Homesale Handbook / 2022

TABLE OF CONTENTS

PREPARATION

10 Best-Kept Secrets for Selling Your Home .......................... 8

10 Ways to Boost your Home’s Resale Value ......................... 11

Top 10 Ways to Increase Your Home’s Value ........................ 16

This is the #1 Renovation You Should Make ......................... 19 Before Selling Your Home

8 Ways to Boost Your Home Value ......................................... 21

8 Proven Ways to Increase the 28 Resale Value of Your Home

15 Easy Ways to Prep Your House for a Sale 32

10 Ways to Prep Your Home for Sale 33

What Upgrades Increase Home Value? 34 19 High-ROI Improvements Buyers Love Prepping Your Home for a Sale ............................................. 45

17 Ways to Increase Your Home’s Curb Appeal ................... 46

Top 5 Ways to Boost the Value of Your Home ...................... 52

10 Budget Friendly Ways to Improve Your Home’s Value ...... 58 Selling Your Home? These 7 Renovations ............................ 60 Offer the Best Bang for Your Buck

In Depth: The Best and Worst Home .................................... 67 Improvements for the Buck

6 Simple Improvements that Will 70 Help You Sell Your Home

6 Tips to Sell Your Property Quickly for 72 the Highest Dollar Even During ‘Off’ Season

7 Important Repairs to Make Before .................................... 77 Selling A House

7 Simple Ways to Make Your Home Sell ............................... 80 Best Home Remodels to Get a Higher Sale Price ........................ 83

The Guide to Selling Your Home ........................................... 86 Curb Appeal is King ............................................................... 93

6 Important Repairs to Make Before .................................... 96 Selling a House

10 Things Sellers Let Slip When They 99 Prep Their House for the Market

10 DIY Home Projects That Add Value to Your Home 107 How to Declutter Your Home Fast: 110 A Checklist for the Messy Selling? How to Make Your .................................................. 120 House Look Great in Photos

10 Ways to Prepare for a Showing ....................................... 126

5 Feng Shui Concepts to Help a Home Sell .......................... 128 Cost vs Value ......................................................................... 129

PRESENTATION

Home Staging Provides a 586% 136 Return on Investment

Top Ten Reasons You Should ............................................... 137 Professionally Stage Your Home Secrets of Staging: Sell Your House for More, Quickly 149 Why Home Staging is Important 141 Tips for Home Sellers 143 Staging Luxury Property 145

6 Reasons You Should Use Home 147 Staging in Property Marketing

Setting the Stage: The Benefits of ........................................ 151 Staging Your Home for Sale

14 Reasons to Stage Your House Before You Sell It ............ 155

10 Amazing Home Staging Statistics ................................... 161 That May Surprise You Is It Really Worth It to Have Your Home Staged? .............. 163 The Case for Hiring a Home Stager .................................... 166 When You’re Selling Tips for Staging a House 172 Home Staging Pros Get Good First Impression 175 Weird, but True: Fancy Bath Salts 178 Can Help Sell Your Home Staging vs. Decorating: What’s the Difference? ................. 181

PRICING

Top 10 Tips to Sell Your Home for Top Dollar .................. 186

The One Item Needed to Sell a Home for Top Dollar 189 How to Price Your Home to Get the Highest Offer 192

11 Tips for Pricing Your Home So It 195 Sells for Top Dollar Change the Listing Price of Your Home by 198 $1, and it May Sell for Thousands More Selling Your Home? Here’s 2 Ways ..................................... 200 to Get the Best Price!

How to Price Your Home Right ........................................... 202 Using the Power of Price Points .......................................... 204 Top Agents Reveal the 7 Biggest Myths .............................. 206 About Pricing Your Home to Sell How to Price Your Home to Sell ........................................... 212

4 Bottom-Line Tips to Decide: 216 What is the Value of My Home? Is There Any Psychology Involved 219 in Pricing Real Estate?

The Psychology of Pricing a Real Estate Property 223 The Ins and Outs of Setting a Price for Your Home .......... 227 The Seven Deadly Sins of Overpricing ................................ 231 House Numerology: Real Estate’s Lucky Numbers ............ 233

The Lucky Numbers That Can Drive Up Your ................... 239 Home’s Value Your Home’s Lucky Number ................................................ 242

We have assembled the most comprehensive, succinct, and effective information available on how to properly prepare , present and price a home to obtain the highest possible sales price.

We hope you find this booklet an informative and useful guide in your home sale process.

PREPARATION

“Because you only have one chance to make a first impression… and the first impression is the only impression.”

Tricks of the trade to help you get top dollar when selling your home.

HGTV's Buying and Selling offers up the industry's best-kept secrets to help you get top dollar when selling your home.

No matter how good the interior of your home looks, buyers have already judged your home before they walk through the door. You never have a second chance to make a first impression. It’s important to make people feel warm, welcome and safe as they approach the house. Spruce up your home’s exterior with inexpensive shrubs and brightly colored flowers. You can typically get a 100-percent return on the money you put into your home’s curb appeal. Entryways are also important. You use it as a utility space for your coat and keys. But, when you’re selling, make it welcoming by putting in a small bench, a vase of fresh-cut flowers or even some cookies.

Selling Secret #2: Always be ready to show

Your house needs to be "show-ready" at all times – you never know when your buyer is going to walk through the door. You have to be available whenever they want to come see the place and it has to be in tip-top shape. Don’t leave dishes in the sink, keep the dishwasher cleaned out, the bathrooms sparkling and make sure there are no dust bunnies in the corners. It’s a little inconvenient, but it will get your house sold.

Selling Secret #3: The kitchen comes first

You’re not actually selling your house, you’re selling your kitchen – that’s how important it is. The benefits of remodeling your kitchen are endless, and the best part of it is that you’ll probably get 85% of your money back. It may be a few thousand dollars to replace countertops where a buyer may knock $10,000 off the asking price if your kitchen looks dated. The fastest, most inexpensive kitchen updates include painting and new cabinet hardware. Use a neutral-color paint so you can present buyers with a blank canvas where they can start envisioning their own style. If you have a little money to spend, buy one fancy stainless steel appliance. Why one? Because when people see one high-end appliance they think all the rest are expensive too and it updates the kitchen.

Selling Secret #4: Take the home out of your house

One of the most important things to do when selling your house is to de-personalize it. The more personal stuff in your house, the less potential buyers can imagine themselves living there. Get rid of a third of your stuff – put it in storage. This includes family photos, memorabilia collections and personal keepsakes. Consider hiring a home stager to maximize the full potential of your home. Staging simply means arranging your furniture to best showcase the floor plan and maximize the use of space.

Selling Secret #5: Don’t over-upgrade

Quick fixes before selling always pay off. Mammoth makeovers, not so much. You probably won’t get your money back if you do a huge improvement project before you put your house on the market. Instead, do updates that will pay off and get you top dollar. Get a new fresh coat of paint on the walls. Clean the curtains or go buy some inexpensive new ones. Replace door handles, cabinet hardware, make sure closet doors are on track, fix leaky faucets and clean the grout.

Selling Secret #6: Conceal the critters

You might think a cuddly dog would warm the hearts of potential buyers, but you’d be wrong. Not everybody is a dog- or cat-lover. Buyers don’t want to walk in your home and see a bowl full of dog food, smell the kitty litter box or have tufts of pet hair stuck to their clothes. It will give buyers the impression that your house is not clean. If you’re planning an open house, send the critters to a pet hotel for the day.

Selling Secret #7: Play the agent field

A secret sale killer is hiring the wrong broker. Make sure you have a broker who is totally informed. They must constantly monitor the multiple listing service (MLS), know what properties are going on the market and know the comps in your neighborhood. Find a broker who embraces technology – a tech-savvy one has many tools to get your house sold.

Selling Secret #8: Light it up

Maximize the light in your home. After location, good light is the one thing that every buyer cites that they want in a home. Take down the drapes, clean the windows, change the lampshades, increase the wattage of your light bulbs and cut the bushes outside to let in sunshine. Do what you have to do make your house bright and cheery – it will make it more sellable.

Selling Secret #9: Half-empty closets

Storage is something every buyer is looking for and can never have enough of. Take half the stuff out of your closets then neatly organize what’s left in there. Buyers will snoop, so be sure to keep all your closets and cabinets clean and tidy.

Selling Secret #10: Pricing it right

Find out what your home is worth, then shave 15 to 20 percent off the price. You’ll be stampeded by buyers with multiple bids even in the worst markets and they’ll bid up the price over what it’s worth. It takes real courage and most sellers just don’t want to risk it, but it’s the single best strategy to sell a home in today’s market.

10 Ways to Boost Your Home's Resale Value

Figure out which renovations will pay off, and you'll have more money in your pocket when that 'Sold' sign is hung

Laura Gaskill Houzz Contributor.

With real estate prices not what they once were, to put it mildly, it's only natural for homeowners preparing to sell to be thinking of ways to up their home's value. But it simply doesn't make sense to throw money into a big remodeling project that won't end up netting a higher sale price in the end. What's a homeowner to do?

Learn what buyers want, then start early (so you can enjoy your hard work before you sell) and small (to avoid excessive spending) for the best possible results. These 10 home improvement projects make smart use of your time and resources.

