Every well said.  Showing homes can be very frustrating.  I love homes you can only show after 6pm or on weekends.  Some sellers can really be a pain in the butt. 

Not pricing a home at realistic market value, now thats one of the seven deadly sins of selling your home in this market, heck even just putting it on the market when you don't HAVE to sell!

Jacksonville Florida Homes, Jacksonville FL Luxury Real Estate and Short Sale Homes for Sale

All good things to remember when selling a home.  It's easy to forget the details that make such a difference to visiting potential buyers (and their agents).

I agree with you. It is a challenge. I don't do the brochures (outside) any more though. 

I appreciate it when they don't turn on every light in the house.  Sometimes Ican't find all the switches for the life of me.  I don't make my buyers wait.  I do the best I can to find them and then we move on.  I also appreciate no candles.  I've gone into homes where the scents were so overwhelming, we couldn't stay in the house.

Thanks for sharing.  Take care.

Kristal,  I don't negotiate on showing times.  If the showing service or listing agent asks me to change the time, the answer is please cancel the appointment.  There's way too much inventory out there to be playing those games.  If your house if for sale, it should be ready to show.  By the way, when I tell them to cancel the appointment somehow they find a way to usually make it work. 

Kristal, very true on the showing times. I always tell my sellers up front not to decline a showing and do not attempt to reschedule them.  Only if they are on thier death bed then its okay to decline. Otherwise let the buyers come even if the house is a wreck. The buyers are more interested in viewing the house on their time schedule and will overlook a few things that you did not have time to put away.

KK - I love this post. This is all so true. In this competitive market I am still amzed at how complicated some agents and selles make it for you to see their home. It's really sabotage in my book in some cases. Then there are other s that are so appreciative. This would be a great piece to share with potential sellers in a pre-listing kit. Best of luck with your buyers. I feel for them.

Timing is always a challenge, especailly when seeing lots of homes over a large distance. And while I always llow time for the showing sometimes it takes longer. And then there is traffic, etc.

Jeff

Carol ~ I always wonder why home sellers do that.  It only prolongs the pain of having your home on the market.

Mike ~ You have an excellent point there.  I should have included price to sell as #1.  Guess I was assuming this....

Suzanne ~ The devil is in the details, as always.

Gary ~ I am 50/50 on exterior brochures. They don't seem to have the same effect as they once did.  Of course if I do do them, I ask the seller to remind me when the box gets low.

Cindy ~ Scents are so important and so easy to over do.  I get a headache when they poor on the deodorizer.  It is really a negative to me.

Richard ~ I would love to do that too, but often times the buyer really needs to look at the house, because it is a deal or just right for them.

Jill ~ Deadbed excuses are accepted!  :)

Jeff ~ Self Sabatoge is really the best description!  I hate not being able to make everyone happy, so when it comes to a choice I go with the buyering consumer.  Times will change one day, but for now that's the way it is!

Great post and it's true.  Sellers and selling agents can be a pain.  It's so difficult to make an appointment because we have to deal with the showing time that is convenient to the seller.  It should be the other way around.  You would think they'll be more cooperative since they want to sell their homes.

Rosalinda ~ Cooperation is the word, of course if one has to give in, it should be the seller.  Most of my buyers don't live in the area, so their time is limited.  I wonder if seller's realize this?

Kristal - I go through the very same frustrations here in Texas too. In these times, I think sellers forget to realize that they will be inconvenience during the sale. It's quite difficult to achieve both: the sale and no inconvenience, dont you think?

This is the kind of information that makes the world a better place.

How about making sure the lock is easy to open. People - at least here - seldom use their key to open their front door since they enter through the garage. Sometimes the front door key doesn't work well and the lock is very tempermental.

I always have bottles of cold water in the car for buyers when out showing homes.

Great post and you are so right.  Every little bit helps.  I haven't thought of having them call to make an appointment to show their home.  We have a great answering service so that can even be noted on a listing appointment because being able to make appointments easily is imperative for getting showings.  Thanks!

Well said!  I think the best sellers have been trained by the best listing agents!  It isn't hard to explain to your seller that availability of showing times to buyers is critical.  I tell my sellers that when someone calls to see if it can be shown, the answer is "YES!" (after that, you may ask what day and what time!)

