Biggest Bang For Your Buck?

             We live in a "home improvement" world.  If you spend a couple of hours watching nightly television, you'll see enough home improvement projects to fill an entire year of weekends. Every town seems to have a home improvement warehouse, and every homeowner has thought -- at least a little bit -- about some future project. 

                So, which home improvement projects are going to bring the most return?  And exactly what is the difference between home improvement and maintenance?  

  

         

That Roof Cost $10,000 and that Make My House Worth $10,000 More!

                Of course, that's right.

                Right???

                Well...  Probably not.

               

                Thinking every penny you spend on a project will be returned when you sell the house is simply not realistic.  Often clients will tell me they've replaced the roof, replaced the windows, replaced the hot water heater, and replaced the heat and air.

                Those things are wonderful, and Realtors love to hear them.  They definitely make your home more appealing to both you and to a potential buyer.  And they are costly.

                However, your house already had a roof. And windows, and hot water and heat and air.  After all, they're a necessary part of the structure.  You could hardly sell a house without a roof, right?

                Replacing faulty or outdated necessities is maintenance. After all, you don't want a roof that leaks or a cold bath in the morning. 

                It's a lot like fixing the brakes on your car:  It has to be done, but it doesn't necessarily make your car worth more money.

                The one exception could be replacing the windows, and we'll discuss more about that later.

In An Appraiser's World

               

                If you plan to add a pool, replace a roof, get new windows or completely remodel your kitchen, it's good to know ahead of time just exactly how beneficial those items will be when you decide to sell your house.  A pool costs many thousands of dollars, but exactly how much does it really contribute to your bottom line when you sell?

                When I decided to write this blog, I consulted a local, well-respected appraiser on the subject of home improvements.  ( I call that "research")

                I asked one question. 

                What adds to a home's value, and what doesn't?

                Or maybe that's two questions…

                As with all things real estate, appraisal is a complicated business -- never more so than in the last several years.  I'm told that a new roof does not exactly increase the value of a home, but it can put your home in a different class when the appraiser is pulling comparable sales to determine the market value.  In other words, with your old roof, your house might be compared to house A, which is older and in average condition.  With a new roof, your house might be compared to house B, which is in above average condition.

                It's not trading the $10,000 you spent on a roof for $10,000 in market value, but it is increasing your home's value by upping the category your house fits in.  (Yes, my English teacher friends,  I know I ended that sentence with a preposition.)  

                Also, if you completely tear out your kitchen and remodel it, the appraiser is likely going to use newer homes as comparable sales in your appraisal report. (Or, at the very least, homes with newer kitchens.)  Obviously, those houses are going to be worth more than a house built in 1970 with the original kitchen.  

                If your house has been basically remodeled from the ground up, it will then be compared to newer homes when determining value.

                You get the drift.  Most remodels will up the ante a little bit, thereby making your market value a bit higher. 

                Not a dollar for dollar trade, but a definite increase in value. 

                

But, We Have New Bathrooms!

                When it comes to improving the value of your home, you're going to get the best return on investment from bathrooms, kitchens and anything that improves the energy efficiency of your home. 

And here, we're talking about remodels, not cosmetics.  If you replace the tub, tile, sinks, counter tops and toilets in the bathroom and the kitchen cabinets, counter tops, appliances and flooring in the kitchen, you've added value.

                If you replace a sink, or a tub surround, or a couple of faucets, you've made your home more attractive, but not necessarily more valuable.

                According to a number of sources on the internet, the one home improvement project most likely to give you a sizeable return is replacing your windows.  Not only do they improve the appearance of your home, they provide a much desired boost in energy efficiency.

                You'll like that. 

                Buyers like that. 

                And, apparently, appraisers like that.

What About CURB Appeal?

                There are three areas where you should exercise caution when planning to upgrade your house; landscaping, pools and shop buildings.  The appraiser -- who, after all, is the final decider about your home's value -- is limited on how much they're allowed to add to the market price for a pool.  You could easily spend $40,000 adding an in-ground pool to your home, and an appraiser might only be allowed to add $5,000 for that improvement.  The same rule applies to shop buildings, patios and outdoor kitchens. 

                Don't misunderstand me.  I'm not advising against adding pools or shop buildings.  If you love swimming, add a pool.  If you love working on old cars or refinishing furniture or sitting around with a group of guys smoking cigars and telling fish stories, build that shop.  Just remember that you're building it for your benefit, not to add value to your property.