Coates Design Architects Seattle

1. Hire a pro. Consider hiring a pro to take a look at your home and offer advice. One morning spent with a home inspector, a real estate agent or a local designer can give you insight into what potential buyers will see when they look at your home and can save you money in the long run.

Arcanum Architecture

2. Invest early in landscaping. A beautifully landscaped yard with gorgeous, mature shade trees can be a big selling point, but you'll need to allow for at least several years of growth to make the most of your investment. Make planting a priority early on, and be sure to seek out expert advice on the proper placement and care of your trees and yard.

3. Power wash paths and siding. Giving your home's exterior and paved areas a power wash can be nearly as dramatic as repainting, for a much lower cost. Rent a machine from your local hardware store if you don't have one.

4. Maintain green lawns. Sad, neglected lawns are a major turnoff to potential buyers. Maintaining a healthy lawn from the beginning with regular care is the least expensive route, though laying new sod can be worth the dramatic improvement in curb appeal if you don't have time to start from seed.

Helios Design Group

5. Upgrade exterior doors. Curb appeal will help sell your house; it's as simple as that. And the way your home looks from the outside depends a lot on the condition of your front door (and the garage door, if it's visible from the street).

6. Remove eyesores. Outdated wallpaper, tacky light fixtures, stained carpets and popcorn ceilings are all good candidates for updating. The replacements need not be high-end; just think clean, simple and contemporary.

Gast Architects

Tim Cuppett Architects

7. Minor kitchen renovations bank the biggest return. If your kitchen is fairly current, you may want to leave it alone — remodeling a kitchen comes with a hefty cost, and you may only be able to recoup around 65 percent of your investment. Smaller updates such as painting or refinishing cabinets that are still in good shape, or upgrading to Energy Star appliances, can refresh your kitchen's look at a fraction of the cost.

8. French doors add more than light. If you are looking for a special feature to add to your home, consider replacing a door or several windows with French doors. Not only will they let in more light, but the open feel they provide makes the whole space feel larger. Plus, they make for a romantic addition to your home's sale ad. "French doors leading to the garden" now that has a nice ring to it!

Tracey Stephens Interior Design Inc

Koch Architects - Joanne Koch

Union Studio, Architecture & Community Design

9. Choose current paint colors. A fresh, crisp paint job in modern neutrals like gray and putty shows off your home to best advantage. Don't feel you have to avoid all color; just be aware that the bolder your choice, the more likely it is that it won't agree with someone. An overly bright or badly chipped exterior paint color may need refreshing too, so don't stop with the indoors.

10. Build in extra storage. Another great investment is to add built-in shelving or cabinets in halls, garages or anywhere you have the space. Buyers love seeing great storage, so this can add a lot of appeal and if you are able to do some of the work yourself, you can keep costs reasonable

Jacob Lilley Architects

Top 10 ways to increase your home's value

By Trulia |

If you have the bug to sell your home, you may want to grab a tool belt first. Why? In today's hyper-competitive real estate market, agents often tell their clients that it's a "price war and a beauty contest". So in addition to being the best priced home on the block, you need to be sure that your home also delivers a knock out first impression.

A terrific way to position your home to attract the maximum number of suitors is to provide buyers with a home that is in turn-key condition. A turn-key home is one that a buyer can move into without inheriting a list of unfinished projects. So what are the top 10 ways to increase your home's value? Let's take a look:

1. Siding and exterior paint

One of the fastest ways to make a better first impression with buyers is to paint the exterior of the home and, if needed, to replace the siding. A fresh coat of paint will freshen up the exterior and modernize the appearance. Just be sure to use colors that will appeal to the largest number of buyers (sherbet orange is probably not a good choice). To experiment with different colors and schemes, try using virtual painting programs available at many paint manufacturing websites like Benjamin Moore Paints

2. Windows and doors

By replacing old windows and doors with stylish and efficient alternatives, you may be able to attract buyers who may otherwise pass on your home only because it is a little more mature than its competitors. Although the choices can seem endless, by carefully reviewing the homes that are actually selling, you should be able to narrow down your choices. Also be sure to keep your proof of

purchase since the IRS is now providing up to a $1500 tax credit for windows and doors installed before the end of 2010.

3. Landscaping and lighting

Investing in new sod, bark, rock, shrubbery, and trees can turn a tired looking front yard into an inviting space literally overnight. If you don't have a green thumb, check out landscaping.com for ideas. In addition, consider how your home looks after dark when many buyers are still cruising the streets. Installing new lighting fixtures can both enhance the home's ambiance at night and modernize the exterior during the daylight hours. For hundreds of ideas visit LightingDirect.

4. Flooring

Your home's floors need to be clean, modern, and stylish. They should tie the home together and flow seamlessly from one room to the next. So how can you be sure you don't pick a carpet or floor covering that buyers will hate? Ask for advice from flooring experts like Shaw and become an open house junkie.

5. The kitchen

If your kitchen needs a face lift, consider updating the cabinets and countertops as well as the plumbing fixtures. However keep in mind that your home only has to be comparable to your neighbors' homes - it doesn't necessarily have to surpass them. For instance, purchasing granite counters may not impress value shoppers and may turn them off if they believe they will have to pay more for the home because of the higher cost. Want ideas on kitchen designs that will impress a buyer? Check out HGTV for inspiration.

6. Bathrooms

Let's face it, we all spend a lot of time in the bathroom. So it's no wonder buyers want their new bathrooms to be user friendly. New toilets, tubs, and cabinetry can be a big investment, but small projects like cleaning or replacing tile grout, re-caulking, and repainting can make old bathrooms sparkle. Pay special attention to the little things like chipped sinks and tubs, exhaust fans that may need cleaning, and dated light fixtures. For ideas and design tips visit KitchenBathIdeas.

7. Lighting

If swag lamps are still hanging in your living room, it may be time to update your home's lighting scheme. A well lit home can accent the best features of each room and provide buyers with a classic case of the warm and fuzzies. For instance, undercabinet lighting in the kitchen can show off a unique view of the counters, while canned lighting in the living room can be used to highlight décor and design elements that might be missed otherwise.

8. Interior painting

Look inside almost any model home and you will quickly find that white is out and color is in. Of course, that doesn't necessarily mean you can grab the nearest color wheel and paint brush and go to town. Colors still need to match each other and blend in with the décor of the home. Try to use accent walls to punch up the impact of your colors and visit local design centers for more ideas.

9. Roof and foundation systems

To ensure that you receive top dollar for your home and avoid a deal breaking inspection report, now may be the time to get these areas of your home in order. Lenders often want to know that a roof will last at least another 3-5 years and that the foundation is keeping the entire home off the ground without any apparent failures.

10. Deep cleaning

The least expensive thing any seller can do before marketing their home is perform a deep cleaning of every surface in the home. A bucket, some soap and water, and a few rags can transform nearly any home into a show-ready model home. But don't skimp. You need to dig in and get dirty, and yes, that means you have to clean under the stove and refrigerator. Not sure how to start? Visit The Housekeeping Channel for guidance.

Overwhelmed? Don't be. Pick one or two items on this list that fits your budget and jump in. Work your way down the list, and you will know that you have made every attempt to put your home in the best position possible to impress a buyer.

This Is the #1 Renovation You Should Make Before Selling Your Home

Scott McGillivray's tips for updating the most important room in your house—on a budget!—are pretty genius.

After buying and selling hundreds of properties over the years, you could say t hat Scott McGillivray, host of HGTV's Income Property, knows a thing or two about real estate. We recently hosted a live chat on Facebook to ask the contractor and real estate investor for his best tips for homeowners looking to sell.

According to McGillivray, who recently teamed up with Owners.com to give consumers access to the services required to successfully buy and sell a home online, the key to raising your home's value lies in making smart renovations. "Statistically, the majority of people will renovate their homes in preparation for selling it, which is a great idea because if you do the right investments, you're going to make the most return on your investments," he told CountryLiving.com.

Not sure where to start? McGillivray says the most impor tant room in any house is the kitchen it must be in good condition before you sell.

"I don't think that's a huge mystery to people or a big surprise," added McGillivray. "However, there a fews things you can do on your own, DIY style, to earn that sweat equity and make sure buyers are happy with your home."

Here are McGillivray's tips for renovating your kitchen:

1. If your kitchen needs some work, decide on the amount of work that needs to be done.

McGillivray suggests tackling a few small projects on your own instead of taking on a full gut renovation just to sell your home. "A lot of buyers will want to do what they feel is great for a kitchen," he explained. "However you also don't want to sell a house where the kitchen is in really bad shape." It's about finding that perfect balance.

2. Update the hardware.

"The door hardware in kitchens is super simple to update," says McGillivray. "It's essentially a few screws, standard spacing. It's a few bucks a piece and it can make a huge impact."

3. Pay attention to finishings.

According to McGillivray, remodeling the "jewelry" in your kitchen can make the rest of the space look more updated. "Look at the faucet, the countertop all of these things can be done without hiring a contractor to tear your whole place apart."

4. Updating your appliances can go a long way.

"People automatically associate the caliber of the space based on the appliances," says McGillivray. If they see nice new appliances, they'll see the whole space as newer too.

