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CategoriesLatest in Blog- Rent and Income Property, by Marc Oster, Greeley Colorado and Weld County Real Estate Agent
- The Perfect Real Estate Agent - A Listener and an Adviser, by Marc Oster, an Experienced Expert in the Greeley Colorado and Weld County Market
- Is A Fixer-Upper Right For You?, by Marc Oster, Greeley Colorado and Weld County Real Estate Expert
- Real Property or Personal Property?, by Marc Oster, Greeley Colorado and Weld County Real Estate Expert
- How to Find the Right Neighborhood when Purchasing a New Home in Greeley Colorado and Weld County, by Marc Oster, Real Estate Expert in Greeley Colorado and Weld County
- How a Real Estate Agent Gets a Licence, by Marc Oster, Real Estate Expert in Greeley Colorado and Weld County
- Homebuyer Appointment Wish List, by Marc Oster, Greeley Colorado and Weld County Real Estate Expert
- Getting a Fixer Upper in Greeley Colorado and Weld County - What to Look for in a Greeley Colorado and Weld County Fixer-Upper by Marc Oster, Real Estate Expert in Greeley Colorado and Weld County
- Are pictures important to have on your Greeley Colorado MLS home for sale listing? by Greeley Realtor Marc Oster
- Common Mistakes When Buying a Home in Greeley Colorado and Weld County by Realtor Marc Oster
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Real Estate Sellers Blog  Sellers ... Stay Informed on the Local Market
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The answer to the title question is a big YES! If fact to sell your Greeley Colorado home you need pictures online. The Multiple listing service sends your home listing along with pictures to many other websites in addition to the MLS itself.
Yesterday I was doing a market analysis for a client when I ran across a home that had been listed two times in the last year. This home was listed for $397,000 each time. The first time it had been on the market for 187 days. There was no picture, no virtual tour, nothing. It was withdrawn at that time. The next time it had a few pictures and sold within 35 days. Now it might have been a coincidence, but I suspect if the first Realtor had put pictures on the first listing it would have sold.
This is something that just befuddles me. How an agent can get by in this day and age for the commission they charge on a nearly $400k listing to not have a pictures? Especially in this day of digital cameras. Or how they explain the not having a picture to their clients. Maybe these Realtors are trying to sell the home themselves to get more commission. That tactic might have worked a couple of years ago, but these days it's hard to find buyers for the majority of homes no matter how great they are.
Having your Realtor take a picture at the same time as they list the home on the MLS is very important. If there is a Realtor out there that has a client for your type of home they most likely have a search which will find it and send it to their clients. This happens on the first day the property is listed. If it doesn't have a picture most likely the client will just skip over it. Multiple pictures are very important also. Sometimes you can't get a good picture of small bedrooms, but the livingroom, kitchen, backyard usually can have some good pictures of them.
In addition to pictures there are other things a good Realtor will do to advertise your property on the internet. I myself do videos as I feel they are even better and more real then a virtual tour. The entire way to market properties has been changing fast over the last 2 years. Find a Realtor that understands this.
For information about marketing Greeley Colorado real estate visit www.greeleyrealestatemarketing.com.
For information about all things Greeley Real Estate visit www.greeley-weldcountyhomesforsale.com.
If you have any questions call me at 970-302-1233 or send an e-mail using the form below.
Thanks and have a great day!
Marc |
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The question in the title line is a question that Greeley Colorado home sellers are asking themselves alot these days. Currently most neighborhoods in Greeley Colorado have experienced a decline in value. Some home sellers are stuck in their own realtiy with what they think their homes are worth. But then there are those that really are motivated to sell.
You might not be able to lower your price as far as the foreclosure prices so you will need to make your house worth the extra money to a potential buyer. Foreclosed homes nearly always need some sort of work. They generally are not move in ready. You need to make your home move in ready. Do a deep clean of the home. If you aren't good at cleaning hire a house cleaner to come and do it. That's what I would do myself. Have a look at the paint or carpet in your home. Paint is cheap. If you have questionable colors repaint with a neutral color. If your carpets are in good shape get them cleaned. If they are in bad shape consider getting new carpets. Go for a medium priced carpet and the cheapest pad you can find. If your landscaping needs help either spruce it up yourself or hire a landscaping professional. Move out extra furniture and things to make your home look more open, but not vacant.
