Have you ever wondered what it is like to be involved with folks that are at their greatest stress levels? Every real estate agent can go into great detail about helping people through tough times. Packing, making tough decisions, maybe adding others issues to the mix, i.e., down sizing, illness, death or divorce–we have seen it all. Yes, it is fun to see a family find the perfect home and see kids choose their own bedroom, but most of the time the stress comes through.

Recently I watched a family follow their dreams to a new job and community. Not only is our market challenging for sellers–buyers can struggle with the lending process. Low appraisals, excess work requirements, paperwork demands and delays, and the final hourly countdown until the keys are handed over–it all adds up to stress. To my seller friends the trauma was endless. Let me give one piece of advice: communicate! We are here to reach out to every available resource and get the job done. Be nice, for goodness sake!

Previously I have commented on the condition of homes I had seen recently. Come on sellers….clean ‘em up! What makes you think, Mr. Seller, somebody is going to love your dirt? Enough ranting….let’s talk to buyers. When you, as a buyer, view a property that is less than perfect, try to see the house scrubbed and painted. You might be losing out on a great house when you quickly cross it off the list of possibilities.

My advice to buyers: if the house looks messy, there is probably delayed maintenance. Offers should reflect condition–then use contingencies, i.e., inspections, to really discover if there are serious problems with the house. Sellers, do you understand?…….you are asking for low offers with every dirty toilet! Smells….yikes–lower offers still. Weeds in the flower beds, dirty windows, blinds that are stained and torn….No offers.  Wake up America!

Life sometimes catches us off-guard. It’s not unusual for family situations to change suddenly and a move becomes necessary.  So many times I have discussed the need for regular updating to a home.   When it’s time to sell (and there will be that time) the job of preparing for the marketplace is easier, and less costly, if there has been regular maintenance.

I have been showing homes this last week and I am amazed at the conditions of some properties. The facts are these: there are fewer buyers, more competition, and decreasing values. Why wouldn’t a seller want to capture the buyer by being competitive? That means to offer more amenity at a lower price. Simple.

I have seen more unkempt homes, trashed yards and filthy toilets than I ever care to see. Ah, you say, short sales. No. Maybe sellers haven’t been told that selling a house is like selling anything else. There’s a lot of competition–what are you going to offer that will inspire the buyer to think “wow, we had better grab this before someone else does”. Wake up America! (Always wanted to use that line…..after looking at houses on the market it seemed appropriate!)

There are always articles about what to do when selling a home, but I just read one that really made sense. Read on for some great information.

Ten ideas:

• neutralize to neither feminine or masculine (i.e., no fussy lace curtains with rose print pillows);
• paint surfaces in earth tones (i.e., putty, mushroom, taupe or dusty greens);
• paneling doesn’t need to be removed—use good neutral paint to give a homey feel;
• kitchen cabinets painted to match walls and use brushed metal hardware;
• lighting need not be hard-wired—just effective;
• curtains should match windows or simply use blinds for a simple and clean look;
• flooring and counters can be replaced inexpensively with new products that mimic the custom hardwoods, tiles and stone (i.e, stenciling on wood flooring can look like inlaid detailing and give a designer look);
• hang inexpensive art, such as framed calendar prints;
• replacing bathroom tile quickly updates but remember to keep all the tiles the same color—and don’t get too fussy with rope borders, etc.;

And finally;

• walk across the street and look at your front door. Curb appeal is still a primary reason why someone may appreciate your home. The yard should be landscaped, well maintained, and have good color. A few big pots of bright flowers are probably the least expensive way to say “welcome”!

This is the question every REALTOR® hears, “What makes a house sell in this market”? New family goals sometimes create an urgency to sell properties. Other sellers might be simply toying with the idea of moving. REALTORS® could categorize this thought process as “testing the market.” Statisticians delight in their data collections and while real estate professionals are leery of absorbing all negative information, we are aware that reports of larger inventories and fewer buyers are accurate.

Motivations that result in the “For Sale” sign in the front yard do vary. The question of what is selling will still be asked. At a recent meeting of the local chapter of the Women’s Council of REALTORS® (WCR) each member was asked, “What makes a house sell in this market?” The WCR is a group of real estate agents (both men and women) whose purpose is to raise professional awareness to better serve their clients. Here are some of their responses:

WCR local chapter President, Jennifer Valerien, a REALTOR® with RE/MAX Inland Empire, had this to say, “A seller must truly want to sell – which is a combination of pricing appropriately and showing competitively. A house must be priced in the bottom 20% of all the competition, but show in the top 20% of all the competition.”

Other members summarized this way, “Priced right and staged well,” “A realistic selling price and a house that offers more than others,” “Price dictates sales right now,” and “Has to be best priced, best valued in the neighborhood.”

Another WCR member, Linda Knaggs with RE/MAX Inland Empire said, “Condition & price! You must have a home that shows well and is move-in ready. Price must be at or below market value because there are so many homes on the market for buyers to look at.”

Each WCR member was anxious to share their experience. All comments told the same story – that there are, indeed, purchasers in the marketplace. They seek the best property for the best “deal.” When the seller complies with market demands, buyers make offers to purchase. REALTORS® are educated to guide and serve their clients, both buyers and sellers. Listen to their advice – it’s what each one has experienced on a daily basis.

The best summary came from the group effort of Maria Walker, Marilyn Amato and Shelley McDowell, all REALTORS® with Century 21 Beutler & Associates in Spokane. They wrote, “Perfect orchestration of the following: Pre-approved buyers, motivated sellers, right price, creative lender, tenacity, diligence, hard work and lots of prayer!” Most REALTORS® have heard stories of sellers burying a statue of St. Joseph in the yard of the home for sale. While this practice may have worked for some, too many of us know of several statues getting a little moldy. Maybe it’s the combination of price, condition, urgency of the seller and the power of something we can’t explain!