Wondering what not to do before you sell your home? See our full interview with McGillivray in the video below:

8 Ways to Boost Your Home Value

Follow these rules to increase your selling price by 35%

By Daniel DiClerico

When Alec and Jennifer Harmes spent $264,900 for their first home in 2011—a 1,500square-foot ranch fixer-upper in Austin, Texas—they assumed they would be living there for many years. So the couple, millennials in their early 30s, embarked on a series of cabinets , and installed new stainless-steel appliances and LED lighting . New engineered wood floors replaced the mishmash of linoleum tiles and musty, high-maintenance carpeting.

to make it suit their tastes and needs. They refinished the kitchen home improvements

Outside, they removed the asbestos siding and installed durable, no-paint fiber cement. They also used that moment to rewrap the house in rigid insulation, improving its overall energy efficiency. Though the Harmeses saved big by doing most of the work themselves (he works in construction management, she oversaw design), the total investment was close to $65,000. They were even planning to build a separate mother-inlaw apartment on the property to help lure family to Austin. But their folks didn’t want to relocate, so they made the tough decision to move back to Florida to be close to them. “If we could have picked up that house and brought it with us, we would have,” Jennifer says.

Lorella Martin of Redfin , an online real estate brokerage, was the Harmeses’ listing agent; she set the asking price at $450,000. The first open house was like a feeding frenzy, attracting many young professionals eager to move into the popular Austin neighborhood, she says. And it wasn’t hard to figure out why. “When a home is move-in ready and buyers know they can be cooking in the kitchen from day one and entertaining in the backyard that very weekend, you know you’ve got a winner,” she says.

The house sold for $472,000.

Granted, some of the roughly $200,000 increase in home value had to do with the Austin market’s 20 percent appreciation in the Harmeses’ 3½ years of stewardship. But it’s also a testament to the couple’s savvy instincts about what today’s buyers are looking for,

especially now that millennials, 75 million strong, have become the leading cohort of buyers, purchasing 32 percent of homes in 2014.

So let the following renovation rules, driven by shifts in the current housing market and informed by Consumer Reports’ nationally representative survey of 1,573 millennials, inform your decisions on improving your home and its value.

1: The Kitchen Is Still King

Buyers of all kinds have long focused on the kitchen, but it holds particular sway over the newest wave of first-time homeowners. A “modern/updated kitchen” topped the list of ideal home features in our survey of millennials, registering as most important to more than a third of respondents. If you plan to sell, don’t rip your kitchen down to the studs; a smaller investment can have serious impact. For as little as $5,000, you should be able to add a new suite of appliances, as well as a new countertop and flooring, resulting in a fresh, coordinated look. Applying a fresh coat of paint to the walls or cabinets, and updating the hardware, can also breath new life into the space. (Check our kitchen planning guide for more information.)

Value-Added Buzzwords

Stainless steel. Though it has been around for decades, this appliance finish conveys clean, contemporary design, so it will signal “updated” in the mind of the buyer. For the latest spin on stainless, look for new versions of black stainless steel from KitchenAid, LG, and Samsung, each with a softer, less reflective finish but the same cachet as the original.

Quartz countertops. Engineered from stone chips, resins, and pigments, quartz has started to challenge granite and marble as the go-to material in higher-end kitchens. It shrugged off heat, scratches, cuts, and stains in our tests, and it requires none of the upkeep of comparably priced natural stones. Expect to spend $40 to $100 per square foot, installed.

Potential bump in sale price: 3 to 7 percent

2: Make Floor Plans Work Harder

Bigger isn’t necessarily better in today’s market, but strategically increasing the amount of living space is sure to boost home value. An “open floor plan with flexible living space” was second only to an updated kitchen on millennials’ list of most desired features.

Finishing a basement is the most common way to add usable square footage to a home. Most homeowners spend between about $10,000 and roughly $27,000 converting a basement, depending on the size of the space, according to estimates from HomeAdvisor , a website that connects homeowners with prescreened service professionals. Attic conversions are another option. The average attic remodel in 2014 cost $50,000.

Many younger buyers will envision the additional living spaces as a dedicated office, especially if they work from home. And at the other end of the spectrum, “a lot of my boomer clients are daytime caretakers for their grandkids,” says David Pekel, who owns a remodeling company in Wauwatosa, Wis. “They want a playroom that they can close the door to after the kids leave, so they’re not dealing with toys underfoot.”

Value-Added Buzzwords

Flex rooms. Also known as double-duty rooms, you’ll see flex rooms advertised as an additional living area that can serve a variety of purposes, from a guest bedroom to a game room to an exercise room to a study room for the kids.

Mother-in-law apartment. These spaces go by many names, including “granny flats,” “casitas,” and the technical sounding “accessory dwelling unit,” or ADU. They can house an additional family member or provide rental income—allowing baby boomers to afford their house once they retire or helping millennials pay the mortgage. More municipalities, particularly in Western cities, are amending zoning laws to allow for ADUs

Upstairs laundry rooms. Younger buyers in particular say they want a dedicated room, perhaps off the kitchen or even near second-floor bedrooms. Manufacturers are obliging with washer/dryer sets with a matching fit and finish that neatly integrate into the living space. We like the Maytag Bravos MVWB855DW HE top-loader and Maytag Bravos MEDB855DW electric dryer, $1,050 each.

Potential bump: 4 to 6 percent

3: Don’t Let Your Home Be an Energy Hog

laundry

Lowering your home’s energy costs will save you money for as long as you live there and is expected to be a major selling point down the line. Indeed, “energy-efficient” was second only to “safe community” on the list of attributes that would most influence a purchase decision, according to a 2015 survey by the National Association of Home Builders.

Older homeowners who have felt the sting of escalating energy costs tend to be driving the interest. But there are some early adopters among younger buyers, too, especially in

regions of the country with more extreme weather. “My millennial buyers usually ask for two years’ worth of utility payments,” says Joe Rivellino, a real estate professional in the Buffalo, N.Y., area. “They want to know the R-Value on the insulation and whether the windows have low-E coatings,” he says, referring to two important efficiency measures.

And don’t forget about water heating , which accounts for 16 percent of energy costs in the typical home. Spending $1,800 to $2,400 on a new unit is another way to impress efficiency-minded buyers.

Value-Added Buzzwords

High-efficiency windows . Energy Star certified windows can lower your home’s energy bills by 7 to 15 percent.

That will be a selling point with buyers, though replacing every window in a home costs anywhere from $8,000 to $24,000, so you probably won’t recoup the entire investment if you plan to sell right away.

LED lights. Some listings emphasize their “green” credentials by mentioning the presence of LED lighting. Choose the Feit Electric 60 Watt Replacement 9.5W LED , a $7 bulb that delivers superb light quality and has a 23-year life expectancy.

Potential bump: 1 to 3 percent

4: Keep It Simple and Stress-Free

Stain-prone stone countertops, grime-collecting ornate cabinets, and dust-catching wall-towall carpet used to be symbols of luxury, but today’s homebuyers are more likely to equate them with extra work. “We call it stress-free living,” says Miguel Berger, president of Better Homes and Gardens Real Estate Tech Valley in Albany, N.Y. “The younger generation in particular would much rather spend their time entertaining at home than fussing over it.” It’s safe to assume boomers feel the same.

Beyond a home’s cosmetic finishes, it’s important to keep the major mechanical systems in working order. Many first-time buyers will have used up much of their savings on the down payment, so they want to know that the heating system, plumbing, and electricity have been recently updated. Central air conditioning is also in demand because it eliminates the need to switch window units in and out. HomeAdvisor puts the average cost nationwide at just more than $5,000.

Value-Added Buzzwords

Updated systems. In addition to including the age of the system, it helps if you can also point to its reliability. For example, Consumer Reports surveys have found American Standard and Trane to be among the least repair-prone manufacturers of gas furnaces.

New roof. This will help assuage fears of water damage, ice dams, squirrel infestation, and other home disasters that can result from an old, shoddy roof. For a typical 2,300square-foot house, you might be able to put on a new asphalt shingle roof for as little as $6,000.

Hardwood floors. More carpets are being replaced with long-wearing hardwood flooring with a durable factory finish. Engineered wood flooring, which uses a thin veneer of real wood or bamboo over structural plywood, tends not to wear as well as the solid stuff, though it has the same look and tends to cost less, making it a good choice if you plan to sell soon.

Potential bump: 3 to 5 percent

5: Build a Home for ‘the Ages’

By 2040, there are expected to be almost 80 million seniors accounting for 21 percent of the population. The existing housing stock isn’t equipped to safely accommodate that many older people—too many steep staircases, narrow walker-unfriendly doorways, and slippery step-in bathtubs and showers. Forward-thinking homeowners are making necessary improvements to their home now—and those changes will benefit people of all ages, not just seniors. According to a 2015 survey by HomeAdvisor, 56 percent of homeowners who hired a pro for aging-related projects were younger than 65, and 10 percent were younger than 50.

Value-Added Buzzwords

Walk-in shower. “People in the 50-plus age range don’t want to step over the tub to take a shower,” Pekel says. Curbless showers eliminate the threshold between the shower and surrounding bathroom, making them wheelchair accessible, not to mention sleek and streamlined.