                And that brings us to landscaping.

                Landscaping will add tons of curb appeal and attract buyers, but be careful how much you spend on it.  Appraisers do not consider landscaping in calculating the value of your home. 

          

Is the Bottom Line the Bottom Line?

               

                Let's face it.  Home improvement is exciting.  It's fun to watch your home's transformation take place and satisfying to stand back and admire the job you've done.  

                 The key is to do the things you want to do.  If you want a pool, have one. If you want an outdoor kitchen, enjoy it. 

                 If you want a pink, heart-shaped jetted tub-for-two sitting in the middle of your master bedroom, give me a call first.  We need to talk....

                 It's your house, and the point is to enjoy it while you live there.  You might sell it someday, but right now, you're not selling.  You're improving.  Do the things that make you and your family happy and comfortable. Do the things that make a house a home.

                Whether you're going to get every penny back or not.

                

One Small Step for a Seller... One Frightening Leap for The Buyer!!!

            There are a lot of things in this world that are intimidating.  Your first foray into the stock market or your first public speaking engagement and surgery for example can be pretty unnerving.

            Then, there are the things in life that are downright frightening – like finding a snake in your bathtub or re-wiring your own home. Scary in different way, maybe, but either of these can lead to a 9-1-1 call. 

            There’s not a lot we can do about snakes.  Snakes happen.  But unless you’re an engineer or an electrician, you’d better leave the electricity to the experts.  

            If you’re considering buying a house, one of the most unnerving and intimidating parts of the process is the actual offer.  How much is enough?  How much is too little?  How does the price of this house fit into the prices of the other houses in this neighborhood? 

            Location, location, location is really important, but paying too much for a house in a great location is not what anyone wants to do.

            On the other side, if you’re the seller, you have the same problem in reverse.  You don’t want to sell for too little, but you also don’t want to overprice your home.  Overpricing is the quickest way to a house that sets records for most days on the market.

            This is not an award you want to receive.

But, I Don’t Know What to Do!

           

            Researchers say that stress is caused by a situation that is out of our control.  In addition, our sense of stress is only magnified by situations where we don’t know what to do.

            Enter the real estate negotiation. Sellers have no control over what a buyer will offer, buyers have no control over what a seller will accept. 

            And no one knows what to do. Or even what the rules are.

            Though life would be simpler if there were some hard and fast rules for negotiating, unfortunately, there just aren’t.  There are, however, some guidelines that will be helpful when you’re deciding what to offer on a house.  Or deciding how to counteroffer.

Information is King

           

            Let’s start with the offer.  If you’re working with a Realtor, take advantage of all he/she has to offer.  Although a Realtor, depending on agency laws in your state, could make recommendations, it is your money.  Only you know how you want to spend it. 

            If you haven’t already received it, have your agent run you the comparable sales in the neighborhood. These constitute the best way to determine what you’ll eventually pay for your new house.  The information you’ll receive is some of the precise information an appraiser will use to determine value for your lender.

            It’s true that every buyer is looking for a “deal”.  At the same time, every seller is looking to make the most out of their home. 

            Don’t forget this.  To you, it’s a great house or you wouldn't be making an offer.  But that great house is the seller’s home.  Maybe their children have grown up there.  Maybe, it’s the place they've gathered around the tree on Christmas mornings. Their memories have happened there. 

            When you’re deciding what to offer for a house, don’t forget there’s a sentimental attachment on the seller’s side.  Ignore that sentiment and you might offer so low, the seller is insulted.  When that happens, you’ll watch your “deal” fly out the window. 

            And you could be looking for another option.

And In This Corner…  

            Information is still king. A look at what houses have sold for in your neighborhood will tell you approximately what to expect when you’re listing your home.

            It’s hard to look at things from the buyer’s side, but it’s best to put aside your sentimentality and be practical.  Although you may love your home and you have no doubt paid attention to every detail, don’t forget an appraiser will be the final say in what your house is worth.  It won’t help if the buyers agree to pay full price and find out the bank won’t lend on it because it won’t appraise.

            A quick word about appraisers:  Some things that are a definite improvement to a home, such as landscaping or a new roof, don’t add one shiny dime to the appraised value.  Appraisers have guidelines that force them to concentrate on the structure itself, not any of the landscaping or even a pool.  You’d be shocked to learn how little value an appraiser places on a pool.  Even though it cost you thousands of dollars to install, you’ll only get a fraction of that on the appraisal. And new roofs are essential. Bft it already had a roof, right?

