they can’t see your home when they have the opportunity, they might move forward with something else. Out of sight, out of mind. Showings are definitely inconvenient, but turning them down could mean you have to endure them even longer. Do your very best to accommodate every showing request. Having a game plan to prepare for last minute showings can help.

If you have a baby, showings can be extremely inconvenient. I get it. But, remember, the longer your house is on the market, the more you have to disrupt their schedule. Come up with a good place to take the baby. Whether it be mom and dad’s house, a friend or family member or perhaps a drop in day care. Somewhere you can feel comfortable taking the baby for extended periods of time because showings might be back to back. And, some home buyers can only see homes after work, which can be 7pm. I know this is a huge pain, but, once your house sells, you can go back to living in the house, not showing the house. The quicker you can get a ready, willing and able buyer excited about your house, the quicker you can resume your life.

#6: Use Your Social Media Accounts

The more people who know your house is for sale, the better chance you’ll have of finding a buyer. Use your social media accounts to tell your friends and family in a non-pushy way. An added benefit is when your friends comment on your post, it will show up in their friend’s feeds. People want to buy from people they know. They also want to know the house has been well taken care of. And, when they know the previous owner, that puts them at east. Let your circle know you have a home to sell.

#7: Install Home Automation

Nest Thermostats, Schlage keypad entries, Sonos Wireless Speakers, Lutron Smart Lighting, Nest Cam’s are just a few gadgets home buyers go crazy for. The reality is, these gadgets are easy to install, fairly inexpensive and they impress buyers. Remember, buyers are going to be spending a great chunk of their savings on a down payment and they might not have a lot of extra cash after closing. The more gadgets you can entice them with that they don’t have to pay for, the more excited they get about your home. And, since they are likely financing the home, that’s less out of their pocket today to get more of what they want. This works especially well in suburban neighborhoods where one home is similar to the next. For a few hundred dollars, you can set your home apart and make a buyer excited about buying it.

#8: Modernize Lighting Fixtures

Does your house have the same lighting fixtures your Grandma had? I know ours did and that was one of the reasons it hadn’t sold in over 200 days. Buyers couldn’t look past the dated fixtures. Updating dated lighting fixtures is a cheap way of giving a room a remodeled look. This goes for bathroom and closet fixtures as well. You’d be surprised how you can instantly transform a space making this inexpensive upgrade.

#9: House Vacant? Try Staging or Virtual Staging

Only 10% of people can visualize potential. Though vacant homes are much better than cluttered, dirty homes, they can sometimes look sterile and small. Buyers leave wondering if their bed will fit in the bedroom and how to arrange the living room furniture. Though it may sound silly, I have seen that confusion turn buyers off from a house that’s clearly the best one on the market. Staging is much less expensive than you think and again, costs less than a price reduction.

Not willing to hire a stager? Try virtual staging where the staging furniture is placed into the vacant photos. It isn’t as effective as staging, but it is better than photos of empty rooms.

#10: Bring in a Home Designing Consultant

A home designing consultant a good option if you are still living in the house and need a fresh take on how to use what you already have. For a few hundred dollars, a home designing consultant will go through every inch of your home and make recommendations for what you can do to improve its appeal. They may recommend purchasing a few items, but most of their recommendations work with what’s there.

#11: Offer an Agent Bonus

Encourage buyer’s agents to show your home by offering a bonus. On a time crunch? Set a deadline to create a sense of urgency. In many studies, agent bonus’ were more effective than a price reduction in generating offers.

#12: Expose it Everywhere

Austin home buyers come from all over the world. Make sure your home can be found on all the major home search sites (i.e. Zillow, Trulia, Realtor.com), social media, Craiglist and Realtor websites. You want to make sure a buyer can find your home everywhere they migth be looking.

#13: Move Tenants Out

At best, tenants can be a huge impediment to getting your home sold. At worst, tenant occupied homes receive lower offers than owner occupied or vacant homes. Tenants have no motivation to keep the house clean or cooperate with showings. Some even go out of their way to sabotage a sale so they don’t have to move. Any way you look at it, tenants cost landlords money in the home selling process. It is worth waiting until they move out to put your home on the market, even if you have to offer them an incentive to do so.

#14: Spruce Up the Curb Appeal

Buyers spend a considerable amount of time outside your home. If they arrive before their Realtor, they sit in their car looking at the exterior. When their Realtor arrives, they stand on the porch and wait for them to open the door. Will what they see on the outside align with what they will see on the inside?

Stand on the curb and look at your home. What stands out to you? What can you improve? Do you have dead trees or overgrown shrubs? Is your yard brown? Now do the same thing on your front porch. Look high and low for things that stand out. Is the paint peeling? Is there wood rot? How clean is your front door? Be meticulous and honest with yourself. Then fix it.

#15: Record a Narrative Lifestyle Video

Record a narrative lifestyle video that tells buyers how much you love your house and your neighborhood. Your kids have great teachers? Talk about them. Have a favorite park you like to bring your dog? Tell them which one and why. Have a favorite restaurant you like to go with the kids when you don’t want to cook? Or one you like to go for date night? Tell buyers which ones and where they are. The video is great for telling a buyer everything the professional photos and virtual tour can’t and get them excited about the lifestyle they’ll have if they buy your house.

#16: Promote the Neighborhood

Live in a great neighborhood? Make sure a potential buyer knows it. Don’t assume just because you live in Circle C or Steiner Ranch that everyone knows what they get when they live there. The truth is, most buyers don’t know every detail about a neighborhood, even if they’ve lived in Austin their whole lives. Give buyers every last detail of what makes your neighborhood the best neighborhood in Austin. Selling a home is more than presenting what’s contained in your four walls. You want to promote a lifestyle as well.