Master on main. A floor plan in which the master bedroom is on the first floor reduces the need to climb stairs. “It’s probably the most desired feature among boomers,” says Endres, a real estate professional based in Westchester county, north of New York City. Creating a truly functional master-on-main suite usually involves a multiroom renovation, which can cost upward of $35,000.

JP

Comfort-height toilets. These toilets are a few inches taller, which makes getting on and off easier. Most top flushers in our tests are comfort height, including the Glacier Bay N2428E two-piece toilet, which sells at Home Depot for $100.

Potential bump: 1 to 2 percent

6: Paint Is Still a Potent Upgrade

Paint keeps your home looking its best while also defending its surfaces from wear, tear, and the elements. If you’re getting ready to sell, don’t blow thousands having every square inch repainted. Instead, focus on high-traffic areas, including the kitchen and bathrooms. “Your home has to look better on the day of the open house than it’s ever looked before,” says Steve Clark, a real estate professional in Los Angeles. “If the back door is covered in scratch marks from the dog, you have to fix that.” Do the job yourself for about $100 in material costs or pay a professional $1,000 or so, which should cover multiple rooms.

Value-Added Buzzwords

Neutral color scheme. Whites and off-whites remain the top-selling interior colors and will appeal to most homebuyers, allowing them to envision the space as their own. Neutrals appeal to all generations of buyers, according to Jule Eller, trend and style director at Lowe’s.

High-quality paints. Home Depot’s Behr Marquee, $43 per gallon, is our top-rated interior paint. For outdoor projects, Behr Premium Plus Ultra Exterior, $39 per gallon, and Clark+Kensington Exterior from Ace Hardware, $35 per gallon, offered the best protection.

Potential bump: 1 to 2 percent

7: Remember the Great Outdoors

Your home’s property is another opportunity to expand its living space. Adding a deck or patio, with room for seating and a built-in or freestanding grill, is a way to create a defined space for outdoor living on a large or small scale.

But remember the rule of low upkeep, especially if your future buyer is likely to be a millennial. “They love outdoor spaces, but whereas prior generations might have gone for the pool, Gen Yers recognize the maintenance costs associated with it,” Berger says. “They’d much rather see an outdoor fire pit surrounded by a simple seating arrangement.” Don’t go for overly lush landscapes, especially in drought-stricken regions with high water costs. (Check our guide to outdoor living .)

Value-Added Buzzwords

Curb appeal. Trimming overgrown shrubs and making minor repairs to the façade, including painting the front door, can deliver quick results. Replacing worn-out siding is a major undertaking, costing $12,000 on average, but it can give your home a complete facelift.

Water-smart yard. Replacing a section of turfgrass with native ground covers or pea gravel will reduce the maintenance costs while adding visual interest.

Potential bump: 3 to 5 percent

8: Make Sure Your New Technology Is Smart

High-tech features offer notoriously bad returns on investment because technologies tend to evolve quickly. “One of the biggest losers in recent years is the fully wired audiovisual system,” says Duo Dickinson, an architect based in the New Haven, Conn., area. “They’ve probably lost 80 percent of their value since everything went wireless.”

But certain smart devices add to home value and interest, including programmable thermostats. “I’ll often install a Nest thermostat in a home that doesn’t have one because it creates the impression that this is a high-tech home,” Berger says.

We’re seeing the same benefit with a range of products, such as lights, door locks, and security systems. Those smart features have broad appeal with millennials, “who grew up on smartphones, so they’re used to being able to control things at their fingertips,” Endres says. “And they’ll pay 3 to 5 percent more for a home with the right amenities.”

Value-Added Buzzwords

Programmable thermostat. The Nest is widely recognized, but the Honeywell RTH9590WF , $300, proved easier to use in our tests. Both models can be controlled from a smartphone or computer.

Whole-house generator. Power failures are a reality for more homeowners. Stationary generators can usually power the entire property. A professionally installed unit can range from $7,000 to $15,000, according to Porch, a website connecting consumers with home service pros. The Generac 6241 , $3,500, excluding installation, is a top pick.

Potential bump: 3 to 5 percent

8 Proven Ways To Increase the Resale Value of Your Home

Trulia

Heed these 8 suggestions from real estate pros to ensure your property gets the highest possible price.

Little things mean a lot when it comes to selling your home and getting a great price for it. But if everything counts and you have only so much time and money to invest, how do you know where to start to get your home for-sale ready and to fetch the best price?

The good folks at Consumer Reports National Research Center set out to answer just that, with an online survey of 303 real estate professionals from around the country.

As we head into the hottest selling season and with 5.3 million homes expected to change hands this year, use some or all of these strategies to help you leverage all you can against the competition.

1. Stage and declutter your home

One of the panel members Consumer Reports consulted was the former executive producer for This Old House, Massachusetts realtor and renovation consultant, Bruce Irving. Bruce was previously interviewed by Oprah protégé, Nate Berkus, and The New York Times called him “the house whisperer.”

“Do all the work necessary to make your property look good, not through expensive changes but through excellent staging,” says Irving. “Your agent should be able to provide proper advice and even bring in a professional.”

That means clearing out your clutter

“I have a gal who I send into listings to declutter and depersonalize for sellers and just tidy things up using the sellers’ own possessions for the most part,” says Karen Wallace, an agent with Lyon Real Estate, located in Auburn, CA.

Tara Miller of Tarabell’s Designs in Portland, OR, does just that: she helps homeowners and agents stage their houses for maximum sales appeal.

Miller points out that people who don’t keep up on needed repairs end up spending the most when it comes time to prepare a home for sale

“It’s remarkable what regular home maintenance, cleanliness, and minimizing clutter in your everyday life can do for you when it comes time to sell.”

She also notes that staging a home is very different from designing or decorating. “It’s a tough thought, but not everyone likes your pets, hobbies, sports teams, or religion.”

1. Clean it up!

“If it’s dirty, it will not sell even if it’s a great place,” says Kathy Partak, a realtor with Select Estate Properties in Auburn, CA.

In fact, most of the agents we spoke to focused on overall cleanliness and space as the biggest factor in selling your home.

And cleanliness pays off, according to Consumer Reports: cleaning can deliver a 3% to 5% return on investment, and this is something you can do yourself.

When showing your home, Irving adds, “Raise window blinds, lower toilet seats make sure the place looks at least as good as it would if you were having your boss over for dinner.”

1. Enhance your curb appeal

First impressions sell your home. As soon as a potential buyer drives up to your house, they’re making judgments and a messy yard or a broken mailbox could cost you.

“Exterior space is ‘free’ extra square footage and is so appealing to buyers,” says Wallace. “It pays to enhance it.”

But if your staging budget doesn’t include the outdoors, Partak suggests making the most of the walk from the car to the entry.

“Make it look nice from the curb with some easy potted or planted flowers to trim the walkway.”

1. Pay attention to details

The details that you may believe are insignificant can turn out to be major selling points for your home. For Irving that includes everything from paint touch-ups throughout the house to a full redo of public rooms.

“Wash your windows, replace compact fluorescent bulbs with incandescent or halogen, and remove or minimize personal photographs,” he says.

If you have a small budget, Partak suggests upgrading to energy-efficient windows, and adding new appliances in the kitchen. “These are always the things that bring in more money.”

1. Refresh your kitchen and bath

Don’t forget two of the the most important rooms in your home: the kitchen and bathroom. Consumer Reports estimates that you can increase your home’s value by as much as 7% through renovation.

If you don’t have renovations in your budget, Kristen Kohnstamm, principal broker and co-owner of Dunthorpe Properties, a luxury real estate firm in Portland, OR, recommends fresh paint, a low-hanging opportunity to freshen up your space and potentially boost your asking price.

Choose a neutral palette to increase the appeal to as many tastes as possible; buyers need to be able to easily visualize themselves living in the home, and bright colors might turn them off.

“The worst thing you can do is put lots of money into things like carpet, paint, and other aesthetics that a new homeowner will likely want to change,” says Kohnstamm.

1. Invest in good photos

Make sure your real estate agent offers great photos that show your home in its best light when it comes time to list. Home buyers seeking a new place to live will see the pictures online before ever making a decision to visit.

And when it comes to open houses and showings, Irving suggests you “absent yourself” because sellers can sometimes get in the way of a sale by taking things too personally.

1. Don’t DIY everything

Irving’s top tip includes a good finger-wagging at people who think they can DIY a home sale and still come out ahead.

“First and foremost, for correct pricing, widest and best marketing, and the highest price, hire a real estate agent,” says Irving.

1. Try not to take it personally

Kohnstamm cautions first-time sellers to temper their emotions when it comes to the sale of their home. This won’t necessarily increase the value, but will speed up the sale.

“Whatever comments are [made] about your home, they’re never intended as a personal affront. Remember, everyone has different tastes, but clean and wellmaintained never goes out of style.”

15 Easy Ways to Prep Your House for a Sale

Use this handy checklist to help find a buyer when your house is going on the market.

Sabrina Soto, home-staging expert and host of HGTV's Get It Sold, shares her tips on what to do before putting a house on the market. Print out this handy checklist.

• Use "home wash" (a hose attachment that is available at any home improvement store) to clean the outside of the house.

• Clean rain gutters as well as outside windows and screens.

• Make sure the front door is inviting. Paint it if needed. Also, replace any outdated exterior lighting fixtures.

