The Dangers of Pricing Your Home Too High
Selling a home is a big decision, and one of the most important aspects of the process is determining the right price. Unfortunately, some sellers make the mistake of pricing their homes too high, which can lead to a host of problems down the line. In this blog post, we’ll explore some of the reasons why people price their homes too high when they sell them, and the potential consequences of doing so.
1. Testing the Market
One of the most common reasons why people price their homes too high is because they want to “test the market.” In other words, they want to see if there are any buyers out there who are willing to pay more than what they think their home is worth. While this may seem like a logical strategy, it can backfire in a big way. Overpricing your home can make it less appealing to buyers who are looking in your price range, and it can also turn off potential buyers who might be willing to pay more for a home that is priced appropriately. For example, a home that is worth $600K and the list price was $600K, it would be more likely to get that amount. However, if you listed a home that was only worth $575K for $600K, price reductions might eventually lead to a sale price of only $540K.
2. Leaving Room for Negotiations
Another reason why people may overprice their homes is that they want to leave room for negotiations. They may assume that buyers will try to negotiate the price down, so they start with a higher price in order to end up at the price they really want. However, this strategy can also be counterproductive. If your home is significantly overpriced, buyers may not even bother making an offer, or they may assume that you’re not serious about selling.
3. Believing a Higher List Price Will Result in a Higher Sale Price
Some sellers mistakenly believe that if they list their home at a higher price, they will end up selling it for more money. However, this is not necessarily the case. Buyers are savvy, and they will typically do their research to determine what a home is really worth. If your home is priced much higher than other similar homes in the area, buyers may simply choose to look elsewhere.
4. Misinformed About the Market
Finally, some sellers may overprice their homes because they are misinformed about the market. They may have received bad advice from a friend, neighbor, or another realtor who is not familiar with the local market conditions. It’s important to work with a realtor who has experience selling homes in your area and who can provide you with accurate information about pricing and market trends.
So, what are the consequences of overpricing your home? The most obvious consequence is that your home may sit on the market for longer than it should. This can lead to a variety of problems, including:
• Reduced interest from buyers
• Fewer showings
• Lowball offers
• A lower eventual sales price
In addition, if your home sits on the market for too long, it can start to develop a stigma. Buyers may assume that there is something wrong with the home, or they may wonder why it hasn’t sold yet. This can make it even more difficult to sell the home in the future.
In conclusion, pricing your home appropriately is crucial if you want to sell it quickly and for a fair price. While it may be tempting to overprice your home for any of the reasons mentioned above, it’s important to resist the urge and work with a realtor who can provide you with accurate information about pricing and market conditions. By doing so, you can avoid the pitfalls of overpricing and increase your chances of a successful sale.
Tom and Christy Explain Mortgage Rate Buy Downs
The Curtin Team’s CEO, Tom Curtin and Director of Sales, Christy Smith explain the benefits of mortgage rate buy downs for buyers and sellers. Like many practices in the world of Real Estate, mortgage hacks depend on Buyer/Seller goals, timelines, and preferences. Buy-downs are unique, though, because they offer direct benefits to both Buyers and Sellers in the short term and long term. They allow houses to be sold more efficiently, less stress with high monthly payments for Buyers, and less interest payment over time. If you are in the market to either buy or sell a home, don’t forget that there are ways for you to save money during the process.
Why You Should Work With A Team
On a successful real estate team, everyone has a specialized role that aligns with their skills. Agents are talented at contract negotiations and pricing. Administrative teams are talented at paperwork, details, and organization. Marketing specialists are talented at getting houses as much organic exposure as possible. Essentially, every team member provides value to the business by serving clients and always looking to help their teammates when possible. Over the years, many of the Curtin Team’s clients have expressed that they enjoy having a contact available to answer their questions, which is exactly what our team is available to do. Unlike solo agents who might be constantly busy and out in the field showing homes, our staff is in the office and able to help our clients with anything they need throughout the buying or selling process.