#17: Buy a Domain

The best way to immerse a buyer in your home is to create a dedicated website and promote it everywhere you can. I’m not talking about a templated website with four photos and a description of the property that most Realtors create. I’m talking about a fully customized, detailed website with interactive maps, interactive floor plans, professional photos, neighborhood info, narrative lifestyle video, virtual tours, schools and flyer.

We believe so strongly in this one, we build a custom website for every home we sell. They take hours and hours to build, but they are effective in conveying lifestyle and keeping a buyer immersed in your home. If they get distracted, it is only by something related to your home.

Free Download: My Austin Home Hasn’t Sold. Now What?

How Much is Your Austin Home Worth?

Find out in our Market Snapshot Tool. While most online home valuation estimator’s utilize public data that is often incorrect, our tool uses data from the MLS, the same database Realtors use to price homes. With just your address, we’ll email you a report showing you what sold, how much they sold for and what they looked like inside. You’ll be able to see what other buyers paid for similar homes and analyze the market.

Ready to Get Your Austin Home Sold?

Give your home’s marketing a boost with the best home marketing plan in Austin. For more info on how we sell our clients homes faster and for more money, check out our Austin Home Sellers section. Then, call us at (512) 827-8323, email us at info@11OaksRealty.com or fill out our Seller Survey to get your home sale back on track.

The post 17 Pro Tips for Selling an Austin Home that Won’t Sell appeared first on Austin Neighborhoods | Austin Home Buyer Representation | Selling.

When you’re selling your Austin home, you should have a set game plan for last minute showing requests. With a game plan, everyone in your household knows exactly what needs to be done to get your home ready to show quickly.

To help you prepare your home for showings, here is a list of the 6 most important things to remember when an Austin home buyer is coming to see your home.

1. Make Sure Everything is Neat and Tidy

The easiest way is to pack everything you don’t use on a regular basis and either put it in storage, or neatly stacked in your garage. A prospective buyer understands you’re moving and can see past boxes in the garage, getting the right services from the Moving Again company could also help with this. What they can’t see past are the stacks of toys, clothes and clutter throughout your home. The more you can remove from sight, the better. This gives your home a sense of space and makes it easier on you when you have to get things cleaned up for a showing.

2. Turn on All Lights

Most buyers are looking for a home with warmth and don’t want to live in a cave. Open the shades and turn on all the lights to give your home a bright and warm feeling. We also recommend installing the highest wattage bulbs in all of your lamps and fixtures. This gives an even brighter appearance and makes your home look even bigger. Also, don’t forget to turn on any outside lights, especially if the showing is in the evening.

3. Make your Home a Comfortable Temperature

A really good way to make your home warmer too is to get some good insulation installed and there are some great companies in the UK that can offer just that. There’s nothing that gives a prospective buyer a sense of uneasiness than if a home is too hot or too cold. Put away all portable heaters and air conditioning units. We know a lot of you use these to mitigate heating and cooling costs. But, when a buyer sees too many portable units they’re not thinking the seller is trying to save some cash. They’re thinking what’s wrong with the heating or AC unit?

4. Clean Up Leaves or Debris from Your Yard

You want your home to have a nice curb appeal. If a buyer doesn’t like what they see when they pull up, they may not even get out of the car to look inside. Spend a little time and make the outside of your home look as nice as the inside. Clean up any debris or leaves, cut the lawn and remove any weeds or overgrown brush, you can hire Pressure Cleaning Brisbanet, they are found nationwide

5. Leave 15 minutes Before Scheduled Showing and Make sure Temperature is optimal

Buyers will stay longer and look more seriously at homes where the seller is not home. Leave at least 15 minutes before the scheduled showing time to give buyers the privacy to look without feeling pressured or rushed. Make a list of coffee shops, parks or shopping areas you can go if you need to get out fast. Use your central heat or central air conditioner to regulate the temperature to a comfortable setting, if your system is having issues we suggest to contact the heating installation services cincinnati oh.

6. Don’t Forget to Bring Your Pets!

We know your pets are very friendly and wouldn’t hurt anyone. But, the rest of the world doesn’t know that. Many times when people see pets, they either turn around before going inside, or they rush around and get out as quickly as possible. Don’t give someone a reason to leave before they even come in.

Why Take the Time to Prepare Your Home to Sell?

Spending some extra time preparing your home to meet potential new owners can mean the difference between your home selling and not selling. This is especially important if your home is in a neighborhood with several homes for sale. You want to make your home memorable to a buyer. Make them see how they’ll enjoy living in your home. You just might impress them enough to make an offer!

Selling Your Home?

If you need to sell your Austin home, check out our Austin Home Sellers section for more tips. There you can also find out how we sell homes faster and for more money than any other Realtor in Austin. Call us at (512) 827-8323 or email us at info@11OaksRealty.com to schedule a no obligation consultation.

How Much is Your Austin Home Worth?

Our Market Snapshot tool can help you estimate what your Austin home might be worth. Unlike most other online home value estimators that base their estimates on unreliable public records, our Market Snapshot tool bases the analysis on the same data Realtors use, making the value much more accurate. If you’re curious to find out how much your Austin home is worth, all we need is your address and your email. Simply fill out the form below and we’ll get the Market Snapshot for your home sent to you right away. Need a more detailed analysis? Try our Qualified Home Evaluation.

The post Game Plan to Prepare Your Home for Showings appeared first on Austin Neighborhoods | Austin Home Buyer Representation | Selling.

Are you thinking of selling your home this Spring? Here are a few ideas you can start implementing now before your home goes on the market to preserve as much of your home’s equity as you can control. Follow these 7 tips for preparing your home to sell this Spring and you will get more money for your home.