• Buy new house numbers if the old ones are dated or faded. Be sure buyers can see the new ones from the curb.

• Buy a new welcome mat.

• Eliminate half of your belongings - clutter can cost you a sale. Rent a storage unit or portable pod for extraneous pieces of furniture or knickknacks. Another idea is to ask a friend if you can borrow some space in his or her garage.

• Organize all closets and drawers. Buyers might look there.

• Make any necessary repairs so that buyers don't have to add that to their mental list of post-purchase expenses.

• Rearrange furniture to make rooms appear as large as possible.

• Make every surface shine, from ceiling fans to baseboards. Don't forget interior windows, mirrors and floors.

• Scrub every inch of the kitchen and bathrooms.

• Depersonalize each room, removing photo frames and posters or artwork.

• Buy new linens and pillows if necessary. Be certain they are a neutral color.

• Buy air neutralizer and spray it often.

• Let go emotionally of your home, and get ready for an offer!

10 Ways to Prep Your Home for Sale

Make your home stand out with a few easy improvements.

With the high inventory of homes on the market today, homebuyers can afford to be choosy. Buyers are looking for the best, so a home for sale can easily slip through the cracks if it's not in pristine condition. Use these 10 tips to whip your home into shape and wow potential buyers.

Improve your landscaping. Curb appeal is crucial to a good first impression, so make sure your home's lawn is immaculate. Mow the lawn, prune the bushes, weed the garden and plant flowers.

Clean the outside. A sloppy exterior will make buyers think you've slacked off on interior maintenance as well. Be sure to clean the gutters and pressure wash your home's siding.

Make repairs. In a buyer's market, you want your home to be in the best condition possible. Take care of major defects like broken windows or a leaky roof that could discourage buyers.

Make the front door inviting. A fresh coat of paint, especially in a color that contrasts with the home, will make the front door stand out. Replace faded house numbers so buyers can see them from the curb.

Buy a new welcome mat. Let buyers know they're invited into your home.

Remove clutter and depersonalize. Buyers want to envision their belongings in your home. Clean up by renting a storage unit for knickknacks, photos, extra furniture and other personal items.

Organize closets and drawers. Messy closets give the appearance that your home doesn't have enough storage space.

Make every surface shine. From ceiling fans to floors and everything in between, clean your home until it sparkles.

Take color down a notch. You might like your lime-green bedroom, but it may sour buyers. Paint your walls a neutral color that will appeal to a wide range of buyers.

Eliminate bad odors. Hide the litter box and spray air neutralizer throughout your home. When showing the home, fill it with inviting smells by putting out fresh flowers and baking a batch of cookies.

What Upgrades Increase Home Value? 19 High-ROI Improvements Buyers Love

Harvard’s Joint Center for Housing Studies estimates that Americans’ total spend on home remodeling projects will approach $340 billion in 2018, a 7.5% increase over 2017.

Does that mean homeowners have found the key to economic prosperity expensive renovations that pay dividends at resale?

Unfortunately not…In fact, the average amount recouped for home remodeling projects is on the decline. According to a survey of real estate professionals by Remodeling magazine, this year’s average return on 21 popular remodeling projects came in at 56%, down from 64% in 2017 and 62% in 2016.

Source: (Remodeling Magazine 2018 Cost vs. Value Report)

Nevertheless, when home prices are sky high, mortgage rates keep rising, and the economy’s putting disposable income in your pocket, many homeowners would rather pull out their checkbook to gut the kitchen than buy another home.

The key then is knowing what upgrades increase home value when the time to sell inevitably comes, as your ROI “really depends on the type of house you’re selling and whom you’re selling to,” said Alexandra Isham, program manager, design, with the National Association of Home Builders (NAHB) in Washington, D.C.

Using research from the National Association of Realtors, the NAHB, and out-in-the-field resources like top Atlanta real estate agent Leighann Russell, we put together this list of 19 home remodeling project recommendations so you can make better decisions about where to invest your money.

Upgrades that add physical square footage or make the home feel more spacious

Home buyers appreciate ample space. Regardless of income bracket, people who bought a home within the past three years or planned to buy a home in the next three years wanted more square footage, according to NAHB’s 2017 Home Buyer Preferences study.

1. Finish your basement

High-income buyers (those earning $150,000 and more) in the Northeast, Middle Atlantic states, and Pacific Northwest in particular like basements, the NAHB’s study shows.

“You’re adding more heated square footage,” explains Russell, which bumps up your house into another price bracket.

Even among homes ranging from $250,000 to $400,000 in Georgia, an unfinished basement can add about $15,000 to $20,000, Russell said. If finished, a basement can add even more up to $40,000 or $50,000 to the asking price.

Finishing a basement costs between $6,500 to $18,500 (depending on square footage) and involves installing drywall, flooring, and paint. But this upgrade can carry a return on investment as high as 69%.

2. Open up the floor plan

Knocking out the right wall creates that spacious layout on buyers’ wish lists. NAHB’s survey shows that buyers favor designs that are either completely open or partially open around the living room, dining room, and kitchen.

An open arrangement allows for more natural light, which is always inviting, said Isham. “It feels like you have more space to play with.”

That said, a home still needs structural support and definition between spaces, so consult with a contractor or interior designer before picking up a sledgehammer. “If there’s no definition, it’s kind of paralyzing for a buyer: ‘How do I picture what I have in this space?’” Isham adds.

Upgrades that enhance your home’s curb appeal and exterior

Curb appeal is all about making a splash with buyers before they even enter your home.

For starters, attractive landscaping implies that the home is well-maintained. In fact, in a 2018 survey, 17% of Realtors said that a landscape maintenance project recently resulted in a sale. To mow the lawn, prune shrubs, apply mulch, and plant about 60 perennials or annuals over about 2,800 square feet costs about $3,000 but has a 100 percent return on investment, the National Association of Realtors said.

Other ways to make the outside stand out include:

3. Add stone veneer to the front of your house

In a midrange home, replacing a 300-square-foot band of existing vinyl siding from the bottom third of the street-facing facade with adhered manufactured stone veneer costs an average of $8,221 but recovers about 97% of that at resale, according to Remodeling magazine’s 2018 Cost vs. Value Report.

Try the slim lines and dynamic colors of Chisel Gray Stackstone, $6 to $8 per square foot, by Glen-Gery, or rounded texture of Nottingham Tumbled Ledge, $3.50 to $5.50 per square foot, by Coronado Stone Products.

4. Get a door of steel

Replacing an existing entry door with a steel one, which returns about 91% at resale, statistics show. Buyers will appreciate the energy efficiency, low maintenance, and coldblocking powers of metal.

Try Masonite Universal Reversible Primed Steel Slab Entry Door with Insulating Core for about $75 to $110, or JELD-WEN Laurel Left-Hand Inswing Primed Steel Entry Door with Insulating Core for about $430.

5. Replace your garage door

A new garage door practically pays for itself if you reuse the existing motorized opener, recouping about 98% of your costs at resale, statistics show.

Try the Carriage House Door Co. model 305i in insulated steel with x-shaped braces and composite overlay trim for about $2,000, or the Cambridge sectional insulated steel door with composite overlay trim for about $1,400.

6. Touch up your exterior paint

If you’re on a budget, you don’t have to repaint your whole house to make it look new again.

Touch up any flaking or chips, or pressure wash the exterior to remove dirt and mold. You also can just paint the front door and trim.

A front door in a bold color like buttery yellow, powder blue, or forest green makes the entrance pop against a neutral exterior, says ProTect Painters, a painting franchise since 1995.

Upgrades that add style for less in key rooms

Buyers will look at your kitchens and baths and either be relieved that they don’t have to gut them or start counting up the dollar signs.

But the key with bath and kitchen remodels is to keep costs down and avoid total overhauls that don’t have great ROI. Think functional and updated, rather than breathtaking and luxury.

7. Swap out your fixtures in the kitchen and bathrooms

New drawer knobs, pulls, and faucets in a matching style give a room a cohesive, modern look, and this small, inexpensive upgrade alone can have a big impact on buyers.

Trends vary nationwide, so ask your real estate agent what buyers look for in your area.

Try brushed nickel and matte-type stainless-steel fixtures for a contemporary style, or oilrubbed bronze if your home has a more classic look.

8. Do a minor remodel rather than an upscale one

You can do a minor kitchen remodel of a 200-square-foot kitchen for about $21,000, and recover about 81% of your spend at resale. Compare that to a major, upscale kitchen remodel, which will only get you 54% ROI.

The key money saver in a minor remodel is that you replace cabinet fronts with an updated style, such as the trendy and functional shaker cabinet fronts, and leave the cabinet boxes in place.

Likewise, a midrange remodel of a 5×7-foot bathroom of about $19,000 recoups about 70% of its cost at resale, compared to an upscale bathroom overhaul (56%).

Skip the heated floors, heated towel racks, body-spray fixtures and frameless glass enclosures.

Ceramic tile floors and new, standard fixtures will do the trick!

9. Install hardwood floors (better yet, refinish your existing ones)

The National Association of Realtors says refinishing hardwood floors recovers 100 percent of the cost at resale; new wood flooring recoups 91 percent of costs.

Source: (nar.realtor)

That said, the ROI on updated flooring depends on its current condition and your house’s price range.

