Home Staging

Selling your home in Lane County

When preparing a home to sell most folks think they’ll have to do more than they actually need to. While there certainly are many items that will make a home more desirable and ensure that it’s ready to sell and be financed, it’s up to you as the seller to determine what’s realistic for your goals. This is why meeting with your listing agent early in the process can be helpful for you to determine the best levels of renovations for your ROI. On average, home renovations only create a 70% ROI so limiting these to what will make a significant difference can greatly increase your profits. If you’re thinking of selling in the next year or just planning some updates, be sure to email me or call me to schedule an appointment. We can go over the current market conditions and decide what you should focus on to increase your ROI. I’ve set a goal of completing 10 listing consultations before June so meeting with you would be a win-win even if your plans to sell are further down the road. 

Here are the 3 main categories that are important to look at when determining an accurate selling price:

1. 1st Impression: These are things that affect a buyer’s impression touring a house in person. This category includes such items as:

  • Cleaning
  • Minimizing stored items and furniture to ensure easy access to all rooms
  • Cleaning to remove signs of pets
  • Removing loud noises/ distractions
  • Removing strong odors
  • Changing bright colors on the walls
  • Removing clutter or strongly personalized art/ features
These are what we consider the basics. To get an average market price these things should be addressed. 

2. Damage / Unfinished projects:  These are larger defects and possible safety hazards that may or may not be visible upfront but could affect financing.  In most markets a buyer would want these defects resolved or the cost of repair to be reflected in the sale price of the home. Examples of these would be: 

  • A roof that’s at the end of its life
  • Unsafe electrical panels or wiring
  • Plumbing that’s leaking
  • Flooring that’s damaged or at the end of its life.

    Renovation projects that are unfinished leaving exposed floor supports/ joists/ plumbing can affect financing and will decrease the amount of buyers that are able to offer on a home. Many times sellers are unaware of these issues until a home inspection. However, if any are visible or known issues ahead of time, this will be important to discuss and address prior to listing. These are things that likely will add value if done before listing a house & tend to be the most daunting. If repairs like these are holding you back from selling, I may be able to help you connect with lenders that can help with advance funds or even partner with investors/contractors who would fund these repairs for you for a long enough period of time to make your move.

3.  Deferred maintenance: There are small things that you do to maintain your home over the years. This shows visitors that your home has been cared for and includes activities such as:

  • Touching up baseboards/doors/window sills and cleaning them regularly
  • Replacing light bulbs in matching tones
  • Cleaning visible filters/vents/ bathroom fans and resolving any squeaking hinges or leaking fixtures. 
  • Cleaning gutters
  • Clearing out roof moss
  • Clearing out downspout 
  • Securing crawl spaces 
  • Caulking tubs and sifting regularly. 

These things can start to stack up if not maintained regularly and eventually will lead to more costly damage. Currently, we are seeing more of these smaller items passed onto buyers because the market is competitive.  However, I believe that to get the highest price, these should be considered and addressed. These are also repairs that most homeowners or a handy person can make for relatively low costs.    

If you would like a customized list or market assessment of your house or investment property, be sure to call me and schedule an appointment right away. 

Essential Tips for Selling Your Home During the Holidays

Selling your home during the holidays is both an exciting and sometimes scary prospect. People often have additional questions about staging, showings and best practices during the holiday season. They want to know everything from how to make the house seem bright to how to make the move during the holidays as smooth as possible. I’ve put together answers to common questions that I get this time of year that will give you insight about the most essential tips to keep in mind when selling your home during the winter season. 

Should I or can I still decorate for the holidays? 

Yes, I believe that you should still decorate during the holiday season but there are important factors to keep in mind. You want timeless listing photos, so I recommend neutral colors and minimal to no holiday decor for your online marketing. For showings stick to a winter or fall theme versus a heavy holiday/ religious decor in order to stay neutral for those that don’t share your faith.

If you live in a neighborhood or area that is well known for going all out with holiday lights and decor, you may be able to leverage that with marketing, and that might change these recommendations. Be sure to check with your listing agent about this to see what would be most effective.

If my home is listed in the holiday season will buyers want to see it on the holidays and holiday weekends?

The answer is Yes! So you will want to make sure to let your real estate agent know in advance if it won’t be available on certain days or times. If you live in a home that is actively marketed without an accepted offer, you should plan for your home to be shown any time people are free to view it.  Unfortunately holidays like Thanksgiving & Christmas are common times for people to shop for houses because many people aren’t working at those times, and they are able to travel. While most buyers are understanding if your home isn’t available to show during these dates make sure to discuss your holiday availability beforehand to maximize your house’s ability to be shown to buyers.

