Getting ready to sell your home? Don’t make these mistakes in your listing!

Bonita Springs Real Estate / Estero Real Estate / Naples Real Estate

By D. Michael Burke

So, you’re ready to see and you’re putting together your listing information. Your real estate agent should be assisting you with this. However, if you have not selected your agent yet and just want to start thinking about your listing, you should know what agents and buyers typically see as a red flag in a listing. The point is that if you want to get response from your listing, you may want to avoid these listing red flags.

Are you seriously thinking about not including photos? A big no-no.

Including photos in the listing should be a no-brainer, but sellers routinely list properties without pictures, and they do so to their detriment. One red flag in many buyers’ eyes is the lack of photos for a listing. There can be some legitimate reasons for few (or no) photos in a listing: The sellers want privacy, or they have valuables they don’t want in the photos. But many would-be buyers — rightly or wrongly — assume that there’s something wrong

It’s a good idea to have about a dozen photos, but that number isn’t a solid rule. You definitely want to convey a good sense of the property by ensuring the pictures match the description and showcase the the property’s best features. For example, if the listing emphasizes a great view, it pays to have a photo of the view.

If you’re selling in a short sale situation, including transaction details are critical.

In the last few years, buyers have been educated on buying distressed properties, whether it may be a short sale or foreclosure. But many have had not-so-good experiences with the process. No transaction details are big red flag for a distressed property listing.

When the listing says it is a short sale, but does not address whether or not the lender has been informed and approved of the price, it can be a concern. Be cautioned against getting involved when the listing language refers to third-party approval, but fails to identify that party. Short sellers who are able to be upfront about the deal stand a far better chance of attracting the right buyer at the right time.

Don’t over exaggerate or put “fluff” in your listing.

A listing that claims to offer the very best property on the market isn’t going to do you any favors at all. Don’t put outlandish and hyperbolic claims in your listing. Buyers and agents alike will see right through them. While creativity should be maximized to market a listing, these claims can be highly subjective and can be interpreted in many ways by different buyers. Some buyers may be turned off to begin with and some will inevitably be disappointed if the claim doesn’t live up to their expectations. It’s a fine line, but sellers do well to stay away from superlative claims. So rather than describing the house as "the best," a more sensible strategy is to focus on adjectives that are flattering, but leave room for other opinions.

Price your listing accurately, not just to get responses.

A low price sounds like a great way to attract buyers, but if you go too low, there’s a chance your strategy will backfire. A good real estate agent will not suggest a low-price strategy. In that strategy, multiple buyers will be attracted to the low asking price and eventually the sales price will climb close to market value as competing offers bid up the price. However, the strategy is not without risk in that some buyers will be alienated by a potential bidding war.

Even more worrisome is the possibility that a low price will attract unqualified buyers looking to snatch up a bargain. If that happens, the house won’t sell at all, and the seller will have devalued the property with a low listing price.

Beware of “the Flipper”

Believe it or not, phrases such as "newly remodeled" and "recently updated" can be red flags to some buyers because they could indicate that the seller is out to flip the house. That’s not necessarily a bad thing, but sellers should work to highlight any improvements while being careful not to present the home as a flip. This could make buyers and agents leery of improper permits, as well as shoddy remodeling work. So if you’re selling a newly remodeled home, make sure to emphasize that the work was properly permitted and executed at a level any homeowner would be happy with.

"As Is” – a little bit cautious

Selling a property "as is" isn’t all that unusual, and it shouldn’t be a deal breaker. But when you see the term in a listing — especially these days — it can be a reason for caution. These days, "as is" can mean previous owners took everything. While listing a property’s shortcomings has its drawbacks, it’s better to include obvious improvements a buyer will want to make, rather than saying "as is." If it’s clear that the house needs new carpet, it’s better to just say so because any serious buyer will likely use that as a negotiation point anyway. But if you list the property "as is," you could make the buyer think the worst. Your real estate agent can help you assess the best way to approach this.

You want the best possible listing to get reponses and sell your home. Being aware of these red flags will help make your listing speak in terms that buyers and agents want to hear. That being said, make sure you select an agent that follows these guidelines and will lead you down the right path. Your agent’s only priority should be to sell your home and to do it the right way.

If you not sure who to call, I’m confident that I can help you sell your property. Call me today at 239-498-7600 or email Michael@CoconutPointRealEstate.com.

By D. Michael Burke, P.A. Keller Williams Elite Realty

Michael@CoconutPointRealEstate.com / www.CoconutPointRealEstate.com