“Generally, if I get to a higher-end home and the carpets are decent, I don’t advise them to replace (the carpets) because I know that someone’s going to come in and replace it with

hardwood,” Russell said. Some buyers and sellers will negotiate a flooring allowance if the seller doesn’t want to take on that cost.

However, if you have pets or your carpet has seen better days, a few thousand dollars to replace it is money well spent, Russell said.

10. Paint in a neutral palette

Light, neutral wall colors make for a good palette for resale because buyers can easily imagine their belongings in the space, Isham said.

Russell agreed. “It’s just a subtle neutral that can kind of flow with everything without (the seller) having to change the entire house,” she added.

Pottery Barn and Sherwin Williams, an interior design inspiration power duo if there ever was one, offer more insights on playing with light neutrals in their video “Our 10 Best Interior Colors.”

Some shades they recommend are Agreeable Gray (SW 7029), Accessible Beige (SW 7036), and Urban Putty (SW 7532).

Interior designers Leanne McKeachie and Lana Lounsbury note that light colors add freshness and style. They suggest Benjamin Moore’s Wickham Gray (HC-171), which has a hint of blue; Benjamin Moore’s Gray Owl (OC-52), which has slight blue and brown undertones; or Benjamin Moore’s Cake Batter (CSP-215), a beige that gives the interior “a feeling of sunshine.”

If you already have neutral wall colors, painting the trim, molding, and windows with a washable and durable satin or gloss finish is a low-cost renovation that produces a dramatic change, notes ProTect Painters.

One combination that designers in the Colorado area like for an upscale look is white walls with black trim, Isham said.

Upgrades that reduce maintenance hassles

If your house is 10-15 years old, any big-ticket items that buyers might have to repair or replace in the next few years could be off-putting. Making those repairs now helps you get your best asking price:

11. Redo the roof

Replacing a roof recovers 105% of its cost at resale, according to NAR. “A house sitting there at $250,000 with a brand-new roof is going to bring more value than the house sitting next door that’s the same floor plan with a 15-year-old roof,” Russell added.

12. Pump up the HVAC

Buyers often ask when the HVAC was installed or replaced, as well as if the home has a tankless hot water heater, Russell said.

No wonder the National Association of Realtors notes that an HVAC replacement recoups about 71% of its cost upon resale.

13. Siding that’s on your side

Is your home’s siding in good shape? Regardless, some buyers will ask about siding brands that have been in the news because of problems such as durability or mold.

So know what brand you have and when it was installed, Russell said. If you need to replace it, new fiber-cement or vinyl siding recoups about 79%-83% of its costs upon resale.

Upgrades that make your home more efficient

The majority of buyers think of green features to save on their utility bills. The NAHB notes the average price buyers would pay upfront to save $1,000 per year in utility costs rose from $7,095 in 2012 to $10,732 in 2015. These upgrades can help:

14. Replace your old toilets with low-flow fixtures

Toilet technology has improved since 1994, when federal law restricted toilet tanks to 1.6 gallons per flush (GPF).

Low-flow toilets now move less water more forcefully into the bowl with each flush. Try the Glacier Bay 1.28 GPF High Efficiency Single Flush round toilet for about $89 or Kohler’s Cimarron Comfort Height 1.28 GPF Single Flush elongated toilet for about $199.

15. Put in energy-efficient appliances

Appliances with the Energy Star symbol, the federal certification that they reduce energy use without sacrificing performance, ranked either as desirable or essential home features among nearly 90% of moderate-income home buyers in the NAHB study.

Try clothes washers such as LG’s WM3180C*, dryers such as LG’s DLHX4072*, dishwashers such as Miele’s G4976 Vi, and refrigerators such as LG’s LSXC22336*

16. Get energy-efficient windows

Home buyers of every economic background, from those with incomes under $75,000 to those with incomes over $150,000, ranked Energy Star-rated windows among their mostwanted features, whether with triple-pane insulating glass or with low-e insulating glass, the NAHB survey says.

What’s more, replacing double-hung windows with insulated vinyl windows recovers about 74% of the costs, notes Remodeling magazine.

However, the government’s minimum energy-efficiency standards for new windows varies nationwide based on your climate zone.

Top home improvement media brand This Old House has an online guide to these standards. The guide is broken out by region and deciphers the labels on these windows so you can shop for those that meet at least your area’s minimums for stopping heat flow, blocking the sun’s heat, and allowing a certain amount of light to enter.

Upgrades that cater to your area’s trends and demographics

Certain features appeal to different demographics, depending on your neighborhood as well as your price point.

The millennial generation, for instance, is forecast to spend $1.6 trillion on home purchases by 2018, according to the nonprofit consumer research entity the Demand Institute. Some of their top wants involve smart home technology, such as high-end Wi-Fi access and keyless entry.

Buyers on the older end of the spectrum, on the other hand, are thinking about convenience, accessibility, and aging in place.

Depending on the types of buyers dominating your market, consider the following upgrades:

17. Make your laundry room more accessible

A lot of home buyers prefer not using the stairs to do laundry. The NAHB survey shows 68% of moderate-income buyers and 69% of high-income buyers prefer having the clothes washer and dryer on the main floor instead of in the basement or the garage.

Some homes above $200,000 have a larger laundry room with a drop zone for children’s backpacks and shoes, or connect the laundry room to the master bedroom instead of the kitchen, Russell said.

“You’re able to access your laundry room from your master bedroom, but you also can access it from your hallway,” she said, “which is a huge trend we’re seeing right now. … especially with people buying ranches because they’re downsizing.”

18. Turn your shower into a walk-in

Although 77% of home buyers with moderate income (under $75,000) in the NAHB survey ranked having both a shower stall and tub in the master bathroom as essential and desirable, Russell said that in her area, some older buyers as well as younger ones are fine with just a shower in the master bath.

(To qualify as a “full bath” to an appraiser, a bathroom must have a full-size tub, but it doesn’t have to be the master bathroom. A tub in a secondary bathroom is fine, especially for bathing children.)

“A lot of builders in our area are not even putting a tub in the master bathroom … and if they do a tub, it’s a freestanding tub. Nobody wants a whirlpool tub anymore. They’re dirty; they’re gross,” Russell said.

A prefab walk-in shower kit costs between $800 and $2,500, based on quality and size; professional installation is extra. Consider DreamLine’s Prime Semi-Frameless Sliding Shower Enclosure or Ella’s Classic Low Threshold Shower Stall with grab bars and molded seat.

19. Install a smart thermostat

Just like energy-efficient appliances, programmable thermostats and other energymanagement systems have widespread appeal, ranking among the three most-wanted home technologies in the NAHB survey.

A smart thermostat can adjust your house’s energy consumption depending on the latest gas or electricity prices, or even allow you to phone in instructions such as turning on the furnace before you get home. Prices range from $150 to $400 or more, plus installation from a trained electrician or HVAC contractor. Try Carrier’s Multi-Stage Programmable wireless thermostat.

Be strategic as you look around your home, deciding what you want to revamp so buyers see your place as someplace they want to live.

“Some buyers just don’t have the vision to see what it could be,” Russell said, but even little things can help buyers say, “You know what? We don’t have to do anything to this house. It’s perfect. Let’s go in at a strong price.”

BUYING & SELLING A HOME

Prepping Your Home for a Sale

Give your home a face-lift and stage it to get a quicker sale and a higher price.

By PATRICIA MERTZ ESSWEIN , Contributing Writer

Buyers are on a blind date with your home, and they want love at first sight. So make it pretty. Steve Vieux got rid of heaps of stuff including things belonging to his brother, who had once been a roommate and spent $2,500 to have his house cleaned, the interior repainted, the exterior power-washed, and his tiny yard spruced up.

If time and money allow, replace lighting and plumbing fixtures, cabinetry hardware, and maybe those harvest-gold appliances. The new stuff needn't be top-of-the-line, just clean and current. Agent Janis Morgan advises her clients in San Antonio to add granite countertops to make their kitchens "pop".

Agent Bob Bower of California's Silicon Valley urges sellers to pay for home and termite inspections (about $650 to $750 for both) and fix as much of the little stuff as they can before putting a house on the market. Then he presents the reports and a "work completed" worksheet to buyers, a strategy that he says inspires higher offers.

With the basics taken care of, it's time for staging window dressing your home to increase its appeal. Staged homes sell more quickly and at the top of their price range compared with similar homes that aren't staged. Stagers declutter if you haven't, rearrange furniture to improve traffic flow and create a sense of spaciousness, and make your decor less reflective of your personal tastes. If your home is vacant, they br ing in furniture so buyers can imagine themselves living there. Home sellers spend an average of $1,800 to stage a home, but the cost can be $5,000 or more.

One bit of good news for sellers: Agents say contractors, including stagers, are anxious for the work. Bower suggests asking for two or three bids and playing them one against the other.

When you're ready to show, "pretend you're giving a party," says Morgan. Hide the cat box, don't leave the bed unmade or laundry on the floor, and open the curtains and leave all the lights on.