Get Rid of Wallpaper

Wallpaper tends to be a uniquely personal decorative feature, but if you are really trying to improve your homes decoration, then consider removing the wallpaper and paint the wall a neutral color. It is highly unlikely that a buyer will appreciate your wallpaper as much as you do. More likely the buyer is calculating the cost and effort to remove the wallpaper and deducting it from your asking price. Best bet – remove the wallpaper before showing your home and paint the wall with a neutral color.

Get Rid of Pet Evidence

We love our pets, but maybe the other guy doesn’t. Even pet lovers are wondering what possible damage your pet may have caused and discount the price to cover unanticipated repair expenses.  Don’t give a buyer the chance to justify a discount. Relocate your pets before any showings.

Deep Clean and Declutter

De-clutter and clean. A messy home implies a poorly maintained home in a buyer’s eyes. A cluttered, unkempt home is a distraction that can be eliminated with a little time and effort. Keep your home in pristine condition for showings, no matter how inconvenient. Don’t risk losing the best available buyer because you didn’t make the effort. Start packing and storing your stuff before putting it on the market Give buyers an opportunity to visualize how they would live in your home. The best way to declutter your home without getting rid of your belongings is by getting a storage unit to have a safe place to keep them.

Pack Collectables

Collectables and antiques often relate to warm memories, but from a marketing standpoint they fall into the category of clutter. Carefully pack and store them in a safe place and out of the buyers’ sightline.

Complete All Basic Maintenance

Basic maintenance is a must. Leaky faucets, loose hinges and door knobs, broken door bells, unsecure toilets that need securing, stuck windows, inoperative range burners, ovens that don’t work properly and the list goes on. Every one of these damaged and dysfunctional items means less equity and fewer dollars in your pocket. Buyers are calculating repair and inconvenience costs; then they reduce your asking price accordingly because that’s how buyers think.

Maximize First Impressions

First impressions matter. In fact, a buyers’ first impression is usually their most memorable, especially when comparing your home to the other 10 homes they saw that day. Your front entrance is the first thing a buyer sees when entering your home. Fresh paint, a new door mat, even a new door if un-repairable, will make a positive first impression in the mind of a prospective buyer. First impressions are lasting impressions. Make a strong, positive statement from the get-go.

Eliminate All Smells and Foul Odors

If it smells, you can’t sell it – so goes the catch-phrase of real estate. Pet odors, stale cooking oil, cigar/cigarette smoke, moth balls, heavy disinfectant aromas to name few, give a buyer a reason to discount your price because each of these are “turn-offs.” A non-aromatic home at a similar price will command a higher price than a “smelly” home. Creating clean, neutral scents are essential to preserving your home’s equity.

Start Now and Save Yourself Money

The cost to correct these deficiencies is relatively inexpensive compared to equity hit you will take if you ignore them. Plan ahead, a real estate professional can help sort out what to do and what not. As a professional marketing expert, we can help you preserve your equity.

More Tips to Help You Prepare Your Home to Sell

Check out Home Improvements that Add Value, 88 Ways to Sell Your Home Faster and for More Money and Best DIY Home Improvements that Add Value.

Preparing to Sell Your Home this Spring?

Are you preparing to sell your home this Spring? We can help you determine what things you should focus on and which things you can forget. You don’t have to spend thousands of dollars preparing your home to sell. Let our home selling experts customize a plan for you to get the most for your home while spending the least. Call us at (512) 827-8323 or email us at info@11OaksRealty.com to schedule a time for an in-home consultation. In the meantime, check out our Austin Home Seller section for more tips to help your home sell faster and for more money.

What’s Your Austin Home Worth?

Let our Market Snapshot help you get a good idea – instantly – without speaking to a Realtor. Our Market Snapshot tool will break down market activity, reveal recent sold prices and help you evaluate what your home might be worth in today’s market. Need a more qualified range of what your home is worth in today’s market? Try our Qualified Home Evaluation where one of our home selling specialists will prepare a more detailed analysis for your home’s value.

The post 7 Tips for Preparing Your Home to Sell this Spring appeared first on Austin Neighborhoods | Austin Home Buyer Representation | Selling.

As real estate prices in Austin increase, that’s a question we have been getting more and more often. Owners who want to keep their units as an investment or investors who are looking for an easily managed investment see condos as an ideal choice. Others looking at starting an AirBnB business and are looking for something you can get off the ground quickly. Condos are convenient in that all you need to worry about is the interior. But, is it possible to rent a condo in Austin?

Can I Rent Out My Austin Condo?

Can I rent out my Austin condo? The short answer is…maybe.

Tip #1: Read the HOA Rules, then Reread them In Case You Missed Something

When buying a condo – to live in or to rent out – it is super important to read the HOA rules carefully. These are enforceable covenants that you agree to abide by as an owner. If you don’t follow the rules, they can take action against you. Don’t assume they are all “standard rules.” They will affect how much you enjoy living in the property.

Some HOA’s Have Rental Restrictions

These rules typically address renting out the units. Some have no restrictions on what you do with your unit, some restrict the length of the lease, some have final approval on tenants, some have limits on how many units can be rented at one time and some require owners to pay fees for the privilege to rent their units. There is no standard. They are all different.

Some HOA’s Forbid Short Term Rentals

There are very few Downtown Austin, where renters are easy to find. And, owners are typically responsible for the walls in, which means exterior maintenance is taken care of. But, it isn’t as easy as buy the unit and find a tenant. And, the rules are subject to change, so what works now might not in a year.

What If I Find a Condo that Allows Rentals?

Great! Use it as a rental, but have a backup plan. HOAs have been known to change their rules at any time. With a rule change, you might have a unit that is no longer rentable. If you aren’t living in it and can’t rent it out, then you either let it sit vacant or sell it. Then, you’re at the mercy of the market. Will you be able to make a profit on the sale? What will you transfer the money to when you sell it? Answer these questions and have a plan if the HOA no longer allows rentals.

Looking to Buy an Austin Condo?

