When I list a house for sale, I enjoy getting a variety of photos.
One of my favorites is getting a series of shots at dusk, with all the lights on and the house looking warm and welcoming. It requires a special trip back to the house, but the results make that quite worthwhile. I usually use one of the dusk photos as a feature photo on the Triangle MLS, and Realtor.com
Here are a few listing photographs I shot in Cary and Apex:
Photographers call dusk “Magic Hour.” I think a nice dusk photo of a pleasant home helps curb appeal, exposes the home for sale in a nice fashion, and makes the listing stand out to Home buyers. And, home sellers always like to see their property shown in the best possible light.
Craziness reigns in Cary real estate.
But, buyers, if you think you are going to score a new home in a great Cary neighborhood this spring, you are going to have to have a plan.
MLS home listing inventory has shrunk, while demand has boomed. Desirable homes, and even homes of questionable value, are popping off the market.
“He who hesitates is lost,” is the fact of life for Cary home buyers right now.
But, “Haste makes Waste” also comes to mind.
So, buyers need to be methodical, and deliberate. And efficient.
Get funding lined up. Proof of funds for a cash buyer. Solid pre-approval letter from a respected lender for borrowers.
Listen to your Realtor. Get those out of the way.
They are necessary groundwork. Once they are procured, you are in a position to make a quick offer when a home clicks.
And, quickness in deliberation is required!
This update was just installed by the good folks at IDX Broker. IDX Broker is my vendor for my No Hassle Property Search, and they do a great job.
A couple of weeks ago, the Triangle MLS announced that listings in “Pending” status would be released to our IDX vendors. This means that visitors to this site can see “Pending” listings, or even search specifically for “Pending” listings in my Advanced No Hassle Property Search.
You can see a property’s MLS status when you look at the Details.
At the bottom of the right column, you will see “Property Status.” That will be followed by either “Active,” “Contingent,” or “Pending.”
It has been confusing for a buyer to see properties “disappear” from search results, when we know the sale hasn’t closed yet.
Formerly, TMLS withheld Pending listings from IDX because those are homes that cannot be shown to buyers. That is the meaning of the “Pending” status. But, for the sake of transparency and clarity, the TMLS board recently decided to allow those listings to be displayed.
I think it is a little nifty benefit for people trying to search for homes.
QR Codes are a great marketing tool in Real Estate and are popping up all around Cary NC.
QR Codes in Cary NC Real Estate
QR Codes in Real Estate
QR Codes in real estate are a hot item right now. Using QR Codes in real estate marketing is in its infancy, but beginning to gain serious traction.
QR Codes can be used to convey great amounts of information to smartphone users who scan them.
I like the use of QR Codes for offering GPS coordinates, and since most smartphones have GPS capability, that seems like an efficient use.
But one can also use QR Codes to offer purely real estate data and information. A listing agent can connect buyers to photos, flyers, documents, and make it easy for buyers and buyers agents to gather data they need to write an offer on a listing.
So, I am seeing more QR Codes on real estate listings in Cary.
One criticism of QR Codes is their industrial/utilitarian appearance. Some folks call them "ugly." There is little doubt that, with some care, a real estate agent can present an appealing QR Code. They may never be confused with seascapes by Monet, but QR Codes can look better. The video runs nearly two minutes, but “60 Seconds” just didn’t seem adequate:
When listing a home for sale, whether Home Sellers should do updates and minor repairs prior to listing or to just offer allowances for home buyers to handle updates themselves is a common question.
I fall into the freshen, repair, and update camp. Of course, that is dependent on the ability of the Home Seller to afford the costs of work out of pocket prior to receiving sales proceeds.
I like to say that it is about "conversations." Fewer defects and issues are fewer items of conversation, fewer things to talk about, whether it is the agent coaching buyers that they can handle updates, or the negotiations between the buyers themselves. Less conversation may well mean more money in a faster sale.
Smart Cary Home Sellers want Buyers and Buyers agents talking among themselves about how fresh and up-to-date the property seems, how little updating the Buyer will need to do after closing, how that may create a more affordable home.
If you have ever had a home on the market, with a Triangle MLS Listing that expired before you were able to sell your home, you probably experienced an onslaught of REALTOR® traffic, with a wide variety of professionals telling you they had the answers to your problems.
Me? I don't call folks whose listings have Expired or been Withdrawn. I figure they are deflated enough. Yet, I have had some success selling homes after others were not able to. Some times it is just because my photos are better than a lot out there, or because I do a better MLS presentation, along with some more aggressive internet marketing. Sometimes it is because I tend to keep an eye on my vacant listings and primp them a little so they show well.
Whatever. I'll keep doing what I do: Servicing clients' needs.
And I will keep not being a nuisance to people who are on the Do Not Call list, or who are besieged by hopeful potential listing agents.
Cary Home Sales set comps. Competitive pricing compels buyers to buy.
Comps, Competition, and Compelling Pricing
Comps, Competition, and Compelling Pricing
Everyone wants to see "Comps," comparable closed sales when fixing a price for a new listing.
I agree. We have to begin with the end in mind, and the "End in Mind" is a closed sale. A contract price MUST be supported by market activity, specifically recent, comparable sales that have closed.
However, a smart seller and smart listing agent will also consider "Competition." And that will include properties outside the specific neighborhood where the home to be listed for sale is located.
See, while the neighborhood activity must support the sales price for appraisal purposes, Buyers have myriad choices outside the neighborhood.
A home worth $400,000 must compete with and draw attention away from other $400,000 choices. We just cannot tell Buyers that they can only shop one neighborhood.
So, Sellers have to be competitive across a broader area, perhaps a school district, or a local geographic area in a county or town.
In Cary, and Wake County, NC, the Wake County Public School System manages all public schools at the County level. Town boundaries do not indicate school assignments, and it is not uncommon to see a neighborhood, all or part, reassigned to another school
So, parents will shop various school assignments, attempt to grasp stability in assignment, and affordable neighborhood options. To do so, they may look in a ten mile radius, or farther. That search may take them out of Cary, and into Morrisville, Apex, Raleigh or any other local municipality.
That is why it is smart to consider a wide area of competitive Active listings when pricing a home.
Comps, Competition, and Compelling Pricing, via 60 Seconds in Real Estate, Cary NC:
60 Second mortgage program conversation with Kevin Martini, SunTrust Mortgage.
I grabbed my friend and mortgage money mentor, Kevin Martini of SunTrust Mortgage, and asked him a few rapid-fire questions in the Cary NC, KELLER WILLIAMS® real estate office the other day. Kevin is a favorite of local Buyers agents and listing agents, because he delivers.
Kevin tells me that he has a huge variety of affordable home loan programs to help folks buy, and, of course, he is tickled with current interest rates he can offer.