Working with a team means you get combined experience, which leads to smoother deals and less headaches. As a team, we invest in the best systems, tools, technology, knowledge, and talent available. We feel the scope of today’s real estate transaction goes beyond one person and that an agent acting on their own can’t possibly provide the level of service needed to get the job done well. This is why clients prefer team interactions, and previously solo agents are so glad they’ve found the right group once they’ve made the switch. An individual real estate agent won’t have the time, cumulative knowledge, or assets required to invest in the best tools and execute the marketing strategies required to give homes maximum exposure and quick selling times, but well-established groups can provide all of these and more.
As an agent working on a team, there’s greater fulfillment developing your inherent skills and being able to trust teammates to work behind the scenes for your clients. Many studies have linked employee happiness with customer satisfaction. A company’s ability to deliver a greater customer experience relies on hardworking team members who always look out for each other. When an agent works on a team, they enjoy a more balanced life. The work is divided and the responsibilities are shared. They can lean into their team for help when things don’t go their way, and they have a support system that brings the peace of mind that is so difficult to find when working alone. And most especially, their clients are happier. The stability, camaraderie, and effectiveness of real estate teams like the Curtin Team make everyone’s lives easier – both our clients and our agents included.
What I Would Spend Money On If I Was Renovating
There are endless possibilities of what you can spend money on to improve your home. From simple upgrades to massive renovations, it can be overwhelming deciding where to start. To help, we’ve put together a list of priorities as we see it from a Realtor’s perspective. It’s important to start with what you love and enjoy (especially if you plan to be in your home for at least 4 more years) and prioritize the area of your home that you know you’ll get the most enjoyment out of first. On the other end, if there’s something in your home that causes you stress every time you see it, change it. Renovating can be a challenge, but assessing your wants, needs, and budget is a great first step.
Up To $5,000 Budget
1. Interior Paint – Fresh paint gives you the best bang for your buck. Depending on the size of your home, you may be able to get most of your main living area painted for under $5,000.
2. New Kitchen Backsplash / Updated Light Fixtures – An eat-in kitchen, dining room, or foyer chandelier provide a fresh, updated look without breaking the bank. If you have the builder-standard fluorescent rectangle in your kitchen: get rid of it! Replace with a new modern handing light or recessed lights.
3. New Bathroom Vanities – If you have any bathrooms that have laminate counters, this signals that the vanity is dated, too. You can purchase a new vanity that also has a built-in stone counter and new sink all together. You’ll just need to purchase a matching upgraded fixture to go with it.
4. New Front Door/ Refinishing Wood Doors – A new front door adds great curb appeal. Front doors make such an important first impression! When you’re selling your home, you always want the entrance way to be in top shape. Picture this: the buyers and their realtor approach your home, the buyers are eagerly looking around to assess the entrance, and the Realtor is trying to open the lockbox. Entry is not immediate — it can take a minute or two to get the lockbox open and enter the home. If you have rotten wood or an old pealing door, this will set the stage for a buyer’s negative impression of your home.
5. Exterior Cleaning – Power washing can be a surprisingly affordable way to make your exterior look new again. Your house, driveway, walkways, and roof can all be power washed for a fresh look. Add professional window cleaning and you’ll be looking great!
Up To $25,000 Budget
1. Flooring – Wood floors in main living areas and new carpet in bedrooms make a big difference. Real hardwood flooring is a timeless style and will never be an outdated choice. Color choices can vary and add personality but try to avoid extremes. And, you can refinish hardwood and change the look if needed.
2. Kitchen Appliance Upgrades / New Kitchen Counters – If your home is in a luxury price point, buyers will expect high-end appliances. The stove or cook top is the center piece, so consider this first.
3. Bathroom Vanities – We covered this in the $5,000 budget section, but if you have multiple bathrooms to upgrade, you’ll easily spend more than that. If your primary bathroom doesn’t have a dual vanity and you can find a way to add one, that will be a great investment. Pro-tip: This may also save you from arguments with your significant other if you’ve been sharing a sink.