Whether you’re looking to purchase a condo for investment or to live in, we can help find the unit that’s right for you. We have a combined 60+ years of experience in residential real estate and know the Austin area well. Check out our Austin Home Buyers section for more information about how we work. Then, call us at (512) 827-8323, email us at info@11OaksRealty.com or fill out our Buyer Survey to schedule a no obligation consultation.

Austin Condos for Sale

SEARCH ALL AUSTIN CONDOS FOR SALENo Email Required!

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We talk a lot about first time home buyers, but first time home sellers are, for the most part, forgotten. Most assume since they’ve gone through the process of buying a home, they don’t need any education about selling their home. The reality is, buying a home is a completely different beast and requires a completely different mindset than selling a home. One of the most confusing parts of the process is hiring the right listing agent. In this post, we’ll help demystify as much of the home selling process as we can. What questions should I ask a Realtor?

Interview Questions for Listing Agents

To help you with that process, we’ve come up with a list of 26 questions you should ask a potential listing agent. We’ve also written our answers, so you can get a sense for what types of responses you can expect.

Credentials and Experience

How long have you been in real estate?

No offense to those newbie agents out there, but the amount of time a Realtor has been in the business is a critical piece of the puzzle. Finding an agent who knows the process inside and out, knows the market and how to negotiate hard on your behalf is invaluable. These skills aren’t something you can read in a book or learn in a class. The reality is, these are the skills that will put more money in your pocket. Hire an experienced Realtor, or team of Realtors, to help you sell your home.

Our team has a combined 55+ years of experience in real estate. Raymond has 40+ years of experience, Rebecca has 12+ years and Cassandra has 3+ years of experience. Between the three of us, there isn’t too much we haven’t seen.

What designations do you hold?

Designations are important because it shows the agent is committed to their business and are continually looking for ways to improve their skills. Real estate is a constantly evolving business and is on the cutting edge of marketing and selling compared to other industries. Realtors who don’t keep up are left looking like dinosaurs in just a few years time.

As a team, we have several designations. Notably, Raymond and I have a CRS (Certified Residential Specialist) Designation, which is like getting a PhD in Residential Real Estate. Here you can learn about Real Estate Designations and what they mean to you as a home seller.

Are you a member of the National Association of Realtors?

REALTORS®, members of the National Association of Realtors (NAR) must abide by the NAR code of ethics. NAR members are also state Association of Realtor members. Each state requires continuing education to renew a real estate license. Each one of us is a member of NAR, Texas Association of Realtors and the Austin Board of Realtors.

Is your license in good standing? Have you had any complaints?

Realtors in Austin are overseen by the Texas Real Estate Commission and those that are members of ABoR are overseen by that committee as well. If a consumer or agent has filed a complaint against the agent you’re interviewing, I would imagine you would want to know a bit more about that. You can do your own research about a agent on TREC’s website.

All of our team’s licenses are in good standing and we have had no complaints.

Do you work solo or as a team?

This is more to find out how you will be represented. Will the agent you’re interviewing be the one handling the transaction, or will it be an inexperienced assistant? This helps set expectations for how the transaction will proceed.

Personally, we work as a team, but we are all experienced agents so there are no assistants or inexperienced agents. We are a true team in the sense we are also a family, so we can step in as needed to manage the needs of our clients. When you work with us, you get 3 experienced Realtors for the price of 1!

Will you represent me exclusively, or will you represent both buyer and seller in the transaction?

Our company will only represent a buyer or a seller exclusively. This practice, surprisingly enough, is a pretty rare occurrence in our market. Most brokerages want to represent both sides so they can make more money in each transaction. We don’t feel we can represent buyer and seller and be honest and fair to both parties. It is pretty hard to get the best price and terms for the seller while working to get the best price and terms for the buyer in our opinion. If we agree to work for you, we put all of our resources into getting what you want, not the other side. Think twice if a Realtor you interview says they, or their company, will represent both parties. Don’t fall for the old excuse they will “save you money” by representing both sides. In an effort to “save money” you’ll end up costing yourself much more than you saved.

What are the top three things that separate you from your competition?

This is an important question to hear where the agent feels they add the most value. Our value to a seller compared to other Realtors is we market your home, not our name. You’ll notice all of our marketing materials focus on the homes we are selling, not our logos or photos. Most Realtors use a listing to get other clients and spend very little time actually selling it. We know how to get clients and don’t need to use your house to do that.

We also take the time to explain the process, so you understand what you’re signing and what you have to do. Most Realtors simply email the documents to their clients and ask them to sign without any explanation. We find when you know what you have to do and when you have to do it, it makes for a much less stressful experience for you.

Finally, we listen to your needs (you are, in fact, the client) and speak honestly about the market and the transaction. In all transactions there are things we have to tell you that we know might be difficult to hear. Most Realtors don’t want to hurt your feelings or run the risk they’ll lose a client. Though we don’t want to hurt your feelings either (and we’ll try to put whatever we have to say in the nicest way possible), we know it is important for you to know the reality of every situation that affects the sale of your home.

Marketing

How will you market my home differently than other Realtors?

This is another interesting question that again gauges how a Realtor sees themselves compared to the competition. How our team is different is we actually market your home, not our logo or headshot. If you look at all of our marketing materials for our listings, the main focus is the product we are selling, your house. Our logo is a very small piece of any marketing piece and you won’t see our photos anywhere. Again, we know how to get clients. We don’t need to put a billboard of our faces in your yard for brand recognition. Instead our For Sale signs are custom designed, with interior pictures of your home so buyers can instantly see what it looks like. We also create professional flyers and build custom designed websites with content buyers are looking for about your home and your neighborhood. Again, all of these marketing pieces showcase your home, not our company. I’ve seen a lot of listings and I know we are the only Realtors in Austin that take this kind of approach.