Kristal: This is so right on the mark!  People: IF you want/need to sell, make your home easily accessible.

I had a seller, long time ago, who would not let an agent show his home one Saturday afternoon BECAUSE he wanted to sleep in! The agent had asked for a 1:00PM appointment.  He DIDN'T really want to sell is what I finally learned.

Sellers need to understand that when they put the house on the market to sell it is no longer their home, it is a product which they are selling. I'm sure they wouldn't try to sell any other personal property they own with out first making it clean, presentable and available to all buyers, so why not with their most valuable asset? 

Great advice for home sellers Kristal.  Many sellers don't realize how these details impact the buying process!

Wonderful bunch of tips there Kristal! I do believe you gave me some ideas....off I go!

Kristal - Spectacular post, well deserving of the sparkly gold star girl!  It makes my job so much easier when I see sellers disclosure, prices, pictures, school info, etc. at a home.  If we are in the neighborhood & buyer see's the home and I am without info on it (wrong square footage, 2 story vs. 1 story, etc.) it makes it SOOOOO nice to schedule the showing & run into find all the info there.  WATER helps also!  We get soooo focused & it's nice to stop, drink & talk about what we have seen if we are on a marathon home showing.  Love it! 

Good advice. I hate when a seller wants a different time for their showing. I plan the houses in order geographically. I usually cancel them in that case, let the buyer know that they could not accommodate the time we requested and let them decide it they want to see it at a later date.

I have been caught on the wrong side of that "Storm Door" more than once.

your friend in Charlottesville!

Kristal--Well said.  It's interesting how the same problems exist across the nation!  I've often wondered if the sellers knew what their agents were doing or not doing.  I've showed up at homes and there was no lock box, or it was a combination box and no combination in the confidential remarks.  I call the agent's office only to get a recording!  Another time I contacted the seller (per the agent's instructions) on a short sale and the seller just got back from a months vacation and the house was ready to show!  A seller in a short sale situation went on a months vacation and then their house wasn't ready to show?  Wow!  The secret shopper is a great idea.  I'm actually going to use that idea on my listings--have the seller check up on me!

Well done.... the bottom line is that your listing needs to look better than every home in its competition.....or price will suffer.  I always tell my clients that the home has to be in its best shape than it has ever looked before.  This is especially true in a slow market.  Not doing this WILL cost your clients money.....lots of it.

Kristal~ It is extremely frustrating when you can't get in because the storm/screen door is locked!  Sellers may not realize all of the things you mentioned above!  It is up to the listing agent to make sure they educate their sellers as to the importance of those things! 

Kristal, I love your idea of sellers being a Secret Shopper for sellers.

KK,

Feel better now? Ditto with you girl on this one! And (imho) it would be nice if listing agents actually returned calls in a timely manner.

Wow!  Hadn't thought about all the other bits beyond preparing a home and getting listed.  VERY well said and excellent advice for all home sellers.  Making it easier for buyers to get the info on your house and to get inside to see it definately helps with the buying part of selling a home!

Awesome advice and one I"ll be giving my listings..just to reiterate what's already been said!

Hi Kristal,  Thanks for a very well written review of this issue.  The idea of having the sellers be a secret shopper shows a real mean streak on your part !  I think I like you !

If a seller wants to truly sell their home they need to bend over backwards to accommodate the buyers within reason. I would hate to miss an opportunity because of not being able to get into a house.

In this market with listings sitting so long, it is sometimes difficult for the sellers to keep up with all of these things, even as good as they are to do!

Don't forget the sellers with appointment only and no lockbox. Like you said we can't always pin down a specific time when our buyers are looking at multiple houses. Also annoying are the call agent instructions, now we have to have a middle man to set up a showing instruction and hope they can find their seller and return our call in a timely manner.

Kristal, so right I am copying this to my sellers to show them what a buyers agent is looking for.

Kristal ~ Some really great valid points!  Thanks for posting

Vanessa

Great post.  Yes, it's a hassle for Mr. & Mrs. Seller to work their schedule around those showings.  But the goal is to show the house, right?  Is the house show-ready?  Mr. & Mrs. Seller, invest in a professional home stager to ensure your home is show-ready.  And check references on that home stager before you hire him or her.