Once you have accepted an offer you are in luck as our Oregon real estate forms, most inspectors, banks and escrow companies recognize federal holidays, so you are unlikely to have a deadline or have these companies respond to requests for showing appointments on any of these holidays. 

How do I protect my home from the wet PNW fall and winter weather? 

It’s ideal to have a shoe removal area with a dry floor mat, along with a bench or chair. Your real estate agent will provide booties to cover shoes, set up a place for folks to hang winter coats and access to hand wipes/ paper towels near the door. This will help to avoid folks coming very far into the house to take shoes off or get rid of any layers that might be wet. It’s helpful to have a few dry cleaning towels and a broom tucked into the coat closet or utility room to help with quick touch up that might be needed. . 

Won’t it be too dark for buyers to see the yard or acreage for showings after dark? 

Yes & no, if you have acreage that is not lit with landscape lights, be sure that the majority of people view your house in the earlier part of the day. If you have a smaller property or acreage that is well lit then make sure that any exterior landscaping lights, security lights and pathway lights are in good working order and on for later day/ evening showings. This will help the yard feel more inviting and highlight the all weather usability of your property. 

Will my home feel too dark? 

With our dark early evenings and more overcast days here in Lane County, listing during the holidays may require some additional lighting inside the house. Also, some simple staging can help set you up for success. Ensure that all light bulbs in the house are working and light fixtures are clean. Utilizing a daylight or soft white spectrum bulb makes a big impact, make sure all bulb light values in rooms are the same. To ensure maximum showing conditions, add lamps in dark corners and ensure that light switches are all left on or are easy to find. Switch out any heavy blinds or drapes for lighter options that let more natural light in.    

Is it too cold to go look at houses? 

The winter chill is certainly something to consider for showings and the poor conditions do tend to deter buyers that are not serious about buying a home just yet. However, for those who need to move, the winter months’ weather will not stop them. I’ve even had clients request showings on our rare snow days. The best thing you can do in times like these is to create a cozy, welcoming environment. If your home has a high quality heating system, wood or gas stove, or extra insulation, your home will shine on these cold days. Keep your home at a comfortable temperature for showings and plan for gas fireplaces to be turned on. Providing iInformation about special energy efficient heating, insulation, wood or gas fireplaces can be helpful to highlight these features. Plan for showings to take a bit longer since agents and buyers may need a bit more time to warm up before really feeling comfortable walking around and may need extra time to take shoes and coats off. 

Can I list my house if I will be traveling for the holidays? 

Yes, with technology you can virtually communicate from any part of the world so as long as you will be available via phone or email you can absolutely sell your home if you will be away. It’ll be extra important to discuss your availability and travel plans with your agent in advance, so they can help avoid any communication issues.  Also, it can be helpful to set up timers on your home’s lighting systems, have someone check on the house every couple of days & to leave the thermostat on the heating system and water tank in a comfortable setting. 

I hope you’ve enjoyed our holiday selling Q & A. If you have any other questions please reach out and of course If you would like to talk with me about listing your home click here or give me a call. I look forward to customizing your listing plan to ensure your move as smooth as possible in any season of the year. 

What to Avoid When Selling Your House in Lane County:

It can be tempting to take shortcuts, but you will find that doing it the correct way will always give you the greatest amount of benefits and the least amount of headaches!

Whether you are already in the process of preparing your home to sell or are starting to think about the process in the long-run, you will want to make sure to avoid these common real estate mistakes:

 

Testing the Market:

It can be tempting to “test the market” or “premart your home” before hiring a listing agent. People see selling their homes by themselves as a way to save on commission fees.  Because of the fast moving digital world we are in today, the market and history of a home make a big impact on the final price a home will sell for. 

Here are some common situations that may result in buyers overlooking your home thinking that something is wrong with it:

  • If you list your home at the wrong price,  and it sits on the market for more than a few weeks
  • If you put photos of your home online that don’t depict it in a good light

Both of these scenarios will ultimately cost you time and money.

 

Making Big Repairs:

The biggest and most costly mistake is assuming that you need to make big improvements or repairs in order to sell your home. There are very few improvements to a house that yield a 100% return on investment, so it’s important to really understand what is optional versus what actually needs to be completed. A quality listing agent will walk you through the comparables in your area, understand what buyers are looking for and be able to help you focus on the right repairs and updates to get the most out of your sale.