            There is an old adage that all Realtors know. Your first buyer is almost always your best buyer.   If your house has been on the market only a short time and you got an offer, be glad.  Be thrilled, even.  It’s tempting to think, “If I got this offer so quickly, someone will pay my full price.”  

            Maybe.  After several more months of showings.  

            Perhaps

            As your granddaddy probably said, “a bird in the hand is worth two in the bush”.  Especially, when you might have to wait six months for that second bird.

And The Winner Is…

           

            When the buyers have the right information, they’ll know what they should offer for a home. 

            The seller will already know what to expect because he did his homework before he listed.

            So who wins in a negotiation?  You do.

            And it wasn't scary at all.

            

Just How Big a Deal is Curb Appeal?

         We've all seen the television show.  They find a worthy family, take their dilapidated, practically  falling down house, and Voila! They replace it with a mansion -- in just a few days. Or from our point of view, in an hour.  It's a fun show to watch, with extraordinary results and the opportunity for a good cry.
          If you're so inclined.
         
Yeah....
          It would be nice to be able to spend a few days and replace your house with a mansion.  And let someone else pay for it. Really nice.  Here in this little place we call the "real world", we're just trying to make the house we have look amazing.
          Here are a few tips for your Not-So-Extreme-Home-Makeover.

                 
          Everyone knows what "curb appeal" is.
          And we know what it isn't.
          Unlike a lot of real estate terms that are thrown around with abandon, curb appeal is pretty self-explanatory.  Consider the above photo.  Chances are pretty good that if that house had a "For Sale" sign in front of it, no one would make an appointment.
            Curb appeal makes the buyer want to come inside.

            If you’re the seller, you want that. A lot.

            Here's the good news.  Enhancing your curb appeal does not mean you have to spend a lot of money. Or make your house look like a mansion.  Curb appeal lies in the little stuff -- the details you probably don't even notice anymore.
            
Curb Appeal is For Everyone!

            Now that it's finally here, Spring is a great time to take a good long look at your home -- even if selling is not in your plans.  Your home is ... well, your home.  Dressing up your house is kind of like dressing yourself up for an evening out. It just makes you feel good.
            And you'll be surprised at how many little things can be done to improve the exterior of your home for just about the price of a new outfit and an elegant dinner.  

Say Cheese…   

      

            If you've read this blog before, you've probably figured out that cameras are one of my favorite tools.  And favorite toys. Even if you're not a camera nut like me, there's something about a picture that helps to distance you from a subject.  And if that subject just happens to be a house you're very familiar with, a picture is the quickest way for you to see what a stranger might see.
           To begin your Not-So-Extreme-Home-Makeover, take several pictures of the exterior of your house and take a moment to study them.  Does the trim seem faded or dirty, does the siding need a bath? Have the shrubs grown up over the front windows?

            At this time of year, you're probably seeing what most of us would see -- the end of a hard winter.  The flowerbeds look shabby and tired, the siding and/or brick needs to be power-washed to remove the residue of rain and snow and ice and mud and ...
             Have I mentioned how much I love Spring?

Love At First Sight

            A buyer’s first impression of your home often centers on the front door. If your house is beautiful, but the front door is peeling or faded or damaged or just plain ugly ... well, you get the idea.  It's like a gorgeous model showing up on the red carpet in a stained, torn dress.  You know she's beautiful, but it's kind of hard to look away from the stain.
            Adding pizzazz to the front of your house can be as easy as painting the door.  If paint won't fix the problem, you can replace it for as little as $100.  Brighten things up with a snazzy new color, polish the hardware and clean the glass.  Be sure you clean the casing around the door while you’re at it.  You’ll be amazed at how much this one simple and cheap step can improve your home’s appearance.
            Before you shop for paint colors for your door, you'd better look with an unbiased eye at your siding, brick, trim and guttering.  Most of the time, it will look fresh and clean with a simple power wash but if it's been several years, it might be time to paint.  Paint is your home's protection against the elements, so don't put it off.  Delaying will only cause more maintenance down the road.
            

Accessorize, Accessorize....

           

            Ideally, you want your home to have that "Wow!" factor that sets it apart from other homes in the neighborhood. Depending on the style of your home, shutters or window boxes might be just the touch you need.  Either option is relatively inexpensive, easy to install yourself and can be done in a weekend.  There’s nothing quite like window boxes overflowing with flowers to add charm to your home's exterior.
           And to charm a potential buyer.

