Over the last two years, we at The Andy Staton Group have started to benchmark our approach to selling homes… and have come up with three hard and fast rules that are demonstrating proven results, we Prepare It, We Price It, and We Position It.
By following these three key steps, each new listing is approached with the enthusiasm and intensity of creating an environment that has your property ready to be sold in our highly competitive resale market place.
Over the last year in particular, we have increased our efforts to focus on the details of your property in the sales process. In today’s market there could be ten properties that you are competing against, and you must stand out.
We encourage and will assist our clients in staging the property before it goes to market. Staging goes beyond merely giving the property a new paint job. True staging allows the potential buyer the ability to visualize their lifestyle in your home. And the best part --- we have found that our well-staged listings out-price similar listings in the market and stay on the market for noticeably less time.
We recommend and help our clients rejuvenate their house by removing clutter and excessive furnishing. We want to have potential buyers see the house and not your “stuff”. We frequently get ideas by visiting a builders’ model home or by bringing a designer into your home. We will pay particular attention to groupings of furniture, the colors of the walls, the use of mirrors, and the design elements in the kitchen, like colorful cookbooks, bowls or baskets of fruits. Our intention is to do as much as we can to assist you in staging with what you have and to give you recommendations on cost effective ideas that you can consider.
We will want to visit your “curb appeal”. The first impression, one that can never really be changed. This is so critically important as some buyers will decide not to stop or view your property based on a first impression. We will walk around and be candid with you on what can be done to invite a buyer to want to view your home.
At a minimum, we will review and advise you on:
These are just some of our ideas on staging. Remember our mission is not to criticize you or your home but to optimize the ability for a buyer to view your home in their lifestyle.
The Andy Staton Group continuously monitors listing prices with our sellers in order to keep them effectively price positioned in our competitive market. Statistics prove that sellers who are effectively positioned sell quicker and at a higher final negotiated price. This benefit is what our sellers enjoy.
Our process of estimating the most current and effective opinion of value for real estate sellers, or the listing price, is achieved through our Comparable Market Analysis or CMA. We develop each CMA by performing extensive research in our multiple listing and tax service databases. We research comparable properties that have recently sold; we talk with other agents to gain knowledge on showing activity and interest on competing listings; we make expert market opinion adjustments based on our extensive knowledge of communities and by factoring in the impact of differences in location, floor plan and construction quality.
Sellers and buyers reaching a price agreement within the range established in their CMA have yet another confirmation of value in the appraisal process conducted by the buyer’s lender. A successful appraisal is a key component in the lender checklist for approval of the buyer’s loan.
When negotiating with a buyer, we encourage our sellers to pay attention to their CMA value range. If successful in negotiating a sale price above the range, there is an increased possibility that the appraisal may not support the price and the buyer may not be approved for a mortgage needed by to purchase the property. Few buyers develop an emotional value to properties and are able to proceed with a purchase price that exceeds the value of the appraisal.
Now we are ready to go. Have some fun with developing creative presentations of your property to share in the market place.
We will be initializing a 40 step plan to promote your property to the buying public. Our job is not to sit back and wait for a buyer but to step forward with a myriad of promotional activities to seek out your buyer. Here are just a few of our initiatives:
Postcards: A color postcard with a photo of your home will be mailed to all neighboring properties. Your neighbors can make a large impact in selling your home. In many instances, neighbors have a friend or relative that is interested in moving to their community, or they themselves, are interested in “upgrading” or “downsizing” within their neighborhood.
Internet & MLS: Your home will be entered into the local Multiple Listing Service, creating constant exposure to all competing agents and offices. Additionally, by being in the MLS, your listing will be downloaded onto literally hundreds of Internet sites, including our own site, www.prugallo.com; www.realtor.com; Zillow.com, as well as most of the websites that competing agents and brokers maintain.
Virtual Tours: We will create a state-of-the-art, panoramic tour of your property which can be viewed on our website, www.prugallo.com, as well as many others popular real estate sites.
Color Brochures: A color property brochure will be created and sent to top agents in the area, as well as mailed to prospective buyers. A separate “fact sheet” will also be created and updated, so our agents can handle inquiries with the latest information at their fingertips.
Monthly Sales Brochure: Created monthly, your home will be featured in our full-color sales brochure.
Open Houses/Caravan: Agents from our office will tour the property as soon as it is listed and render their comments and suggestions to the listing agent. Open Houses may also be held for cooperating brokers, as well as the public.
Newspaper Advertising: Your property will be advertised within our full-page color ads, which appear in our local newspaper, The Cape Gazette.
Office Marquees: Your home will be featured on our full-color, digital displays on a rotating basis.
We want you to join in our success. The Andy Staton Group performs in the top 1% of county agents and our listings are selling 20% quicker than our competition. You deserve this opportunity when it is time to sell. Give us a call, you are going to love how we do business.