All foreclosures are vacant. Thus when I show homes I like the fact that I can call up the listing company and get the lockbox codes immediately to get into the property. Very easy to show. Make your home very easy to show. I know it's not possible to be as short notice as a foreclosure listing to allow showings. But don't make a potential buyer wait 1 day before allowing to show. I recommend just asking for a 1/2 hour to an hour notice before allowing some one to show. If you can leave some lights on for when the buyers arrive. It will show your home better.
As for the pricing. You still have to be competetive. Ask your Realtor what price they think your home will sell for. The faster you want it sold the lower the price needs to be. The time you allow for it to sell needs to be considered also. With all your improvements to make your home show ready it should sell higher then most foreclosures and short sales. Consider offering also a carrot to a buyer. Such as seller paid closing costs. Most buyers will ask for this anyways, but if you consider that in your listing price you will be able to expect it and budget already.
Ok my house is ready for showings and I have a good price now what? You need to find a Realtor that will get your home out there in the marketplace for people to see. Or you yourself can do that also. The advertising for your home needs to stand out from the pack to attract the most number of potential buyers. If you get a Realtor that all they do is put your home on the MLS and a sign in the yard and maybe one picture on the MLS it most likely will not get noticed enough.
Here are some of the things I myself do to market Greeley Colorado Real Estate. I put the home on the MLS with as many pictures as possible. I do a short video of your property. Put an ad in the newspaper with a picture. Send just listed cards to area homes. I create a webpage just for your home that includes the pictures, videos, descriptions and I do what's called search engine marketing with that page to get it to the top of the internet search results. This is done by blogging about your property on several different blogs and websites. Posting it on many real estate webpages with links back to the property webpage. Not many Greeley Colorado Realtors are doing internet marketing to sell their listings. In this market every advantage is what you need. Most Realtors don't even know what internet marketing is all about and how to do it. For more on my Greeley Colorado listing services visit www.greeleyrealestatemarketing.com.
If you have any questions about my marketing services just give me a call at 970-302-1233. Or send me an e-mail using the form below. We will start with a market analysis and then see what we can do to get your home sold.
Visit www.greeley-weldcountyhomesforsale.com for all information regarding real estate in Greeley Colorado.
Thanks for reading and have a great day!
Marc Oster
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The color scheme of a home can greatly affect the outcome of a sale in Greeley Colorado and Weld County. Prepare your home for sale with a fresh coat of paint prior to listing your home. This is an inexpensive fix that yields a big impact. Consider changing your current scheme to a more neutral buyer friendly hue. If you would like suggestions for popular colors in the Greeley Colorado and Weld County area, feel free to contact me using the form at the end of this article. I will be happy to discuss tips on preparing your home for sale. If you would prefer to discuss preparing your home prior to placing it on the market, I can be reached at 9703021233.
Neutral does not mean boring. The purpose of creating a neutral color pallet is to appeal to the widest range of buyer in Greeley Colorado and Weld County. There are ways to create interest using neutral colors. A great way to add interest without going overboard is with texture. Another trick for adding interest is using a tone-on-tone pattern. Consider using this technique on an accent wall to call attention to an architectural feature.
Another way paint can be used to help sell your Greeley Colorado and Weld County area home is by highlighting or minimizing certain features of the home. For example, paint wood trim a different color than the walls. The contrast of the color tones will call attention to the wood. This is especially important if you have crown molding, chair rails, or other architectural accents you want the buyer to notice.
Paint creates a mood. Cool colors are restful. Bright colors are stimulating. The professional real estate agents at RE/MAX Alliance can guide you through the process of choosing buyer-friendly colors to improve your homeís marketability. Punches of color can be added to your home interior with fabrics and accessories. Designers recommend 60% of a room color should come from the wall color. 30% of the room color should come from cabinets and furniture. The final 10% can be punches of deeper accent colors brought into the room through fabrics and accessories.