Joan Inglis, ASP, ASPM, President Charlotte IAHSP Regional Chapter

www.lakewyliehomestaging.com

Great blog. I love the part about the storm door it always amazes me when people do that. I guess they dont think but still. A good one here in central florida is placing the lockboxes in direct sun light they are metal and get well over 120 degrees i dont bring oven mitts every where I go, pick a shady space.

HI KRYSTAL!

Magnificant post.  I love the idea of having utility bills there.  That's a great idea!!  People always want to know what the bills run.  Thanks for sharing!!  Again, excellent post!

Great post. Nice tips and ideas.

I agree great post.  "Houdini I'm not" very funny.

I so agree!  I have been working extensively recently with out-of-state buyers in all price ranges and it blows my mind that I have to wait for confirmation for a shwing for a home that has been on the market 300 days and then beg them to let us see it at a time conventient for us, not them.  When I drive the entire way around Lake Norman I can't go back up to the top because the seller prefers a different time.  And then there are the empty flyer boxes and lack of information about the home once inside...no buyer's book, no disclosures.  Zilch!  Great post, sorry to rant!

You have absolutely nailed it with this one, Kristal! This post is informative and has just the right amount of 'slap on the hand for being naughty'...but it is an easy read that leaves a strong impression. You definitely deserved the little shiny thingy!! GBU!

Kristal,

This was a very informative post and should be included with all of our listing presentations. Why not get the hard stuff out up front! Educate!

Thank you,

Caren

Some folks really do want to sell their home.

They just don't want anyone in it.

Krystal- I have been so aggravated in the past chasing down a key, an appointment that will suit the sellers, etc.,,  Just put the lockbox on the door and let us go in already.  How can anytime be a bad time when someone wants to look at your home!!  You do want to sell it right??

Gotta love the locked storm door with the lockbox on the inside.

Kristal, I'm convinced that some sinners sellers really want to have a difficult transaction! 

Kristal,

Very well put and so true! Now if only sellers would follow your advice! We'd all have an easier time showing their home and maybe even selling it.

Loreena ~ I agree it is very difficult to make both sides happy. Selling your home is such a huge inconvenience.

Ken ~ :)

Elaine ~ You hit on my biggest pet peeve!  It doesn't take much to insure the lock works well.  I can't tell you how many blisters I've gotten from trying to get a lock to turn!

Kelly ~ good for you!  I so agree and try to do the same, but we run out of water fast here in the high plains desert!

Jenn ~ Being a secret shopper should convince them if they made the right decision. 

Here here! I have a list I give Sellers that is very similar. Good advice!

Vicki ~ that is a good coaching strategy.  I will have to remember to use it.

Kat ~ Isn't it so much easier to learn that before you go to the time and expense to list it?

Charles ~ so well stated.  It's hard to be attached to a product, but making the mindset change is a different story.

Patricia ~ You are so right, it is not something one thinks about until in the situation.

Sally ~ So happy to be of inspiration, if even for a moment!

Kristin ~ Yes, we do the home showing marathon and every inch of convenience helps!

Rich ~ Planning the route in sequence is hard enough and when someone needs to change the time they not realize how difficult that is to accommodate.

Charles ~ I think the "wrong side" of the storm door is a tenant tactic.  Don't you?

Lisa ~ People never cease to amaze me!

Tim ~ Selling a home is a difficult task that is for certain.

Vickie ~ All the education in the world won't reach the 3 year old who probably locked the storm door!  :)  Just guessing here!

Lonnie ~ The secret shopper is a strong listing tactic, don't you agree?

Lynda ~ I'm feeling better every day!  Yes, I do agree we all need to respect each other's time.  It happens on both sides of the fence.

Sassy ~ The devil is in the details! We all know that is true!

Holly ~ Good luck with that!

Bill ~ Glad you like my mean streak!  Actually that works both ways.  I like being on top of my toes thinking about being shopped!

Michael ~ Oh don't get me started there! We spend so much as listing agents to get the phone to ring and it stops in a second if there is no cooperation.  All goes down the tubes.