Your REALTOR® wants to help you, whether selling or buying. Our community is alive and well. Contact a REALTOR® today.

Published in the Spokesman Review August 29th, 2010.

There are five things necessary for every seller of a property!

1. First, find a professional you trust! Then listen! Listen to suggestions for pricing, staging and showing the property.

2. Prepare the house by de-cluttering. Start packing. If you are intent on selling, then you are intent on moving. Collect boxes, and fill them!

3. Clean the house. Top to bottom—make it sparkle. Hire help if necessary. Don’t let any buyers inside until the house is spotless. It means dollars in an offer!

4. Repair everything that you’ve been living with that isn’t quite right. Look around—dripping faucets, peeling paint, window blinds that are broken or crooked, dull or ugly paint—it’s what the buyers see first. Maybe it’s time to re-roof. Sellers can do it for half of what the buyer’s take off an offer price! One negative aspect of a terrific home can affect the willingness of the purchaser to pay the asking price.

5. Be flexible. In a market that is flooded with properties and fewer buyers, the trick is to beat the competition. If sellers want to sell, and marketing time has extended, it’s time to re-think decisions on pricing, conditions, and availability. It might be time to do a bit more fix-up, change the price and have open houses. Work with your professional to re-think strategies.

THEN, congratulations…..you’re on the move!

I am noticing that there are more and more “for sale” signs going up in neighboring yards. Open house signs are popping up on the streets on Sunday afternoons. It must be spring. While I am busy with our Realtor association business, my priority is still helping my clients with their real estate needs.

The clock frequently reports that Linda is up later than usual. Jim and I were laughing today about our awareness that life is short and we are just “tap dancing” a little faster. So much to do! This last week you can find five new homes listed on my web site. Every seller is being reasonable in their pricing and I am very proud to say that each home is attractive and has been lovingly prepared for the marketplace. We are optimistic about the market this year—families still wanting to make changes.

On a quick note, congratulations to two families that recently closed on their new homes! Amy and Curtis and their children—what a delight. Kevin and Kay—from the East coast all the way West! It has been my privilege to work for these families.

Let’s talk weather – common topic. Always changing and out of our control! When we’re taught how to carry on a conversation the weather is a real “opener”.  Last year our great northwest was buried in snow – really buried. I was reminded of the extent of our record breaking snow fall while looking through the tax records and saw a picture taken December 22, 2008. I couldn’t see the house!

While giving a chuckle and feeling very smug after having taken a walk outside without my coat, my sympathies were with the east coast residents. Weather patterns change and it does affect our real estate market. There are buyers looking at homes right now… and they can see what they are buying. This year’s mild winter has been a blessing for buyers and sellers! It’s time to get your home ready for market if you’re planning on making a move this year. Statistics tell us that spring is the most active time for buying and selling. Time to move!

For those who aren’t on my mailing list or if you just prefer to view things online, the new spring newsletter is now available. Topics include:

2009 Online Survey Results
We sent an invitation to everyone on my mailing list to participate in our survey. We have listed a few of the items that you might find interesting and will certainly help us serve you better.

Home Valuation
What are the things that make one home more valuable than another? If you are buying or selling a home, here are some things to think about.

Home Upgrade: The Mudroom
One of the more useful upgrades you can make to your home could be the lowly mudroom. Here are some ideas on how to make the best use of the space.

Download: Linda Miller Spring 2009 Newsletter (1MB PDF)

My flower pots are empty and screaming for attention! With great anxiousness I await the blooming trees. Then it snows! Before I get myself into a “twitter” let’s talk about our landscaping. Whether considering how we live with our landscaping choices, or we are going to sell (now or in the future) here are some ideas I have gathered over the years. In fact, having just been with several different buyers recently, I’ll share with you some of their comments.

First, do you like simplicity or all the master gardener details and variety? Buyers with children do not like a yard requiring time consuming maintenance. Also, I noticed that ponds, waterfalls, and taller ledges (while visually attractive) don’t appeal to protective parents. If you are like Jim and me, our little pond offers pleasant sounds, a variety of colors and plants, and a pleasing visual effect – but we have to watch the grandkids closely when they visit. Consider how you will live in your yard – and who. Maybe the birds, squirrels and occasional turkeys and deer will help you make some decisions. For instance, all my spring bulbs are in fenced areas. Those deer find tulips delectable!

The plan to stay in our homes for many years allows us to “do our own thing”, but what if we’re trying to sell a property? Here are some ideas: consider good color in the front yard. Red and yellow. Psychologists tell us that yellow is the first color our eyes process – but I’ve always said a pot of red flowers will do wonders for first impressions. Walkways are more pleasant if they are curved – maybe flowers marking the pathway. There are so many different water features available now that wouldn’t cause parental concern – it’s worth considering. Water enhances ambiance, is relaxing and refreshes the spirit. Some flowers have a pleasant fragrance – use them near the front entrance. Not enough can be said for neatness. Bushes trimmed, trees not blocking views, shrubs healthy and grass mowed.

Here’s a suggestion: if you are going to sell, start on the yard first. It takes awhile for plantings to grow – then go to the inside for fresh paint and decluttering. Oh yes, a side benefit – if you start sprucing up your yard, it will encourage the neighbors to do the same. That helps create a great first impression when buyers drive down the street. In every neighborhood we have lived in, there has been one “neat-nik”. Now that is pressure! Motivating. You might even decide that everything looks so good – why move? That doesn’t sound like a Realtor, does it? Hmmmmm…