Do you use a professional photographer to take pictures of my house?

If you’ve been reading our blog, you know great photos sell homes and professional photos could mean $1,000 or more in your pocket. Professional photos the secret weapon to home selling, though it doesn’t seem like too many of our colleagues have caught on. I see too many homes (in all price ranges) with crappy photos on the internet, which honestly costs a seller a lot of money and can be the difference in your house selling or not selling. Our team uses a professional photographer for 100% of our listings to showcase your home in the best possible light.

What specific marketing systems and approaches will you use to sell my home?

This is an especially important question to ask Realtors you interview. Everyone has their own strategy when it comes to marketing a home. You want to make sure your expectations are aligned and you agree with the Realtor’s marketing methods.

At Eleven Oaks Realty, we focus on two groups of clients – buyers and professional Realtors who bring buyers. We focus the majority of our marketing efforts and dollars to market to serious, qualified buyers. We want to minimize look-y loo’s and unqualified buyers who are out to entertain themselves on a Sunday afternoon. Here are some of the highlights. We print a custom For Sale yard sign with a detailed description of your home and interior photos. The sign that sits in your yard will showcase your home, not our headshots or logos. Because 100% of buyers look on the internet for homes, we also build a truly custom website (not a templated one) that gives buyers exactly what they’re looking for. We base the website’s content on recent studies by the Texas Association of Realtors who asked buyers what they wanted to know about homes for sale. We don’t withhold any info from a potential buyer to make them call or text for more info. We’ve found that only discourages potential buyers from reaching out. Withholding info is yet another tactic for a Realtor to use your home as bait to get buyers. We simply won’t do that. You can learn more about our marketing program on our Sellers page.

What type of print marketing do you do?

I’m going to be honest with you. Print marketing, newspaper ads, full page ads in your local Homes and Land Magazine do not sell your home. Realtors who use this as a selling point aren’t telling you that these ads are only successful with one thing – brand identification for the Realtor or their company. Serious buyers are looking with an agent or on the Internet. They aren’t relying on print media. In our market, by the time it goes to the printer, 75% of these listings are already sold anyway.

At Eleven Oaks Realty, we use our marketing dollars on the best vehicles to sell to today’s buyer. We don’t waste money on avenues that don’t accomplish our mutual goal – selling your home.

What type of online marketing do you do?

As I mentioned, NAR’s most recent study of home buyers showed 100% of home buyers use the Internet as their primary tool to search for homes. You’ll want to make sure the Realtor you hire has a dynamic online marketing plan to capture as many serious buyers as possible.

Our online home marketing program is pretty dynamic and extensive. You can learn more on our Austin Home Marketing Plan.

How’s the market in my neighborhood?

All real estate is local. What’s going on in Austin isn’t what’s going on in your neighborhood. What’s going on in the neighborhood next door might not even be the same as your neighborhood. One of the most important benefits to hiring a Realtor to sell your home is so they can help you interpret the market. Let them tell you how the market in yoru neighborhood is performing. If they can’t, hire someone who can.

Curious about the Austin real estate market? Check out our Austin Real Estate Price Reports.

What do you do to help prepare my home to go on the market?

Experienced Realtors who know the market and know what buyers in your market are looking for are invaluable in helping you prepare your home to meet the market. At Eleven Oaks Realty, we spend a great deal of time going through each room of your house pointing out things that you can do to make your home look more appealing to today’s buyer. If you hire us and follow our recommendations for preparing your home to sell, your home will be ready to meet the market.

What are the drawbacks of my home?

As a seller, knowing what a buyer is going to identify as a drawback to your home is incredibly helpful. Some things, like backing to a freeway, can’t be changed. But other things can. Ask the Realtor your interview to identify those drawbacks and ask them what, if anything, you can do to improve them.

Communication

How frequently will you keep in touch with me during the transaction?

We know home sellers want to be kept informed about the progress of the sale of their home. Therefore, we make it a point to communicate with sellers at a minimum of once per week, even if there is nothing to report. The reality is we will probably be communicating with them a lot more frequently due to the nature of our market, but we make it a point to keep them informed every step of the way.

Will you go over the contract with me so I understand what I’m signing?

We are one of the few Realtors who feel strongly about making sure our clients understand what they are signing. We take the time to explain the contract in detail, so sellers aren’t flying blind. We find when everyone knows what they are expected to do and when, it makes for a much less stressful transaction.

Will you personally present all offers to me?

You should run from any Realtor who will not personally present offers to you. This is the time when you can ask questions and determine which aspects of the buyer’s offer will work for you and which won’t. That isn’t always readily explained by simply reading the offer. One of our team members will always personally present offers to you, so we can be sure your response to a buyer is exactly what you mean it to be.

If I’m not pleased with your services can I cancel the listing without any problems or cost?

Let’s be honest. You can ask all of these questions and get all the right answers from the Realtor you are interviewing to sell your home. But, the reality is you really don’t know how that Realtor will perform until they are hired. The Realtors who stand behind their promises with a guarantee gives you added protection that what they are telling you to get the business is what they will actually be doing once they are hired. When you hire us to sell your home, we allow you to cancel the listing without any problems or cost to you if you decide we aren’t a good fit.

Money

What are your fees and what do they include?

Before we get into this commission talk, I have to say – all commissions are negotiable and are not set by law or local ordinance. That being said, asking a Realtor to break down their fees and what they include will help you determine how much it will cost to sell your home. At Eleven Oaks Realty, our fee to list a house is 6%. We pay half of the 6% to the broker who brings the buyer. Our fee is only paid when the sale closes, so we work for free until then.

Are there any upfront fees?

Some Realtors will charge an upfront marketing fee to offset the cost of marketing your home. If that’s the case, you’ll want to know that before you hire them. At Eleven Oaks Realty, we do not charge any upfront fees. The cost to market your home is our cost, not yours.