            It's easy to overlook the driveway and walkways but if the surface is cracking and weeds are sprouting through, it can ruin the look of your home.  Spend a little time killing weeds and filling cracks.  You can even use bricks or flagstones to add a walkway or to widen the parking space you have.  They’ll add an elegant touch to what is usually just a boring slab of gray.

           

Bring Me Flowers!

           

            There was a time when having flowers in the front of your house meant a lot of extra work, weeding and mulching and weeding again.  Fortunately, we live in 2013.  Container gardening is a great way to add a splash of welcoming color to the front of your house without all the hassle. You can buy containers already overflowing with flowers at any garden shop or nursery.   Fill your porch with color.  With a little water, it will look beautiful all summer. 
            Of course, if you really want to bring me flowers....

        

Shave and a Haircut

            I know I don't need to tell you that your lawn and flowerbeds need to be trimmed and neat and tidy.  In addition to the basics however, there are several simple things you can do to improve the landscaping without spending your life's savings.

            Build a new flower bed or simply clean out the old ones and start over.  It's astonishing how much new plants and a new design will update the look of your home.  If you don't feel qualified to decide on a new design, your local nursery will happily supply you with ideas.  
            Landscaping is the not-so-secret key to making your house the most attractive house on the block.  But one word of caution here. As much as landscaping will improve the look of your home, it sadly doesn't add any money to an appraiser's determined value, so bear that in mind when you're planning.  

Set boundaries

            Sometimes a little definition is in order. Fencing can do much more than keep the dog and kids in the yard. Make sure any existing fencing is straight and clean and the gates are working properly.  If you don’t have fencing, consider adding some.  You don’t have to completely fence the yard to change the look of your house.  Adding vinyl fencing and a gate that stretches from the side of your house to the property line will accomplish the same thing for a fraction of the cost. 

            Another great way to add definition is to give your mailbox a makeover. This might be as simple as buying a new mailbox at your local hardware store or planting a small ring of flowers around the base of the mailbox you already own. Whatever you choose to do, make sure it matches the style of your home.  Your mailbox should be an extension of your home’s overall appearance.

            Outdoor lighting is another dramatic and effective way to add interest to your home.  Luckily, you can accomplish this without extensive wiring.  Solar lighting is not as bright, but can still add accents to landscaping or trees at little cost.

The Bottomline

            If you’re willing to set a few weekends aside, everything on this list could be accomplished for a few hundred dollars.  And the payoff is not only enhanced curb appeal for your potential buyers.  It’s a new sense of pride in your home.

            And of course, the envy of your neighbors.

Lies Sellers Tell Themselves

What’s it worth to ya?

            Part of the realtor’s job is something we fondly call a CMA. 

No, that’s not the Country Music Awards.

“CMA”, in real estate parlance, stands for “Comparative Market Analysis”.  It’s a tried and true method of determining the approximate value of a piece of property by comparing similar properties that have sold or are currently active listings.  This little document helps both the realtor and the seller determine how best to list a property for the quickest sale at the most money.

            Because that is the goal, right? 

Seller Quote #1: “My neighbor sold his house for Cash….”

            Rumors fly like Superman on speed.  Sometimes, a seller will have heard that so-and-so down the street got $fill in the blank from a “cash buyer” (from out of state, of course).  I suppose there might have been a time when a buyer from out-of-state would come for a visit, see a property, be so amazed at the price (compared to their own state, of course) that they would plunk down cash to buy it right now.

            In the words of an old song, “Those were the days, my friend”.  

            That buyer is as hard to find as Bruce Willis’s hair.   

            In today’s market, buyers are savvy.  They’ve done their homework and know pretty well what every single house similar to what they’re looking for has sold for, when it sold and whether the current owner is happy in it or not. 

Well.  Maybe not that last one.

            Anything that’s a matter of public record is easily accessible these days.  And sale prices of homes are public record.  Anyone, anywhere, can look it up with the click of a mouse. 

            Cash buyers exist, but they’re just as savvy as everyone else.

Seller quote #2: “You can always go down, but you can never go up.”

            It’s true, that it is difficult to raise the price on the house once it’s on the market, but don’t lose sight of the ultimate goal.  It’s the most money in the least amount of time.

