512-743-5434
Kris Colquette
REALTOR®
Smart Source Realty
Kris Colquette's Guide To: FOR SALE BY OWNER
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List Your Home In MLS -Cont...
List in MLS From The Beginning- Here Is Why:
When your home is entered into MLS every website in the world used to search your area will be automatically updated with your home information very quickly! That means you instantly gain thousands and thousands of 24 hour 7 day a week solicitations in every city, state, and country. A big portion of buyers are out of our state and country so this allows you to advertise to everyone.
Roughly 90% of home buyers will utilize websites that MLS updates your information to allowing them to easily research homes!
24% of buyers buy the home that THEY FOUND themselves through the internet! MLS is the main reason homes are on the internet! When you start selling your home you should implement all available techniques to obtain a sale (such as MLS
The longer your home sits on the market the more that people will think there’s something wrong and if all sales techniques aren’t implemented from the beginning then your absolutely missing possible buyers who ended up buying something else or who’ve moved on. Often a purchase is largely emotional so if buyers know you’re not marketed well or they feel there’s no large rush you run the risk of their emotional stimuli lowering to the point that they don’t make an offer or offer you a much lower price. I’ve seen a home my friend listed for their client get an offer of 99% of asking price its first month and after the seller negotiated back for 100% the buyer decided to walk because they felt it was a good offer and felt they could walk away and come back later if needed and still get the home. Many months later and after a 10% price reduction that particular seller has still had no other offer within $60,000 of that original offer. They now must relocate and they can not purchase a home in their new city and might not be able to even afford a two bedroom apartment because of this ongoing mortgage payment that has to be made monthly! They also have children. Ugh… My point: Market it with everything you have from the very beginning so all interested parties are made aware very quickly, create competition among the buyers and emotional stimuli so you can CLOSE THE DEAL QUICK! The longer it takes the likelier it is you’ll get much less than you’re asking. Using MLS is probably one of the BIGGEST marketing tools you could use to inform your thousands of buyers!
There are endless benefits to MLS though I am stopping here for good reason. I don’t want you to believe that just getting into MLS takes the place of a Good REALTOR who spends much more time carefully entering your property to MLS and continually adapts your listing to keep you ahead of the competition and showing up on many more search results! Besides the fact that a good REALTOR can get MLS to perform at substantially higher levels than those available with a fee for service circumstance (or a one time payment to a REALTOR for listing you in MLS) - for example adding virtual tours, tailoring MLS to keep you ahead of the competition, utilizing professional pictures adapted when needed, videos, floor plans, etc instead of just a few pics provided by a client. They utilize techniques to get you included in more search results, ensure your property truly looks its absolute best, adds additional captions, possibly gets you platinum reserved spots on the leading search sites, and so much more!
If you would like to learn more about:
MY Flat Fee MLS LISTING SERVICE (No Listing Commission, Flat Fee Only)
Please call me, 512.743.5434 or email me, Kris@KCAustin.com
I don’t limit your time on MLS = You never have to pay again to keep it listed if for example the property takes more than a few months to sell. Others charge continually! (Typically every 2-3 months).
I Will Rebate Your Money - If You Decide To Use Me For A Full Service Listing by reducing my commission upon the sale of your home by the amount you paid for the ‘fee for service MLS listing’. Once you’ve started using me for part or full service I ensure no dollar of yours goes to waste!
There is no question that selling a home is an important event. A home sale represents transition, movement and change. Big money is involved. Households move from the known and comfortable to the unknown and a period of adjustment. There may be job changes, new schools, distance from old friends and the possibility of new ones.
No less important, a home sale by itself can be complex. There will be people looking at your house, documents to sign and issues to be negotiated.
Because a home sale involves an array of both personal and business concerns, it's important to get it done right. You need to carefully prepare your home, understand the market and see what alternatives are realistically available. The old motto "be prepared" is a good guide in such circumstances.
What's an acceptable
offer?
The goal of every seller is to have a line of buyers outside the front
door, each clutching higher and higher offers. And while this has been
known to happen, in most markets there is some balance between the
number of buyers and sellers. A number of factors determine whether a
buyer's offer is acceptable. They include:
Is the offer at or near the asking price? Is the offer above the asking price?
Has the buyer accepted the asking price or something close? Has the buyer then buried thousands of dollars in discounts and seller costs within tiny clauses and contract additions?
What is the alternative to the buyer's offer? If a home has not attracted an offer in months, then sellers need to determine if a better deal is possible -- recognizing that each month costs are being incurred for mortgage payments, taxes and insurance.
Does the owner have enough time to wait for other offers?
What if no other offers are received?
What if several offers are received? Do you choose the high offer from the purchaser with questionable finances who may not be able to close, or a somewhat lesser offer from a buyer with pre-approved financing?
In each case, owners -- with assistance from REALTORS® -- will need to carefully review offers, consider marketplace options and then determine whether an offer is acceptable.
What is a
counter-offer?
When a home is made available for sale the owner is essentially making
an offer to buyers: For a given number of dollars and other terms you
can acquire this home. Buyers, in turn, can respond with several
options:
Not interested.
Yes, we'll buy on the owner's terms.
We're interested and here's our counter-offer.
A counter-offer is nothing more than a new offer. And just as the buyer had three options in response to the owner's original price and terms, the seller can now choose one of three reactions: accept the offer, decline the offer or make a fresh counter-offer.
Offers and counter-offers reflect the back-and-forth activity of the marketplace. It's an efficient and practical process -- but also one that may contain tricky clauses and hidden costs.