Will you reduce your commission?

This is one of my favorite questions, but not for a reason you might think. Studies have shown sellers are successful in getting Realtors to reduce their commission just over 40% of the time. It amazes me that sellers are excited about this. When you think about it, a seller is able to get a Realtor to reduce their commission by simply asking. If that Realtor readily gives up their money without any pushback, how do you think they are going to react when they are negotiating with your money?

Representing a buyer, I can always tell when a Realtor is representing a seller for a discounted commission. They aren’t as motivated to fight for that seller’s price and terms. Sure, you might get a few extra bucks in your pocket from the discounted commission, but you are losing quite a bit more from a buyer who might have been willing to pay more if your Realtor fought hard for your price and terms. Wouldn’t you rather pay for great service than pay a slightly reduced amount for inferior service? If a Realtor is willing to reduce their commission with just one question, I would think twice about hiring them.

Though we can certainly appreciate a seller asking if we will reduce our commission, Eleven Oaks Realty’s policy is not to discount commissions. We provide full service to our sellers and fight hard for their price and terms. You’ll find if you compare our home selling program to the others in Austin, you get a lot more value for your dollar when you choose us to sell your home.

How will you help me price my home?

Most Realtors show up on your doorstep for the initial appointment with a price already in mind based on the numbers they pulled up on their computer. They have never seen your house, don’t know the condition, what you’ve done to it, nor have they gauged the competition (what’s currently on the market that your home will be competing against). To me, it is pretty impossible to suggest a price for a house you’ve never seen.

At Eleven Oaks Realty, we deal with pricing a bit differently than most Realtors. We will certainly help you price your home, but we need to see it in person first. We also like to revisit the pricing discussion when you are actually ready to put your home on the market. Sometimes this can be weeks or months after the initial conversation. This way, we can evaluate the competition at that time. We’ll take you to see the other homes you’ll be competing with, so you can see exactly what a buyer will see. We find that when a seller sees their home’s competition, it helps them get more clarity on the appropriate price for their home.

References & Wrap Up

Could you give me the names and contact info for three recent clients?

Any Realtor who isn’t willing to give you the contact info for their past clients would make me wonder what they are hiding. Call a few of their references and see how those people liked working with them. We’re always happy to give out references.

Is there anything I haven’t asked you that I need to know about the process?

This is a great summary question because it allows a Realtor a chance to tell you something important that you may not have touched upon yet. This list of questions is pretty thorough, but there might be something else they will want you to know about their team, the market, etc.

Download our Study Guide to Have on Hand During the Interview

We’ve put these questions in a one page handout you can download to keep on hand when you are interviewing a potential Realtor. Click the PDF icon below to download it.

Download Our Questions to Ask a Potential Agent PDF Guide

Time to Sell Your Austin Home?

If you’re looking for a Realtor who puts 100% of their efforts into selling your home, not building our brand, we might be the Realtors for you. Check out our Austin Home Sellers section to learn a bit more about our team and our home selling system. Then, fill out our Seller Survey, email us at info@11OaksRealty.com or call us at (512) 827-8323 to schedule a no obligation conversation.

How Much is My Austin Home Worth?

Want to get an estimate of how much your Austin home is worth before speaking to a Realtor? Based on the same data Realtor’s use to research pricing, not unreliable public data, our Market Snapshot tool will email you an analysis to help you determine what your Austin home might sell for in this market. Simply enter your email and home address and we’ll send you an interactive report. Need a more in depth analysis? Try our Qualified Austin Home Evaluation.

The post I am a First Time Seller. What Questions Should I Ask a Realtor? appeared first on Austin Neighborhoods | Austin Home Buyer Representation | Selling.

We are frequently asked what are the steps to selling a home in Austin. Below we’ve included an infographic of the 6 steps to selling your Austin home.

Step 1: Understand the Market

Figuring out what’s fact and what’s fiction about the Austin market is important. Determine your bottom line and see if the market will meet those demands.

Step 2: Put Us to Work for Your

Let our team determine the best strategy for your home sale. From pricing and marketing to negotiating and signing, we’re here to help keep you on track and informed.

Step 3: Set the Right Price

Enter the market with a data drive, competitive price. This will create the most interest in your home, leading to multiple offers and more opportunities to negotiate.

Step 4: Market Your Home

Create a buzz for your home before it hits the market with our Coming Soon campaign. Once live, your home will be blasted across social media, email and syndicated channels.

Step 5: Review and Negotiate

Our team will aggressively negotiate all offers on your behalf, constantly communicating with you so you never have to wonder what’s happening on your home sale.

Step 6: Sign Closing Documents

Pack, move and sign your closing documents. The buyer will generally take title and possession on the same day. Congratulations – you’ve officially sold your home!

Considering Selling a Home in Austin?

With our combined 60+ years of experience, there isn’t much we haven’t seen. We can help you navigate the home selling process like a pro and with minimal stress! We have, hands down, the best home marketing program in Austin and know how to sell homes faster and for more money. To learn more about our home selling system, check out our Austin Home Sellers page. Then, fill out our Seller Survey, call us at (512) 827-8323 or email us at info@11OaksRealty.com to schedule a no obligation consultation.

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It’s no secret sellers want to get the most money for their homes. When we’re talking to a seller who is considering selling, they always want to know “When is the best time to sell a home in Austin?” The answer is – it really depends on your situation. But, for this post, we’re going to look at two factors: when you plan to buy another home and when you don’t.

Best Time to Sell When You Need to Buy a Home

When you need to buy another home, its often best to sell during the best time to buy a home – winter. It’s true you may not get as much for your home during the slower winter months, however, what you don’t get on the selling end, you’ll make up for on the buying end.