Free information about buying, selling or investing in Greeley Colorado and Weld County real estate is available. To request free information about the Greeley Colorado and Weld County real estate market contact me. Have questions? Feel free to call me with your real estate or mortgage related questions at 9703021233. Complete information about the Greeley Colorado and Weld County real estate market including current homes for sale, property values and more is available online at www.greeley-weldcountyhomesforsale.com.
If your interesting in selling a home in Greeley Colorado you might find my marketing webpage interesting. Visit www.greeleyrealestatemarketing.com.
Thanks for reading and have a great day!
Marc Oster
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Do you want to stay in the same Greeley Colorado and Weld County home you live in now, but you are having problems paying the mortgage? This happens to many people in Greeley Colorado and Weld County and they unfortunately choose to move away from their beloved home to get away from the high mortgage payment. However, there is an option for you to sell to rent back. This is basically you selling your home in Greeley Colorado and Weld County so that you may then rent it back. This is a great option for many people who want to sell their house fast for financial reasons yet continue living in the same home. There are several reasons why you might want to sell your house and then rent it back.
Reason #1 Financial
The biggest reason you would want to sell your home in Greeley Colorado and Weld County and then rent it back would be financial. In many instances, people find they are unable to make their house payment. In this situation, there are not many options. One is to simply quit paying the mortgage and let a foreclosure take place. Or, you could continue sacrificing everything to pay the mortgage yet have no money to afford other things. Selling your house in Greeley Colorado and Weld County to rent back allows you to stay in the home without being financially worried about it.
Reason #2 Comfort
Another reason to sell your home in Greeley Colorado and Weld County fast is so you can continue living there without the financial responsibility. This results in you and your family continuing your comfortable lifestyle. This is definitely one of the reasons why Greeley Colorado and Weld County residents continue to sell and rent back their homes. It is really a convenience to sell the home yet continue living there on a monthly basis.
Reason #3 Embarrassment
Nobody likes to talk about his or her financial situation in front of others. That is especially so for those who are not financially well off. However, if you sell your home in Greeley Colorado and Weld County many will question why and others will simply assume it is for the financial responsibility. You can quietly sell your home quickly and easily and avoid the embarrassment by continuing to live in the same home.
These are just a few of the reasons why you should sell your home in Greeley Colorado and Weld County and rent it back. It really is a great opportunity for you if you find that making the monthly mortgage payments is not feasible for you.
There is a lot of free information available to you about buying, selling or investing in Greeley Colorado and Weld County real estate. For complete information about the Greeley Colorado and Weld County real estate market including current homes for sale, property values and more please visit the most complete website online dedicated to everything Greeley Colorado and Weld County real estate. So please feel free to contact me with any of your real estate or mortgage related questions and I will be more than glad to answer your questions. Call me on my cell at 9703021233 or email me using the form below.
This also could apply to farms and ranches in Northern Colorado. Visit www.northerncoloradofarmandranch.com.
Thanks and have a great day,
Marc Oster
Y and M Real Estate LLC
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How can you determine your Greeley Colorado and Weld County home's value?
Since our Greeley Colorado market is saturated with foreclosure sales, this can be a little confusing. Foreclosure sales are heavily discounted and have accounted for around 50% of the sales. What you need to know is that those sales do affect your home's price, but are not directly comparable. The procedure that appraisers use is to find fair market sales (non-foreclosures) within close proximity and features to your home. From there, they will make small additions/subtractions to the differences between them. Also, these sales should be timely, within 6 months, and the most current comps are best. The key to estimating your Greeley home's value is to find good comparable homes. So then what constitutes a good comparable?
Below are the main categories of features to use:
Home Features
· Style (Ranch, Bi-level, Split level, 2-story, town home, condo
· Bedroom, bathroom, and total number of rooms
· Basement (y/n), finished (y/n)
· Garage (1 car, 2 car, 3car, none)
· Lot size use groups of 0-.25 ac, .25-.5 ac, .5-1 ac, 1-5 ac, 5-10 ac
Age of Home
· Use groups of 0-5, 5-10, 10-20, 20-30, 30-50, 50-100
· Do NOT use new construction sales unless home is new
Square footage
· Stay within 10% of your homes ASF (approximate square footage)
· View comparable sales and your homes ASF on the Will County Assessor Website
Condition
Use groups of poor, fair, average, good, and excellent. Try to select comparables of similar condition.