There is no more important element when listing a house than determining the right price. 

Buyers have a different goal.  They want the most house for the money they can spend.  "Most house" might mean the largest, or the newest or the prettiest.  All buyers have different priorities. One thing is certain. If you list too high, you will limit your number of showings and may prevent a potential buyer from making an offer. 

            So, ask yourself this.  Do I really want to keep this house sparkling clean all day every day, seven days a week, for six months -- or nine months -- or a year?

Seller Quote #3: “I know the carpet looks bad, but the buyer can replace it.”

He could. 

But he probably won’t.  He’d rather find a house where he doesn’t have to replace carpet. 

This doesn’t apply to all price ranges, of course. But even in a $70,000 house, if the buyer has two to choose from, and one has fresh paint and one does not, chances are really good he’ll pick the new paint. 

Don’t forget the buyer is choosing a home, not just a house.  The quicker he’ll be able to turn it into the home he’s dreamed of, the quicker your house will sell. 

So if your carpet was installed in 1962 or you have an in-home-day-care and the Kool-aid stains to prove it, you’ll need to replace your carpet to get most money from your home.

            If the price of your home doesn’t justify new carpet or you simply can’t afford to spend the money, have it cleaned by a professional at the very least.  You want to make the best impression you can.

Seller Quote #4: “I Want to Sell “As-Is.”

            No, you don’t.  Really.  You don’t.

            Not only will you limit your buyers to people who have enough extra ready cash to complete repairs, you’ll limit buyers to people who are getting loans that don’t require repairs.  That means, no buyer who qualifies for USDA, FHA, Freddie Mac, Fannie Mae or VA loans would be able to buy your house.  All of these loans now require the appraiser to look for things that need to be repaired.

            And repairs have to be completed before the loan closes.

            “AS-IS” means you’re agreeing to sell your house for less than it’s worth.

            That is not anyone’s goal.

Seller Quote #5:  “I Need at least 24 Hours Notice To Show.”

            Do you really need 24 hours?  Or would you just like to have 24 hours? Often sellers think a buyer can wait till tomorrow to look, but what if he's in town for just today?

            Despite all the stress we realtors put on keeping things neat and tidy, if we can’t show it, we can’t sell it. 

            So, unless your living rooms looks like a team of oxen spent the weekend, don’t say no. Say, give me a couple of hours, or the afternoon, or whatever you need to make things presentable. 

            Whatever you do, don’t turn down a showing.

            Showings are like the raffle tickets of the real estate market.  The more raffle tickets you buy, the better your odds of winning. 

            The more showings your house gets, the better your chances at making a sale. So, never, ever say “no”.

Seller Quote #6:  “So-and-So sold his House the First Day it was On the Market, so It must have been priced too low.”

            Sellers want to get the most money in the least amount of time, right? 

            But not on the first day or even in the first week it’s on the market!  That’s too soon!

            Everyone has a tendency to second-guess themselves.  We all do it.  But if you’ve priced your home with the advice and information gathered by your realtor, you priced it right. What realtor would want your house to sell for less than it’s worth?

            So why did your friend get a buyer so quickly?  Because Realtors are pretty savvy too.  We look several times a day for a new listing that we think would be perfect for our actively searching buyers.  And when we find it, that’s the fun part of the job!       

            As the seller, you have no idea how long that particular buyer has been looking for a house.  You don’t know how many houses they’ve rejected before they found yours. The only thing you know is that they think it’s perfect for them. 

            And that makes it perfect for you, too!

Real Estate and Algebra...

           Most buyers these days are remarkably well informed.  They know they need to visit a lender, get pre-approved and find out exactly what they can comfortably spend for a house.  They know the process will include lots of internet searches, lots of drive-bys, and some open houses.  They research neighborhoods, check out schools and study all kinds of statistics in the hopes that when they actually start looking at houses, they’re prepared.

They also know they need a Realtor to help them.  Because no matter how much research they’ve done, they’re pretty sure they’re in over their heads.

Real estate is complicated like Algebra is complicated. 

Just consider me your real estate tutor. 

Not Algebra though.  Definitely not Algebra.

Wow! You Won Powerball?!

            That’s awesome!  You can buy any house in town!

            Oh.

           

            That wasn’t you? Oh, sorry....

            Then, let’s talk about expectations.  Whatever amount you’ve been approved for, chances are you’re thinking you’re going to find the perfect house. 

            You’re probably not.