Emily ~ I agree,  long listings let the apathy set in.  That is something very understandable, but still not the way it should be.

Mike ~ Those are the folks I will never ever understand.  All I can do is shake my head and ask "why?"

Charles ~ I hope this info let's your buyers have a glimse of what we actually go through in a day's work.

Vanessa ~ Glad you liked the points presented.

Joan ~ Professional home stagers certainly have carved a niche in the home selling process.  Now they need to hang around to be sure the sellers follow their instructions!

Orlando & Lake Mary Real Estate Agent, First Time Home Buyers & Luxury Homes (RE/MAX Central Realty)  LOL! We have very hot direct sunlight so when facing the right direction the lock boxes do get very hot indeed.  I hate burning my fingers!

Yvette ~ We can always call to confirm utilities, but why make everyone do that?  They are a cost of homeownership the buyer needs to know. It only makes sense to provide them.

Brad & Angela ~ thank you.

Lisa ~ I lost my magic book a long time ago. :)

Diane ~ LOL after 300 days you would think they would be dying for a showing!  Now we know why they are dying period!

Elizabeth ~ Thanks for your comment and I do like the bright shiny object. They are fun to collect! Yes?

Caren ~ Education is usually the way to solve problems.  I so agree.

Lenn ~ As always you succinctly fill in the blanks. So true.

Tina ~ Sometimes I think it is the sign of a weak agent.  A strong agent will tell them how it needs to be and move on from there.  Seldom is there a reason to be a PIA!

Tamara ~ It would have been worst had the home been one the buyers were dying to get into.  I got lucky and she didn't care for the neighborhood...that was this time.  Next time will differ!

Patricia ~ You have such a way with misspellings words.  Clever lady.

Monika ~ Where the heck have you been GF?  Still eating lobster?

you have to be flexible. Agents should learn to give 2 hours notice to show homes and they won't get so many showings turned down.

PRICE
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PRICE
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THE most critical "mistake" in today's market. You can have everything onthe list if you are off on the price it WON"T matter.

Great stuff!  Let's really get that part about leaving our a plate of cookies or something out there!

Kristal,

Thanks for the post. Nothing is better than having the team on the same page, it makes for a winning combination.

liked your advice to the seller, some advice to listing agents would also be nice. Today, I called to view a property, and was told by the listing agent I need to give 24 hour advance notice, and a copy of the pre-approval to listing agent  to get a viewing. I'm working with an qualified opthamalogist. Her viewing demands are outrageous.

Kristal ... thanks for this post and advice for the seller ... especially during times of this challenging and changing market.  Harrison

Kristal ~ excellent post. In fact, I tripped across your blog last nite and am very impressed. "They" say imitation is the sincerest form of flattery. I'm re-posting this one. Thanks.

Kristal, good post from the buyers and selling agents perspective.  You are right about the showing difficulties these days, just doesn't make sense.  'Let's make a deal' on showings are annoying beyond belief.  No I can't show it at 3 when I'm in the area at 1.  No wonder the market is bad!

As the listing agent on a home with an uncooperative tenant, I told the owner yesterday that we fix the problem or we cancel the listing.  I can't sell it if I can't show it.  Do owners not understand that?

Great post, very very true.  Especially about reviewing the MLS sheet.  Unfortunately, it wont help if the agent has the wrong map coordinates, area codes or other codes that the layman has no access to.

Hi Kristal, never been on the wrong side of the screen door, but I have let a few cats out (oops).

Great post!

Amy

Very good post, Every agent should send this to their clients.

Most showings are easy to set around here. Then you get one that is almost impossible and will not budge from "Tuesdays and Thursdays from 9-10 am ONLY!"

You are severely limiting the number of buyers, which as more than one agent has pointed out, does cost you money. Whatever!

Kristal, fantastic suggestons! If sellers are truly motivated to sell their homes these are all things they need to do! This is a great way to educate them.

Kristal,
That was a great post! As a stager, I have a pretty exhaustive list of home prep tips for showing but you gave me a new idea!
From the perspective of a hardworking realtor and bedraggled buyers, your points have even more impact.