17 Ways to Increase Your Home's Curb Appeal

The word on the street? Homes with appealing front views can sell faster, lift moods and convey a warm welcome

Laura Gaskill Houzz Contributor

Even if you are not planning to sell your home anytime soon, a fresh and welcoming exterior is a wonderful thing to come home to each day. From front doors, house numbers and porch furnishings to color schemes, landscaping and basic repairs, this smorgasbord of ideas will hopefully inspire a few changes around your own home.

Williamson Architect

1. Add big, bold house numbers. It’s so easy to swap out house numbers, and this one thing can make a huge impact. Echo your house style in the numbers you choose a clean sans serif font for a modern house, hand-painted tiles for a cottage, aged copper for a Prairie-style home etc.

2. Paint the front door. A front door that pops can be hugely cheering. Read up on all of the options in Houzz’s series on choosing a front-door color.

Ana

Highland Homes, Inc.

3. Add fresh porch furniture. A pair of matching rockers, Adirondack chairs or a cozy glider is a must when you have a front porch that is visible from the street.

4. Swap out porch lighting. Try replacing tiny sconces with a big, statementmaking pendant light, add recessed lighting beneath the eaves or install solar lights along the front walk.

5. Add a hot-red accent. Red has such vibrancy; a little goes a very long way. Try a bright red bench, planter or mailbox to add zing that can be seen from across the street.

Nick Deaver Architect

6. Do some hardscaping. Built-in concrete planters, a low stone wall or new paths are all great ways to add structure to your front yard that will last for many years to come.

Avila ConE

7. Spruce up the side yard. Camouflage an eyesore with attractive fencing, clear out weeds and lay out a neat path to the backyard.

Portal Design Inc

Carlos

EASA Architecture

8. Add depth with a fence. A low fence around a property not only adds a welcome boundary between a hectic street and a private space, but it also makes the front yard seem larger.

9. Replace a lawn with flowers. Dig up part or all of your front lawn and plant perennials instead for a lush landscape that sets your house apart.

10. Repair the driveway and paths. Cement, stone and pavement all can split and crack over time. Repairing or replacing damaged areas can do wonders to freshen up your home's street view.

11. Paint the garage door. The garage takes up a lot of visual space, so it pays to make sure it looks its best.

12. Refinish the porch floor. If your porch floor has seen better days, renew it by stripping off old layers of paint and finish, and brushing on stain or paint.

CK Architects

Michael J. Lee Photography

13. Add a shiny new door knocker. Gorgeous hardware (plus a glossy paint job) can make even the plainest door look very classy.

Kropat Interior Design

14. Try a unique front door. A really eye-catching front door can be just the thing to give a plain exterior a big dose of personality. Whether it's supersleek and modern steel or a beautifully detailed Craftsman-style door, it can set the tone for the entire house.

15. Match plantings to your house style. Let the plants and pots you choose reflect

Lasley Brahaney Architecture + Construction

the style of your house for a cohesive look. Accent a modern home with succulents and spiky-leafed plants in simple round pots, or surround your cottage with lush beds of flowers.

16. Echo the architecture with paths. Another way to accent the style of your home is by repeating the lines of the architecture in the paths and landscaping surrounding it. Wide, angular paths echo the geometry of the modern home here.

17. Create curb appeal even in the city. When you live in the city, it can be hard to personalize your home's exterior. Work with what you have by adding neat window planters, glossy black shutters, good lighting and clearly visible house numbers.

Abramson Architects

Rasmussen / Su Architects

Top 5 ways to boost the value of your home

Learn how to make 10 percent more money when selling your home0:00/ 4:

This is a great time to be selling a house—or buying one. With housing prices at recent highs (in some neighborhoods they’re exceeding pre-2008 valuations), it’s no wonder about 5.3 million homes are expected to change hands in 2015, up about 30 percent from the bottom of the crash, according to the National Association of Realtors.

Buyers as well as sellers can benefit. That’s because purchasing a home is comparatively cheap right now, thanks to still-low interest rates (they recently dipped below 4 percent for a 30-year fixed mortgage). “A home buyer with the U.S. median income who buys the medianpriced home will pay 15.3 percent of their income on their mortgage now,” says Skylar Olsen, a senior economist at Zillow, the online real estate marketplace. “The historical number is 22.1 percent.” And although home prices will continue to climb in 2015, they’re expected to do so at a slower rate than in 2014.

So how do you make the most money, no matter which end of the transaction you’re on? For answers, the Consumer Reports National Research Center turned to the people most in the know for answers—the real estate professionals who broker almost 90 percent of residential sales.

A panel of 303 pros from around the country (covering markets big and small, hot and cold, city and suburban) completed our recent online survey, filled with essential questions: What

are the costliest mistakes sellers make? When is the best time to put a home on the market? How negotiable are broker’s fees, really?

The answers may surprise you. If you’re a seller, advice from the pros on smart presale fixups, coupled with our expert product ratings and tips, can help you get the best sales price for your home an additional 12 percent, on average. With median single-family home prices hovering at about $205,000, that’s a potential gain of $24,600. In pricier markets, the profits will go many times higher.

And both buyers and sellers can come out ahead with our guide to savvy financial and negotiating moves. Avoid the most typical mistakes and you could gain 11 to 20 percent, and even more in some markets, of the home sale’s price.

April through June is prime home-selling season. So let’s get started!

Nothing drives away would-be buyers faster than clutter, grime, and the weird smells that accompany a messy home. Bruce Irving, a renovation consultant and real estate agent based in Cambridge, Mass., tells clients to imagine their boss is coming to dinner with his or her spouse. “Your home should be at least that nice on the day of any open house,” he says. Vital to the process is de-cluttering and depersonalizing the space as much as possible. Buyers will have a hard time imagining themselves in your home if it’s filled with family photos and other personal effects.

For severely cluttered residences, or if you’re downsizing and need help winnowing your possessions, consider hiring a professional organizer. Check the location-based member directory on the website of the National Association of Professional Organizers. “We’re not counselors, but we have skills to help people think through why they’re having trouble letting go of certain items,” says Jennifer Lava, president of the Austin, Texas, chapter. In addition to making your current home more sellable, a pro can help you get off to an organized start in your new residence.

Depending on the level of clutter, an organizer may need one to three months to get your home ready for sale, at a cost of $600 to $2,500 money well spent if it helps your property move more quickly. The service might even be worth it if you plan to stay put for the time being because living in a cluttered home takes a psychological toll.

Before hosting the open house, remember to open the curtains and blinds because natural light is just as important as order to making a home feel bigger. And give the entire interior a thorough cleaning, including vacuuming, dusting, and wiping down every surface. Your boss might not be coming over, but someone in the position to write you a very big check hopefully is.

*Potential increase in asking price, assuming home value of $205,000.

Spruce up the kitchen

It’s a real estate adage that the kitchen, more than any other room, sells the home. In fact, 53 percent of real estate professionals told us that the kitchen is among the most important rooms of the home to have in good shape before selling. But that doesn’t mean you should drop tens of thousands of dollars on a new one before putting your house on the block. “Given all the volatility in the real estate market, you can’t spend megabucks on any project, even a kitchen, and expect to get that money back,” says Bill Wilson, a real estate professional in upstate New York. His first advice to clients is to make all of those minor repairs that can lead to serious second thoughts for buyers the leaky faucet, the loose light fixture, the burn mark on the countertop.

Once you’ve made the kitchen fully functional, think about a gentle spruce-up. For a few hundred dollars, you can probably paint the walls, update the cabinet hardware, and add new curtains, which will give the space a clean, fresh look.

If the kitchen is badly outdated, increasing your budget to $5,000 might make sense, especially if you could be in the home for a few more years. A couple thousand dollars will get you a top-performing refrigerator, range, and dishwasher, all with popular stainless-steel finish. New countertops and floors will cost about the same, especially if you go for DIYfriendly laminate and vinyl, both of which proved very hard-wearing in our countertop reviews and flooring tests. That will leave about $1,000 for odds and ends, such as light fixtures and a new faucet, as well as any necessary labor costs.

Freshen up the bath

Cost range: $300 to $1,000

Potential return: 2 to 3%

Buyers want to see that a home is clean and well-maintained, especially in the bathrooms. “Simple improvements like caulking the tub or re-grouting the tile floor will go a long way in the mind of a buyer,” says Bree Al-Rashid, an agent with Redfin, a real estate brokerage. And consider this: 42 percent of real estate professionals we survyed said the bathroom is one of the most important rooms of the home to have in good shape. Installing new bathroom fixtures will make the space look brighter and more appealing. “I tell my clients to replace anything with a handle, especially if the home has hard water, since it causes so much metal corrosion,” says Ginny Ivanoff, a real estate consultant in Carlisle, Pa. Updating the mirror and lighting will improve the sensory experience.

If you’re not looking to sell right away, there are several larger upgrades that shouldn’t cost a fortune, given the small dimensions of many bathrooms. For example, you might be able to add a new floor and vanity countertop for less than $1,000, especially if you use inexpensive vinyl and laminate.

Adding new toilets is also a smart upgrade because it can improve the look of a home while also making it more water-efficient. We recently tested toilets to see how well they handle solid waste (using sponges and plastic balls) without leaving unsightly stains inside the bowl or creating a deafening whoosh.