            In fact, you’re about as likely to find that perfect house as I am to find a ten carat diamond while planting petunias.  Maybe not impossible, but certainly improbable.

            Every house is a compromise of some sort. Don’t set yourself up for disappointment by expecting perfection. 

            What you can expect is to want to paint or re-do a floor, change out some appliances or add new landscaping.  More than expect it, you should look forward to it. You might think you want a house where you won't have to "do anything", but the truth is you'll do things.  Lots of things.

            Because, the changes you’ll make to the house you buy are how you put your personality on it.  So, forget all about that perfect house.

            Instead, let’s find the right house.

Looking for Love in All the Wrong Places

        

Location, location, location…  Everyone knows it’s the first rule of real estate.  

            When you’re setting your priorities for your home, make sure one of them is location.  It doesn’t have to be at top of the list.  Just make sure it’s on the list.  Location really is important -- important for your home purchase and even more important for a future sale. 

            You can make a lot of improvements to a home, but it’s pretty hard to pick it up and move it.

            Other priorities should revolve around what you actually need for your family.  Not just bedrooms and baths.  Consider your lifestyle.  Whether you home school, or garden or have a wardrobe to rival Jessica Simpson’s, your lifestyle determines exactly what your family needs in a home.

            Make a list.  It will help you cement your priorities in your mind. 

Where is Superman When You Need Him?

            When you’re house shopping it would be nice to have x-ray vision.  Since I’m assuming you don’t have that handy-dandy superpower, you should always have a home inspection.  Your inspector will check for structural and mechanical defects, make sure all the equipment is in working order and even climb on the roof.

            They’re not Superman either, but they sure can save the day.

            It is all too easy for us -- both Realtor and buyer -- to be dazzled by a beautiful gourmet kitchen or spa bath.  Home inspectors are more impressed by updated wiring and plumbing.

           

            There’s just no accounting for some people’s tastes.

                       

It's Not Very Cute, is it?

            Buyers sometimes refuse to go inside a house because they don’t like the exterior.  This is perfectly understandable if the house reminds you of the Adams Family Homestead.  But, here’s a helpful hint:  If your Realtor is encouraging you to see the inside, just do it.  He or she more than likely has seen the house and thinks you’ll be impressed.  Curb appeal is important, but you’re going to live inside.

            And often, improving your curb appeal is as simple as fresh paint or flowers or adding paving stones or shutters. And your Realtor knows that.

            There are lots of other ways you should trust your Realtor too.  He or she really has your best interests at heart and the absolute last thing we want is an unhappy customer.  That’s the kind of thing that leads a Realtor to the Help Wanted section of the local paper.

            Or to buying Powerball tickets…

Trust me, It’s fun!

            In the end, have fun!  It’s fun to look at houses.  Even if you don’t like one, you can still get ideas to use in the one you will like. 

Don’t stress over the fact that you’re spending what seems like a lot of money.  In the end, it’s just one little old payment at a time. Kind of like rent, but with a much better financial return.

            You and your spouse are not on the same page?  No worries.  You will be.  Looking at houses is how you figure out what’s really important to you.  And how you see what’s important to him.

            As I told a first-time home buyer just a few days ago, the process may be frustrating at times, but the pay-off is pretty sweet.

            In the end, it’s not just a house and it’s more than a home.  It’s the place where your memories happen.

                       

Taking Your House from "For Sale" to SOLD!

Some people love their homes and can get downright sentimental about the prospect of selling the place that has been the location of so many important events in their lives.  (Imagine the Huxtables leaving that great two story home where Sondra, Theo, Vanessa, Olivia and Rudy grew up.)

Other people hate their homes. They want more storage, bigger closets, bigger bedroom, new bathrooms and updated kitchens.  They aren’t sentimental at all.  (Think Clint Eastwood escaping from Alcatraz.) 

They want one thing only:  O.U.T.

Whichever category you fall in, you have a vested interest in getting the most out of your home in the least amount of time.  After all, houses are not just a great place to live, but a great investment.

When you put your house on the market, you’re competing against every property in the same price range in town.  You might believe you have the advantage in location or size or amenities, but potential buyers can be as picky as a toddler with a plate full of asparagus.

Here are a few pointers to help make your house appeal to the broadest number of buyers.  Whether you love it or hate it….