4. Retiling – Primary shower and floors can often use new tiling, along with adding a standalone tub. Avoid trendy or colorful tile. Remember, light and bright is timeless.
5. Cabinet Makeover – Painting or refacing cabinets and changing out hardware is a simple but effective project.
Budget up to $100,000
1. Full Kitchen Update – New appliances, quartz or quartzite counters, backsplash, fresh paint; depending on size of kitchen, you may or may not be able to fully replace cabinets with this budget. Style and trends in kitchens change frequently. If you’re worried about making the right design choices, it’s always best to go light and bright, aiming for a timeless look that will last. The average cost of a full kitchen renovation in our area now averages over $150,000, so to stay on budget, consider hiring a professional designer who can help you find cost savings and make the right design choices.
2. Finished Basement – Adding additional finished space is a big bang for your buck. Adding a media room, an exercise room, office space, an additional bathroom, or an additional entertainment area will add huge value to a home.
3. Outdoor Living Space – An exterior gathering area like an outdoor fireplace, a new porch, or an upgraded deck are great additions. Consider high performance composite decking, a common brand is Trex, for great quality and value.
4. Exterior Upgrade – Fresh paint, a new roof, and new landscaping can transform the look of your home completely and even make your neighbors jealous with this project. Maybe they will follow your lead and paint their houses, too!
5. New Cement Siding / Windows – Many homes in our area built between the 1980s-90s were built using a siding referred to as OSB, or Orient Strand Board. One of the common brands that was used is called “LP” siding. This siding is a wood fiber glued together that deteriorates over time and is susceptible to moisture and other weather damage. New cement board siding, one of the popular brands is “Hardie Plank,” is made from a cement fiber that can withstand moisture and weather damage. If your home was built using OSB siding, it is also likely to have wooden single-pane windows. A major upgrade that will pay off when selling your home is replacing all of the siding and windows. Upgrading your windows to new dual-pane windows will enhance the curb appeal of your home and you’ll realize energy savings + noise reduction.
Renovating in today’s market requires patience and flexibility. The pandemic has caused price increases due to supply shortages and rising labor costs. Labor is hard to find, and you’ll need to plan ahead carefully with materials. We suggest that you make a plan and order supplies before you begin. Some appliances and fixtures can take weeks or months to come in, certain paints are hard to find, and the list goes on. In the end, it will be worth it! We hear it all the time: “I should have done this years ago!” Don’t delay and wait until you’re about to sell your home. Do it now and enjoy it without breaking the bank!
Getting Your Home Picture Perfect
You’ve signed the listing agreement and now you’re getting ready to have your home photographed. As a Curtin Team client, you have the benefit of our Home Stylists who provide exceptional home staging services. But there is plenty that you can do to prepare your home before it hits the market.
We all know that staged homes sell for more money. But very few of us have the time or energy to clean and declutter every square inch of our homes. So, let’s focus on the rooms that will make the most impact and get those potential buyers excited to make a great offer on your home. Take a tour of your home as if you were a potential buyer. What stands out to you? It will probably get their attention as well.
Front Porches – staging means cleaning, decluttering, and depersonalizing. Does your front porch feel inviting? Does the front door need to be repaired or repainted? If you have enough room for a seating area, make sure it is clean with fresh cushions and some potted plants. Buyers will feel welcome before they even enter the home.
Living rooms – or whatever is the very first room you see when you walk in the front door. Get the carpets cleaned, dust and declutter shelves and tables, and paint it a neutral color, if necessary. Also, be sure to clean the windows (or have them professionally cleaned).
Kitchens – the number 1 staging rule is to clear those countertops! Time spent cleaning and organizing the kitchen will definitely pay off. Updates to lighting and paint color are worth it too. Something as simple as fresh hand towels can brighten up the space.
Bedrooms – specifically the owner’s bedroom. Minimizing the amount of furniture can help buyers imagine their own items in the space.