Take Advantage of Market Forces Favoring Buyers in 2023

The end of 2023 has been one of the most favorable market climates for buyers that we have seen in years. Buyers are able to negotiate lower prices, seller paid closing costs, repairs and won’t have to offer free lease backs like virtually every buyer did in 2021. Buyers are also getting more time to make a decision, so they can adequately evaluate if a house will work for them before having any money at risk.

Best Time to Sell When You Don’t Need to Buy a Home

If you’ve already bought your next home, or if you don’t plan on buying another home, it’s best to wait until the busier spring months to sell. During the spring more buyers are out looking and more competition usually means more money. The more interest you can attract, the more chance you’ll have of multiple offers.

Thinking of Selling Your Austin Home?

We can help you determine the best time to sell for your situation. And, with our comprehensive marketing program, your home will sell faster and for more money – no matter when you choose to sell. For more info about our seller program, check out our Austin Home Seller Program to see how we’re different than every other Realtor in Austin. Then, call us at (512) 827-8323 or email us at info@11OaksRealty.com to schedule a no obligation consultation.

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If your home on the market you know that selling a home is a little like living in a fish bowl. You probably feel as if you lost your privacy and your sanctuary has been invaded by people you’ve never met, and sometimes don’t want to. If you’re thinking about putting your home up for sale, be prepared for the invasion of strangers and life under a microscope.

Fact: You Need to Expose Your Home to More Buyers to Sell

The good news is that’s precisely what you intended whether you know it or not. Having your home exposed to the largest number of potential home buyers will produce the highest selling price possible in the shortest period of time.

Tip: Choose a Realtor Who Can Professionally Market Online

Your job is to choose the Realtor who can and will expose your home in the most professional and effective manner. A top-notch Realtor will market you home in the most appropriate media, starting online where people can get an accurate picture of your home without disturbing you. With a well prepared home marketing plan, every feature of your home will be on display. The home buying public will see text, photographs, video, maps and directions. The more information a potential buyer can get before an in person showing, the more qualified buyer they will be when they show up at your door.

How to Minimize Showings to Only Qualified Buyers

But how do you minimize the disruption and discomfort? Getting the most money in the shortest time is all about merchandising. If you think about it as packaging a product instead of selling your “home”, the process gets easier to understand and tolerate. Here are a few simple – highly effective – ideas.

Stage Your Home

Again, think like a merchandiser even though it may be a bit inconvenient. Remember once your home goes up for sale, it is not a reflection on how you live or decorate, but means to get a buyer – hopefully more than one buyer – to take action.

Dress Your Home for Success

It’s show time. Put your best foot forward. You want your home to look its best when the property hits the market. Don’t let anyone see it until it is ready for public display and all the photos are published. Almost all buyers will see your home online before they see it in person. That’s how they cull their list of homes to see. Bad photos will sour a prospective buyer quicker than a hiccup. The good news is it weeds out the casual and the nosy. Don’t miss that first time opportunity to capture the hearts and minds of that eager potential buyer with an incomplete marketing package. Here are some tips to help you prepare for your professional photo shoot.

Strategize and Plan with Your Realtor

Defer and confer with your Realtor regarding the best strategy for your home. Be aware of the normal and customary practices in the area. Do buyers attend open houses? If so, maybe then your first showings start at an open house.

Leave the House During Showings

You do not want to be in the house while a potential buyer and their agent walk are visiting. Buyers won’t linger if you are hovering. They need to absorb the home’s ambiance to make a buying decision. Leave the showing to the professionals.

Be Emotionally Prepared for Questions

People will ask all kinds of questions and make all sorts of comments; they may pry, criticize, even insult – not every time, but when it happens it hurts. Your Realtor will give you advice about how to answer a buyer’s questions. Some of these questions may be termed “buying questions”. Buying questions are a good thing since a disinterested buyer will not take the time to ask questions. When that buyer asks what you how much it costs to heat and cool your home last year, don’t panic. They simply need this information to mentally move forward.

Take a Breath and Relax

There is a fine balance between living “show ready” and having a life. Try to minimize the stress by planning where you will stash things and what your routine will be for showings. It is unlikely that someone will just drop by. Normally, you’ll have ample time to get your home ready for showing and gracefully leave.

Ready to Get Your Home Sold?

Our proven home marketing plan is designed to sell your home faster and for more money than any other plan in Austin. Check out our comprehensive Austin Home Sellers Plan to see all the ways we’re different. Then, call us at (512) 827-8323, email us at info@11OaksRealty.com or fill out our Seller Survey to schedule a no obligation consultation.

The post Tips for Living in Your Home When Trying to Sell appeared first on Austin Neighborhoods | Austin Home Buyer Representation | Selling.

As soon as you put your Austin home up for sale, it becomes merchandise. Your home is now a house competing with all the other like houses for attention and ultimately a buyer’s money. I know how hard it is to detach yourself from the emotional attachments. Memories shared – both heartwarming and otherwise – will never be forgotten. But, when it comes time to sell, the focus on the house must change from you to the buyer and what it will take to get the house sold for the most money in a reasonable time. Here are the things you don’t want to overlook when selling your Austin home.

Think Back to When You Were Buying Your Home

Remember how you felt when you were looking to buy your home? Do you recall how critical and picky you were about the other homes you saw and did not buy? Do you remember why you didn’t buy one of them? I’ll bet you’ll recollect some of the appearance deficiencies of the homes you passed up. Don’t let the best buyer pass on your home over something – often trivial – that you could have or should have remedied.

7 Things You Don’t Want to Overlook When Selling a Home

Here is a quick list of things to think about…

Deferred Maintenance

Is there is any deferred maintenance like missing light bulbs? Missing or damaged vent covers? Chipped or peeling paint? Cracked plaster? Damaged screens etc? Deferred maintenance – even small stuff – raises a red flag to a buy and makes them question what other items have been overlooked.