 

It’s often not worth it to make huge repairs to your home before selling it

Not Considering the Impact of Taxable Income for the Year:

This comes into play when you have lived in a home for less than 2 years. This also happens if a home is an income property that could be considered taxable income. It’s important to discuss any property sales with your Accountant, CPA or financial planner, so they can help you understand what taxes you may owe and if there are any options that allow for you to reduce your tax burden. For example, if you are selling one investment property for another investment property you may be able to utilize a 1031 exchange or hold your real estate within a trust or IRA  to eliminate or reduce your tax liability.

 

Not Considering Clouds in the Title:

All debt, including collections, unpaid back taxes, unpaid child support or unpaid construction liens attached to your home’s title will need to be paid (or have an acceptable  payment plan in place) in order to sell your home and provide the clear title to the new owner. Your current mortgage, HELOC or other property secured loans will be paid off at closing. 

It’s important to know what these total balances are so that you can accurately gage the offer amount that you will need in order to clear title and make selling worthwhile for you.

If you’re not sure of debts, your local title company should be able to verify this with a preliminary title report search. Your real estate agent should be able to help you connect with a local office that can provide this for free or at very low cost to you. 

 

Not Disclosing a Probate, Co-Owner or Trust:

In order to convey title of a property, all parties that have legal right to the property must be willing and able to sign the title and closing documents to transfer title. 

Once an offer is accepted the title company will run a preliminary title report and they will ensure that anyone who has a legal right to the property has either relinquished their rights or are the signing parties on the sales agreement and on closing documents. 

If you are not positive about your ability to sell, your real estate agent and a local title company can check to ensure that you have the ability to convey title. 

Hiring the Wrong Listing Agent:

The majority of homeowners hire the first agent they speak with. The agent you hire can make a huge impact on:

  •  Your stress level through the sale
  •  The exposure your home gets on the market
  •  Your representation/ advice during negotiations 
  •  The profits you will make on your home sale

While you may be able to research in advance and get lucky enough to meet with a great agent right away, it’s well worth your time to at least interview 2-3 listing agents. Every agent manages their business, communication, time and marketing differently so even in a hot market like we’re in now it’s important to be confident in who you hire and understand what you will get for the commission you are offering.

 

Hiring an Agent Who Doesn’t Know Your Area:

Real Estate Agents are licensed by the state, however marketing is hyper local. It’s essential to understand the city, neighborhood and sometimes the subdivision your home is in. This can make a difference in pricing and marketing a property efficiently. These nuances can be hard to see in housing data if the agent you hire is not very familiar with your subdivision, suburb or or your city. 

 

Not Allowing Access to Your Home for Showings:

The marketing of your home can only reach so many buyers and ultimately most buyers need to be able to walk into a home and tour it in person to feel confident and comfortable enough to make a great offer. Typically home showings are 30-60 minutes and many buyers prefer to look at homes on holidays, weekends and after work hours. While it’s never fun to have to be away from home at these times, making plans to be away from home during those times will ensure your house gets the most exposure to interested buyers. Be sure to ask your listing agent how they manage these showings and see if  you will be responsible for coordinating these appointments. The first weekend or week  on market is typically the perfect time to take that vacation you’ve been needing.  

 

Taking Fixtures and Appliances:

Our Oregon Real Estate sales agreement allows the seller to exclude fixtures or to include personal property in the home as part of the sale. A fixture is anything that is attached to the home, like built in appliances, shelves, light fixtures… If you have a fixture that has sentimental value or that you would like to keep it’s important to review these with your agent when listing your house. When you accept an offer it’s important to ensure that these items are listed as exclusions. 

Personal property is anything in the house that is not attached like free standing appliances, furniture and all your personal property if the house is occupied. It’s important to review if any personal property is included in the offer, and if you do not want it to be included that it be adjusted in writing. If you are interested in selling your home, make sure to get a Free Market Assessment here: Free Market Assessment

3 Improvements for the Best ROI

Before you tackle a home improvement project, be sure it’s adding value to your home. Here are three updates that may give your home value a measurable boost:

1. Insulate your attic. Energy efficiency remains a top draw for buyers, and blow-in fiberglass insulation is an inexpensive way to make your home warmer in the winters and cooler in the summers.

2. Replace your garage door. New garage doors come equipped with better insulation and higher-strength steel, making for fewer dings and dents.

3. Upgrade your front door. Steel entry doors offer enhanced security and eliminate the hassle of flaking paint jobs down the road.

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