The best staging tip we’ve found is to clean, clean, clean. If you do nothing else, that will make your home feel fresh and welcoming.
Rising Mortgage Rates Still At Historic Lows
Mortgage rates rose today, but rates overall are at historical lows. The average rate on a 30-year fixed mortgage is 4.47%, according to Bankrate.com, and the average rate on a 15-year mortgage is 3.64%. On a 30-year jumbo mortgage, the average rate is 4.48%, and the average rate on a 5/1 ARM is 2.96%. These rates are just averages and subject to change daily. For current rates contact your preferred lender.
During the pandemic we had historically low rates. The factors that most affect the rate increases today are inflation and economic growth. But rates can change for various reasons. Overall though, rates are expected to continue to go up this year.
Does this mean you should cancel your home buying plans? Absolutely not! Even though rates are higher than in 2021 they are still very low. 30-year fixed rates were in the high 5%’s just a few years ago.
Buying a home isn’t just about interest rates though, it’s also about making a lifestyle choice. It’s best to find right house for you when the time is right for you. Home values have historically risen and now is a good time to get in to your dream home.
Ready for Spring with Kanani and Cheri
Kanani Briggs, Realtor, and Cheri Bartlett, Space Strategist, discuss the ways you can start organizing your home in preparation of a Spring sale. Cheri offers tips on tackling difficult areas to organize as well as the services she offers homeowners to help them move items out of their homes.
For more information, contact Kanani Briggs at email@example.com or 678-287-4848.
Not All CMA’s Are The Same
Successful home sellers know that the key to a quicker, less stressful sale begins with an appropriate listing price. Before boxes are packed or walls are painted, understanding your home’s market value should be your number one priority. General Market Analysis Summary also known as a CMA (Comparative Market Analysis) is the first step to estimate the value of a home sale relative to comparable properties in your area.
Factors that influence a CMA include:
– Square footage
– The number of bedrooms and baths
– The age of the home
– Construction and style
– Neighborhood and schools
However, not all CMA’s are the same. There is no standard process for creating CMA’s. Each agent has their own tools and methodology. The CMA you receive from the Curtin Team is different than CMA’s developed by other agents because we use a variety of tools such as the MLS (Multiple Listing Service), tax records, and an understanding of off-market sales. This deep knowledge of the local market makes our CMA’s invaluable to sellers looking to price their homes appropriately for the market.
A CMA from the Curtin Team helps match buyers and sellers with the best options in their price range and desired location and allows sellers’ homes to spend the shortest possible time on the market. Our List to Sale price ratio (seller’s asking price to the actual sale price) is above industry averages because of the way we strategically analyze this data to accurately price your home.
Guide To Sorting Through Sentimental Items Before Moving
If you’re thinking about putting your house on the market in 2022, now is the time to start cleaning, purging, and prepping. The holidays may be the ideal time to get started while kids are home from school and family is visiting. It’s the perfect time to open up SPACE for what this new year will bring. While it might be easy to let go of those clothes that are out of style or the gadgets you were so excited about, but are now sitting at the back of your closet…never used, many people struggle with what to do with sentimental items. Pictures, cards and artwork from kids, items you’ve kept from loved ones now passed, even your own childhood memorabilia can bring up so many emotions! That’s ok! We have some tips for taking that emotional ride, making it fun, and in the end loving the result!
The Curtin Team has been in business for over 20 years and in that time, we have helped hundreds of clients prepare their homes for sale. Here’s our favorite method for sorting sentimental items before a move. Create an EVENT focused on going through these precious items in your home. Whether it’s all the items from your children, or from passed loved ones or a combination, now is the time to get people on board to help you.
These are our top tips for making this event fun and productive!
1. Schedule a time
2. Invite family
3. Make a SPACE
4. Make it FUN!
5. Gather supplies
6. Explain process
7. Do it!
Schedule a time: If you have 5 small to medium sized boxes you will probably be able to get through them in about 4-5 hours. Larger or more boxes are going to take longer. Just keep in mind, that most people underestimate how long it’s going to take.