Most homes will fall into the average condition category. A poor ranking would be a complete gut rehab required and excellent condition is new construction. A ranking of good condition will mean a home of upgrades and features well beyond what is typical for the neighborhood. A ranking of poor would be a home poorly maintained, but does not require a complete overhall.
Location
The comparable home should be in close proximity to your home. The same subdivision is best. Do not cross over major boundaries such as I-55, county lines, or city lines.
Within 2-miles if possible
Same School district
Same city
Use of Pending Sales
Pending sales are actually the most current values you can find, but the problem is you will not know what their contract price is. What you can do is assume an offer price of around 95-97% of list price. When these homes do sell, take a look at the sale price. This will be the most recent data possible. Current listings that are not under contract have little to no value in determining your home's value.
After you have chosen good comparables based on the categories above, you will then have a very good idea of your home's value. There will undoubtedly be differences between your home and the comparables, but the main "meat" of your evaluation will come from above. The rest of the details will make for small differences to value.
For complete details on everything Greeley Colorado Real Estate visit my website at http://www.greeley-weldcountyhomesforsale.com
If you would like a price evaluation on your home please give me a call at 970-302-1233 or just fill out the form at the bottom of this page.
Marc Oster
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3 Little Known Staging Secrets to Help Sell Greeley Colorado Properties Quickly, by Greeley Colorado Real Estate Realtor Marc Oster
Staging is one of the most essential parts to successfully selling a home in Greeley Colorado and Weld County. The difference between good staging and bad staging is usually the difference between a house that sells. Here we'll briefly go over some staging basics, then jump into 3 little known secrets that can really help you increase your staging effectiveness.
Staging Basics
The purpose of staging is to make your house as appealing as possible to the buyer. The first step is to empty the house out, leaving just a few key pieces of furniture to help set the vibe. Make sure all necessary repairs are done.
Clean the carpets, walls and especially the front lawn and your doorway, as that's your buyer's first impression.
The 3 Staging Secrets
Secret #1 - Scent. Most people don't realize how important scent is. Out of the five senses, scent actually has the strongest direct link to our emotions. Since most buyers in Greeley Colorado buy based on emotions, it's vital that you make sure your house smells great.
Secret #2 - Lighting. Most people underestimate how important lighting is when it comes to staging. Open all the curtains and turn on all the lights. If it's still too dim, get some extra lights to help with lighting. A brightly lit home seems cheery, while a dark come seems gloomy.
Secret #3 - Collect Contract Info and Follow up. Collecting the contact information of your potential buyers or their agent's contact info allows you to drastically increase the chances of them returning or making an offer. Less experienced real estate agents are less likely to want to make "warm calls" (cold calls from leads,) so be sure you're working with an agent who's willing to do this if you want to use this tactic.
If you follow all the common sense tactics of home staging, then on top of that make sure you home has a great scent that accentuates the house, is properly lit and you follow up with your prospects, you'll be far ahead of the curve when it comes to selling your home.
There is a lot of free information available to you about buying, selling or investing in Greeley Colorado real estate. For complete information about the Greeley Colorado real estate market including current homes for sale, property values and more please visit the most complete website online dedicated to everything Greeley Colorado real estate at www.greeley-weldcountyhomesforsale.com. Please feel free to contact me with any of your real estate or mortgage related questions and I will be more than glad to answer your questions. Call me on my cell at 970-302-1233 or email me using the form below.
For complete details on everything Greeley Colorado Real Estate visit my website at http://www.greeley-weldcountyhomesforsale.com
Marc Oster
Y and M Real Estate LLC
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Are Greeley Colorado and Weld County property taxes deductible?
Property taxes on all real estate, including those levied by state and local governments and school districts, are fully deductible against current income taxes.
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Last Updated ( Wednesday, 13 August 2008 )
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How do property taxes work?