1.  Picture this!

          It’s really hard to look at your home from a buyer’s perspective, but this is one of the most important steps.  To make it easier, I recommend taking pictures of each room.  Don’t forget the closets and cupboards, because how much storage space is available is definitely a selling point.  Upload those pictures to your computer and really study your rooms, one by one.  Is there too much furniture?  Have you let your husband fill the table by his chair with his “essential” clutter?  Is that closet so jam-packed that opening the door reminds you of a jack-in-the-box at the end of its tune?

          Oh, wait.  I think that’s my house.

2.   Ride That Broom!

          The most important tip any realtor can give you is to get your house sparkling clean.  Deep clean once, including such things as light fixtures and replacing light bulbs.  Windows need to be clean and sparkling, because you’ll want your house to look light and airy.  When the buyer enters your home for the first time, it needs to be bright, clean, fresh-smelling and comfortable.

          And as you’ve no doubt already figured out, you’ll need to keep it that way.  Buyers aren’t just picky, they’re impatient.  If they can’t see your house in a pretty quick time period, they tend to move on to something else. 

3.  Life is Messy!

          While you’re in the process of cleaning your house, take a look at whether there are items you could pack away for your future move.  The more spacious you can make your home look, the quicker the sale.  We tend to surround ourselves with things that make our home seem homey to us.  But “homey” is really subjective.  A buyer wants to fill that same house with his things.  If yours are gone, it’s easier for him to visualize that space as his.  Things that could be packed away are family photos, knickknacks, collections, any items you rarely use, out of season clothes, etc. 

4.  Evaluate, Determine, Appraise…

Does the front flower bed need to be cleaned out?  Is the paint peeling?  Is that faucet dripping?  Do the shower doors and tile look clean and shiny?  Are the paint colors neutral?  Does the carpet need to be cleaned or replaced?  Sometimes a small expense like fresh paint or flowers in the flower bed can make all the difference.  Sometimes, it’s worth it to spend the money for new carpet, rather than wait months and months for a buyer to come along who’s willing to replace it themselves.

5.  Should I move that over there?

          When you’re evaluating your home, decide if any of the rooms has too much furniture in it.  It seems no matter how much space we have, we tend to fill it to overflowing.  See what items you could store away until you’re in your new home.  Decide how best to arrange the furniture to make the most of the space available.  If you need a second opinion, call your realtor for help.

6.  What’s my Style?

          Because we live in a world of constant change, it’s important to look at your home subjectively and determine if there are items in it that make it seem dated.  Look for items like knickknacks, flower arrangements, curtains, paintings, etc.  Though we might love those things, we are not the buyers.   

7.  A Bath and a Hot Meal…

          Kitchens and bathrooms sell a home, so look yours over carefully. 

Eliminate anything unnecessary on your countertops.  Organize your cupboards, because buyers will open every cabinet.  If they’re overwhelmingly cluttered, pack things away.  Make your countertops sparkle.  This might mean replacing them or refinishing them.  You decide what is necessary. 

But if you’ve hated your countertops for the last ten years, a buyer will probably hate them too. 

          In the bathrooms, look things over with a health inspector’s eye.  If your sink is chipped, check into replacing it.  If the faucets were installed twenty years ago, replace them.  Hang fresh towels.  Keep bathrooms looking and smelling clean and fresh.

8.  I Think She’s Attractive, but…

          80% of buyers decide to look at the interior of a home based on their reaction to the exterior.  If the interior looks like a feature in House Beautiful, but the outside looks like a reject from Mother Earth News, you’ll never get buyers to look past the front porch. Look at the paint, siding and bricks, as well as the decks or patios.  Would power-washing make it look new and fresh?  Clean leaves and weeds out of front flower beds, trim bushes, add flowers if the season is right.  Put children’s toys and bikes away. 

          According to many industry experts, over half of buyers decide whether they’re going to buy a house before they ever get out of the car!

9.  Every Space Matters.

          Closets matter.  Laundry rooms matter.  The back door where you shed your shoes matters.  Dog bowls, cat beds, bird cages matter.  Your kids’ toys matter. 

People notice everything.  Just make sure what they notice is good.

10.  You Need Help, Lady!

          This probably should have been the number one tip on the list, because it’s essential to your success.  If you’re really serious about selling your home, hire a professional.  Homes listed with realtors sell for an average of 16% more money than homes sold by owner.  On a $100,000 house... well, you can do the math.

          Love it or hate your house, who couldn’t use a nice little chunk of change like that?