Invite family: As with any event you want to invite people so they can carve out the time in their schedule. You can send an evite, paper invitation or just call people. Do what feels best to you! Explain in the invitation that you are planning to put your house on the market and it’s time to make decisions about items you’ve been holding onto. Let them know that you wanted to include them in the decision making and why. For example: I have items from when mom/dad passed that you may want to keep. Or for your children: I have items from your childhood that you may want to keep. Keep it light and fun, more of a party atmosphere.
Make a SPACE: You may want to sit at the dining room table, or just sprawl on the floor. Again, do what feels best to you but plan ahead of time and get extra chairs for the table or pillows to sit on the floor. Whatever will make it comfortable.
Make it FUN: This is our favorite tip because this process does not have to be miserable! Depending on the time of day have some yummy food for everyone …coffee and donuts if it’s morning, sandwiches at lunch, etc. Definitely have beverages too! Maybe some hot chocolate or wine ;). Turn on some fun upbeat music, light some candles. You know what we’re going to say next…whatever feels good to you!
Gather supplies: First on the list is garbage bags. Have scissors for opening boxes if needed, and bins/bags for each person so they can take away whatever items they decide to keep.
Explain the process: Let your family know you’re going to open the boxes one by one so everyone can see everything. This can be the most fun way because as you are looking through the items invariably you will have memories of fun moments from the past. Occasionally, it could also bring up sad memories…that’s ok. Let it out and then let it go. These are not items you want in your SPACE and there will be plenty of items that feel good to you. Focus on the good because you want to create a new SPACE that is uplifting and feels good when you walk in the door!! It’s great to keep items that are useful and sentimental so that you feel connected to your loved ones. If you have recently lost a loved one you might find it more difficult to part with their items right now. It’s ok to keep them until you feel better about letting go. Be gentle with yourself keeping in mind you are never going to forget this person or the experiences you shared with them regardless of which items you decide to keep!
Do it: Go through all the items and let it unfold however it unfolds. Keep only the items that REALLY resonate with you and feel good to you. A special note about photos – only keep pictures that really capture the event and feel good! Even if they are blurry or off center but are fun and uplifting…those are the ones you want to keep! If you have multiples of the same picture …like school photos, just keep one. When your event is finished throw the garbage away and make sure everyone takes the items they chose with them.
Now you can look forward to making wonderful memories in your new home!
A special thanks to our contributor and friend, Cheri Bartlett, owner of CEO Space, Inc. She specializes in helping clients organize and renew their space.
Here’s her contact info
CEO SPACE, Inc
Facebook: SPACE Simplify Purge And Create Ease
Home Styling | How to “Undecorate”
Home Styling | How to “Undecorate”
As I was packing away decorations after the holidays it occurred to me how similar the task is to home styling. It’s what I like to call “undecorating”. Undecorating is the process of removing personal and specific decorations, leaving behind a more neutral palette. Having a clean palette is important to attract potential buyers. When the slate is clean, buyers can imagine themselves living in the space.
As new year resolutions are made and we vow to get more organized, this is a wonderful time to start preparing your home to beat the spring selling rush. When you’re packing away holiday decorations go ahead and pack up family photos, decor and personal items. Not only will you be de-cluttering, but you’ll also get a jump start on packing items that you’ll have to pack later anyway!
Where Do I Start?
It’s easy to get overwhelmed, so start off easy. Begin with your junk drawers, closets and pantry. Make three separate piles: one that you keep, one for donation, and one that goes straight to the trash.
Closets should be about one third full so that prospective buyers can see the amount storage is available. Pack away clothing that’s not in season. Use storage baskets and containers in drawers, cabinets and the pantry for a simple and tidy look. Once you have tackled the de-cluttering you can focus on larger projects. Keep in mind that as the spring market approaches, the busier contractors get and the longer it takes to get on their schedule.
Use these easy tips and you’ll be able to stick to your New Year’s resolution and be ahead of the spring market!