Dated Light Fixtures

Are light fixtures tired or dated? Believe it or not, light fixtures will impact your sale. Updating light fixtures is an easy and relatively cheap way to modernize a space.

Highest and Best Use for Space

Is the current use of a particular room the best for selling? For example, are you using your dining room as an office? If so, you might consider changing it back to its intended use, especially if there is no other designated space for a table. Only 10% of buyers can visualize an alternative use of a space. Don’t make them have to think.

Clear the Clutter

Are heavily traveled traffic patterns clear of as much clutter as possible? Our rule is if you don’t need it in your day to day life, or you can live without it while your home is on the market, pack it in a box and put it in the garage. This keeps your home feeling spacious and open.

Kitchens, Baths, Master Bedroom

Do key areas like the kitchen, bathrooms and master bedroom need work to appeal to buyers? Not sure? We can help you decide.

Spruce it Up

Does your house look tired? If so, consider sprucing it up so the buyer doesn’t immediately assume your home needs a lot of work. Things like paint can go a long way.

Who is My Target Buyer?

Does your home appeal to the type of buyer looking for your type of home? Unsure who might purchase your home? Ask your Realtor to help you understand your home’s target market.

Only Work with a Realtor Willing to Tell You the Truth

Selling a home for the most money in the shortest period of time requires a relentless pursuit of the truth. Someone with courage must step up and give you the unvarnished truth about your home that even your friends aren’t comfortable telling you. Along with this ‘truth’ will come solutions and a plan of action to help your home compete in today’s market.

Want More Tips to Help Your Home Sell Quickly?

Read our articles on 88 Low or No Cost Ways to Sell Your Home Faster and for More Money and Best Do It Yourself Home Improvements that Add Value.

Looking to Sell Your Austin Home?

Check out our Austin Home Selling System to learn why our home selling program will get you the most money in the shortest time. We utilize the latest in real estate marketing, hire a professional photographer and show you how to price your home for today’s buyer. Call us at (512) 827-8323 or email us at info@11OaksRealty.com to schedule a no obligation consultation.

The post 7 Things You Don’t Want to Overlook When Selling appeared first on Austin Neighborhoods | Austin Home Buyer Representation | Selling.

Over the past 3 decades, I’ve bought and sold a fair amount of real estate both as an investor for my own account and as an agent representing clients. Along the way I’ve learned the hard way – through experience – several simple truths about real estate. I wish I had learned these truisms earlier and accepted them sooner; doing so would have saved me a container ship full of frustration and disappointment. Allow me to share a few things to remember when selling your home in hopes you might put these ideas to good use.

#1: It Doesn’t Matter What Your Neighbor’s Home Sold For

It matters not one little bit what your neighbor’s home sold for or what your own home was appraised in the past. No, it doesn’t. Like it or not. Home values are in a dynamic constant state of change. They ebb and flow without warning; often without apparent reason. What your home was worth 1 month, 1 year or 5 years ago is irrelevant. No disrespect, but get over it.

#2: Your Home is Only Worth What a Buyer Will Pay For It

Your home is worth what a “ready, willing and able” will pay for it today. What that buyer would have paid 1 month, 1 year or 5 years ago is again irrelevant. In today’s market, “able” is the constraining factor. Ask a lender why. Your real estate agent can’t tell you what your home is worth either. Your agent can give you an approximation of what your home may sell for in this market at this time. Zillow and other automated valuation models (AVMs) certainly can’t tell you what a home is worth and they readily admit so. Go take a look at how Zillow itself defines its estimation.

The fact of the matter is that unless you find a buyer ready to act, willing to accept your home and able to buy – at the price they deem appropriate – it’s not going to sell. In simple terms, it doesn’t matter what you or your family or your friends think your home is worth; it certainly doesn’t matter what you wish your home was worth; and it doesn’t matter what you need to get out of your home to go to your next place. The only things that do matter are what a buyer thinks its worth and whether the lender will approve the buyer’s loan for the needed amount. Scroll down for more things to remember when selling your home.

#3: You Won’t Get a Windfall If You Maintain Your Home

Your home repairs – the stuff you fixed – will not increase your home’s value. The money spent on maintaining your home adds about nothing to the home’s value, although maintenance will help your home’s value from decreasing further due to deferred maintenance.

#4: Want an Offer? Send Your Realtor on Vacation

The fastest way to find the home you have been looking for or getting an offer on your home is have your agent go on vacation…the further the better. Chances are the best opportunity will suddenly appear within hours of your agent leaving town. Agents will tell you that almost as soon as they go to a trade show, educational conference or on vacation, business invariably perks up. If you are anxious to buy or desperate to sell, send your agent out of town and watch how the activity increases and your chances for success improve dramatically.

#5: A Win-Win is About Getting What You Need

It’s all about motivation. Lawyers have an expression that goes something like this: “the best negotiation ends when both parties unhappily agree to settle.” Why you ask? Both parties end up with what they need not necessarily what they wanted or hoped for. That’s “win-win.” It’s not about winning the lottery or taking advantage of the other guy; it’s about accepting what you need so you can move your life to a better place.

This Doesn’t Mean Give Your House Away!

Being realistic does not mean give you house away for 50 cents on the dollar. It means evaluate your home like a buyer will. With our local market knowledge, we can help you realistically evaluate the market, strategically price your home and aggressively market your home to get you the most money in the shortest time. Thanks for reading our things to remember when selling your home post.

Need to Sell Your Home for Top Dollar?

Selling your home does not have to be an arduous task and there is light at the end of the tunnel. We’ll professionally market your home to attract the most number of potential buyers possible. Check out our Austin Home Sellers section to learn more about the best home selling system in Austin. If you think it might be time to discuss selling your home, call us at (512) 827-8323 or email us at info@11OaksRealty.com to schedule a no obligation consultation.

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