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By Ward Adams, Aug 13 2016 09:53PM

A major component relating to the successful sale of any home is how it is presented relative to its price and the competition. Pricing a home that is cluttered or dog eared the same as one that has been upgraded/updated will only mean that it will be used as a “bounce off”. If an offer is received, it will be presented much lower than the listing price.

Give Havelock-Adams an opportunity do make suggestions on what might be necessary to maximize the desirability of your home to potential buyers. Ask about Refresher Funds loans.

It may mean a simple coat of paint or some new lighting or kitchen fixtures. What ever your investment whether $1 or $1,000 it will come back to you two fold. Call Havelock-Adams the Price & Presentation people at 602-881-6703

By Ward Adams, Aug 1 2016 07:09PM

Zillow, Trulia, along with any number of admin sites that provide home selling documents have greatly reduced the need for Real Estate agents. Even 24 Hour Open House systems reduce the need for agents to open the door of listed properties.

Today’s primary function of an agent is to provide intermediary services between the buyer and seller. Sellers have expectations and buyers want a deal. The nature of the psychological aspects of the situation can easily end in conflict. A buyer agent and a seller agent can work through any issues generally in an unbiased manner. (That is as long as both agents realize that their job is to affect the sale in fairness to both parties).

Since generally agents only earn a pay day when a sale occurs, their input as to price and presentation is invaluable.

By Ward Adams, Feb 8 2016 10:56PM

Price and Presentation Blog

The real estate marketplace is becoming more competitive. While updated quality properties are being snapped up within days or even hours of being listed, the typical pre-owned home is listed for weeks, and even months before an offer is made. The entire process is now based on only two material influencers: Price and Presentation.

Online "zestimated" values are not anchored in the reality of the neighborhood in which the homes are located. Online values, available to the general public, are generally based on average per square foot values of sold properties within up to a mile radius of the subject home. The size, quality and demographic personality of any given collection of neighborhoods and the homes within are probably not consistent or homogeneous within any given radius search area. Million dollar homes may be averaged in with $200,000 homes. Older neighborhoods are comingled with shinny new up to date new developments. Professional appraisals or Broker Price Opinions will take into the variables and will put the home in a position to be value competitive.

Selling a home is like applying for a job, presentation in photos and in actuality is key. For example a dirty home will not garner the same response as one that is clean and freshly painted. If most homes in an area have the original lighting fixtures, one with some updated fixtures will stand out like a sore thumb. (in a good way). A new decorator front door will set a positive tone for the potential buyers visit. A home that is in a well-used “dog eared” condition will come back to bite the seller in their proverbial rear-end in time and ultimate sale price. The longer a home is on the market the odds increase for potential buyers to offer a low ball price.

Follow the advice of a qualified agent, broker or staging professional. Most costs associated with make ready updating will be recaptured in the sale price.

Clean, organized with updated fixtures a big plus!

By Ward Adams, Jan 20 2016 08:46PM

While technology has become an important part of our life, some aspects of the new information access age is problematic.

We were just asked to list a property that was involved a trust type situation. To eliminate downline issues with family members we suggested that we would get an appraisal before formally putting the home on the market.

A state licensed appraiser was hired. In a professional and timely fashion, he came back with an appraisal of $215,000. The seller was horrified because she just saw an estimated value on Zillow of $244,000. She was immediately skeptical of the qualifications of the appraiser.

And she still wanted to list the property at a higher figure. What she didn't consider is that the algorythms used to calculate the estimate are based on the most generalized averages of data including area sale prices and home sizes. They don’t consider the subtle value influencers between neighborhoods, streets and even comp homes.

Don't take online estimates at face value without consulting with a realtor and or appraiser, the people who know the influencer details.

By Ward Adams, Oct 21 2015 11:09PM

Price and presentation… is the single most forgotten secret in selling a home.

Agents traditionally go to the MLS and pull up all active and recently sold homes in your immediate area for pricing comparisons. An updated clean property is often priced nearly the same as the one that is dog eared and maybe not as clean as it could be.

“Curb Appeal”, remember that old realtor term? Well allowing the front scrubs become overgrown and a blank dirt yard in the back can kill any interest in purchasing your home. Remember when you Dad told you to wash and clean up your car before you take it to the dealer as a trade in? Well, your home is the same. Prospective buyers know they will make changes to “your” house after closing but to present them with an ugly presentation to begin with, they never get to the “what it can be” stage.

The timing for the sale is also a major secret. If a quick sale is important then you have to have the nicest presentation at a price the same or less than the beat up dog down the street. Buyers are fickle. If a dog is a few thousand less than a nicely presented home, they will conclude that they can “fix up” the dog.

One of the biggest mistakes sellers make, when time is not so much an issue, is pricing the home too high thinking they can wait for “the right buyer”. If a home sits at a price for more than 90 days it becomes stale and prospective buyers (and agents) begin to wonder what is wrong with the property.

Agents want listings and will often list a home for a price determined by the seller or the convenient “comp” figures if they don’t know better. If you really want to sell your home in a timely fashion at a good price look at the presentation of the competition, be realistic in your timing and when necessary spend just a little to shine up the house so the curb appeal, in and out, makes the prospective buyer feel better about your house compared to the one down the street.

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