Greeley Colorado and Weld County
Property taxes are what most homeowners in the United States pay for the privilege of owning a piece of real estate, on average 1.5 percent of the property's current market value. These annual local assessments by county or local authorities help pay for public services and are calculated using a variety of formulas.
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Last Updated ( Tuesday, 29 July 2008 )
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Are seller-paid points deductible?
As of Jan. 1, 1991, homeowners have been able to deduct points paid by the seller. This deduction previously was reserved only for points actually paid by the buyer.
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Last Updated ( Tuesday, 29 July 2008 )
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What are some tips on negotiation?
The more you know about a seller's motivation, the stronger a negotiating position you are in. For example, seller who must move quickly due to a job transfer may be amenable to a lower price with a speedy escrow. Other so-called "motivated sellers" include people going through a divorce or who have already purchased another home.
Remember, that the listing price is what the seller would like to receive but is not necessarily what they will settle for.
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Last Updated ( Tuesday, 29 July 2008 )
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What is seller financing?
Seller financing is when a seller helps to finance a real estate transaction by taking back a second note or even financing the entire purchase if the seller owns the home free and clear. Usually sellers do this when a buyer has difficulty qualifying for a conventional loan or meeting the purchase price.
Seller financing differs from a traditional loan because the seller does not give the buyer cash to complete the purchase, as does a lender.
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Last Updated ( Tuesday, 29 July 2008 )
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What are the two most important factors when selling a home?
Price and condition are the two most important factors in selling a home, even in a down market. The first step is to price your home correctly. Use comparative sales information from your agent, or pay for a professional appraiser (usually $200 to $300), to objectively evaluate your home's worth. Second, go through the house and repair any obvious cosmetic defects that could deter a buyer.
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Last Updated ( Tuesday, 29 July 2008 )
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What is the difference between list and sales prices?
The list price is how much a Greeley Colorado and Weld County house is advertised for and is usually only an estimate of what a seller would like to get for the property. The sales price is the amount a property actually sells for. It may be the same as the listing price, or higher or lower, depending on how accurately the property was originally priced and on market conditions.
If you are a seller, you may need to adjust the listing price if there have been no offers within the first few months of the property's listing period.
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Last Updated ( Tuesday, 29 July 2008 )
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How does someone sell a slow mover?
Even in a down market, real estate experts say that price and condition are the two most important factors in selling a home.
If you are selling in a slow market, your first step would be to lower your price. Also, go through the Greeley Colorado and Weld County house and see if there are cosmetic defects that you missed and can be repaired.
Secondly, you need to make sure that the home is getting the exposure it deserves through open houses, broker open houses, advertising, good signage, and listings on the local multiple listing service (MLS) and on the Internet.
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Last Updated ( Tuesday, 29 July 2008 )
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How is the price set?
It's very important to price your Greeley Colorado and Weld County home according to current market conditions. Because the real estate market is continually changing, and market fluctuations have an effect on property values, it's imperative to select your list price based on the most recent comparable sales in your neighborhood.
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Last Updated ( Tuesday, 29 July 2008 )
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Is a low offer a good idea?
While your low offer in a normal market might be rejected immediately, in a buyer's market a motivated seller will either accept or make a counteroffer.
Full-price offers or above are more likely to be accepted by the seller. But there are other considerations involved:
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Last Updated ( Tuesday, 29 July 2008 )
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How do you get financing for a foreclosure?
One reason there are few bidders at foreclosure sales is that it is next to impossible to get financing for such a property. You generally need to show up with cash and lots of it, or a line of credit with your bank upon which you can draw cashier's checks.
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Last Updated ( Tuesday, 29 July 2008 )
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Service areasInformation on this website for real estate in Fort Collins, Frederick, Greeley, Evans, Johnstown, Milliken, Longmont, Loveland, and Windsor Colorado is deemed to be reliable but not guaranteed. Listings for real estate and properties in Fort Collins, Frederick, Greeley, Evans, Johnstown, Milliken, Longmont, Loveland, and Windsor Colorado provided by Y & M Real Estate LLC. Listings data may be useful for many Northern Colorado areas including Fort Collins, Frederick, Greeley, Evans, Johnstown, Milliken, Longmont, Loveland, and Windsor Colorado.
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