Cost range: $100 (DIY) to $1,000 (pro)

Potential return: 1 to 3%

A fresh coat of paint is the quickest way to transform a room. But it probably doesn’t make sense to have your entire house repainted prior to putting it on the market. “I’ve seen people spend three, four, even five thousand dollars on a massive paint job, when all they needed to do was hit the walls with a Magic Eraser and maybe redo one or two rooms,” says Redfin’s Bree Al-Rashid. (Sixteen percent of real estate professionals said interior painting is an important element in fostering the sale of a home.)

Kitchens and bathrooms are two candidates for a complete paint job given the high traffic they see. You should also paint any brightly colored rooms. “Most people do not have the vision of what a room could look like, and instead they walk away and later say, ‘Oh, that’s the house with the purple bedrooms,’” says Kim Parten, a real estate pro from Horseshoe Bay, Texas. “I’ve had homes not sell, or sell for less, because of purple bedrooms.”

Whites and off-whites tend to attract the most buyers; the neutral palette allows them to focus on a home’s attributes. “Grays and beiges are both very reliable,” says Al-Rashid. “They’re not too warm, not too cold, and they work with most types of furniture, so buyers will be able to see themselves in the space.”

As for the paint itself, if you’re getting your home ready to sell, choose a paint that does a good job of hiding old paint and leaves a fairly smooth surface; several in our interior paint Ratings meet those requirements for less than $30 per gallon. Invest in a top-quality product if you’re planning to be in the home for a while. Our tough tests, which include scrubbing the finishes with harsh abrasives, found eight winners. Because a brand’s flat, eggshell, and semigloss formulations perform similarly overall, we’ve combined the scores into one to simplify the process. You can paint the walls yourself or pay a pro about $300 per room, paint included, with added rooms costing $200, says Debbie Zimmer, a spokeswoman for the Paint Quality Institute

You wouldn’t go to a job interview without brushing your hair and putting on a crisp, clean outfit. Nor should you try to sell your home without sprucing up its exterior. Start with basic maintenance: mowing the lawn, trimming overgrown shrubs, applying a fresh layer of mulch to garden beds.

As with your home’s interior, it’s also important to make minor repairs, such as replacing cracked siding boards or repointing brick walls. “Any house could probably also stand a good power washing,” adds Ginny Ivanoff. Follow with any necessary paint touch-ups, especially to the front of the building, which will get the most scrutiny. It might be worth completely repainting the entry door, provided that won’t make the rest of the facade seem tired and outdated. A top-performing semigloss exterior paint, such as Lowe’s exclusive Valspar DuraMax Semi-Gloss, $40 per gallon, provides maximum protection plus a bit of visual contrast and shine.

The roof is another area to pay close attention to because prospective buyers are sure to do the same. Indeed, 31 percent of real estate professionals said the roof is one of the more important parts of the home to have in good shape.

“They always, always ask how old the roof is,” says Bruce Irving. “To be able to say the roof is new signals to the buyer that this house has been cared for, plus the project is usually a lot cheaper than people realize.” That’s particularly true if you choose standard three-tab asphalt shingles, which often cost about $75 per 100 square feet; including installation, a typical reroof might cost as little as $6,000. If you’re not in a rush to sell, consider upgrading to laminated shingles, also known as architectural shingles. They can cost two to three times as much as the three-tabs but in our tests proved much stronger. Whichever type of shingle you choose, look for a product with a warranty that can be transferred to the next owner.

10 Budget friendly ways to improve your home's value

By Trulia |

Selling your home in today's market can seem like a challenge, especially if your home could use some tender loving care. But what if you just don't have it in your budget to invest thousands of dollars into a remodel? For many cash strapped homeowners this is the dilemma that keeps them awake at night.

Rest easy, there are many small projects that you can do around the house that will increase your home's value without breaking the bank. Let's take a look at 10 budgetfriendly ways to increase your home's value:

1. Landscaping

By spending just a few hundred dollars on grass seed or replacement sod, new flowers, bushes, or trees, any homeowner with a shovel and some elbow grease can dramatically improve their home's curb appeal over a long weekend.

2. Wash instead of paint

If you can't afford to paint the home, how about giving it a good wash? With a ladder and an extension brush any homeowner can give their home's exterior a thorough scrub down. Don't forget to wash the screens, windows, and gutters while you're at it. And when you're done outside, move inside.

3. Paint the trim and front door

Another way to revitalize your home's exterior is to paint just the trim and front door - two items buyers' eyes are naturally drawn to when driving by your home. Just be sure that the paint is a good match to the base color and to you avoid embarrassing drips.

4. Clean the floors

If you can't afford new flooring, consider steam cleaning carpets, washing or waxing laminate, hardwood or linoleum floors, and cleaning the grout on tile floors. Have a hole or permanent stain in the carpet? Consider replacing the flooring in just that room by talking to your local flooring vendor and ask about large remnants (left over materials from larger jobs that may fit smaller rooms).

5. Re-caulk plumbing fixtures

Over time caulk, the silicon that protects surfaces from water seepage around plumbing fixtures, can discolor, tear, or degrade. Stripping this material out and replacing it with a fresh bead of silicon is an inexpensive way to improve both bathrooms and kitchens. Caulk now comes in different grades and colors, so be sure to shop for a product that is appropriate for the job and matches your décor.

6. Pressure wash sidewalks and driveways

Over the years dirt, dust, and grime work their way into the driveways and sidewalks of every home. The good news is that a few hours with a pressure washer can turn back the clock on these surfaces. A word of warning: while it might be tempting to use the same device to wash your home, don't. The high pressure stream can easily peel the paint off your home ( which is not a good selling point).

7. De-clutter the home

A home packed full of furniture, clothing, collections, exercise equipment, and memorabilia can cause a home to look much smaller than its actual size. Have a garage sale, rent a storage unit, or start making trips to the landfill and be sure to whittle down your home's contents to a manageable size.

8. Fix the small things

Every homeowner keeps a list of the small projects that they never seem to have time to complete. Now is the time to jump on those projects. Need a gentle reminder? Replacing light bulbs throughout the home, fixing holes in doors or walls, greasing squeaky cabinets or doors, cleaning the gutters, fixing leaking plumbing fixtures, and changing the air filters would be a good start.

9. Update lighting fixtures

You can spend a fortune on lighting fixtures but you don't have to. Consider selectively changing lighting fixtures that date the home. Exterior garage lights, bathroom lights, or bedroom lights are all great choices.

10. Deep clean the home

A deep cleaning isn't just straightening up or rearranging the dust bunnies. It's a no holds barred war on dirt. Starting from the highest point in the home clean every single surface. Yes, you will have to move furniture, clean out closets, and lift up the couch, but the results will be well worth the effort.

Improving your home's value doesn't always have to mean taking out a second mortgage. Sometimes small projects can improve the value of your home in big ways. So roll up your sleeves, put on your gloves, and have fun!

Real Estate

Selling your home? These 7 renovations offer the best bang for your buck

Renovating your home can increase resale value, but some upgrades make more sense than others.

Motley Fool Staff

If you're like most Americans, your home is probably your biggest investment. You want that investment to perform as well as possible, so if you think you may sell your home sometime soon, it makes sense to do as much as you can to boost its value.

Depending on your situation, this can mean doing some home renovations so your house becomes more attractive to potential buyers.

But, while upgrades can boost your home price and help your home sell faster, not all renovations have an equal impact on what your home is worth. To ensure you're making renovations that will actually pay off, read on to find out some upgrades that give you the most bang for your buck.

1. Improving energy efficiency

While most homeowners think upgrades that improve the look of their home will pay off, improving your home's efficiency may actually make a bigger difference. In fact, a Remodeling.com survey found homeowners can recoup 116% of the costs of attic insulation. And attic insulation is just one of many upgrades that improve efficiency.

“While renovating the kitchen and updating the bathrooms are both great improvements that can increase property value, making energy efficient upgrades will

give you more bang for your buck,” according to Sacha Ferrandi, founder of Source Capital Funding, Inc. a real estate finance company. “As the number of energy efficient homes continues to rise, first time buyers and renters are beginning to favor these upgraded homes over traditional homes due to the potential long-term savings.”

Ferrandi recommends upgrading HVAC, water heaters, and windows these changes cost less than solar panels and are more likely to provide a positive return on investment when the time comes to sell. When you sell, you can recoup around 73% of the costs of upgrading 10 old windows with new ones, and your energy bills will be lower in the time before your move.

If you make energy efficient upgrades, make sure your realtor markets your home appropriately. You can even consider providing copies of your utility bills to potential buyers so they can see how low ongoing costs will be.

2. Sprucing up your exterior

You only get one chance to make a first impression when a buyer pulls up to your home. That's why Holden Lewis, home analyst at NerdWallet believes the best bang for your buck comes from projects that enhance curb appeal.

“Real estate agents say that the first impression counts the most,” Lewis said. “And the first impression comes from what the buyer sees when the car pulls up to the curb.”

Making changes to your home's exterior doesn't have to cost a fortune. “Curb appeal can be improved by some basic efforts such as power washing the home’s exterior,” advised Rhoda Wheeler a realtor with Hoffman Real Estate Group in the DC Metro area. Alternatively, Allen Johnson, realtor and leader of the AJ Team at Keller Williams Realty, recommends painting the home's front door. “It cost less than $200 and it's the first impression as the buyer's enter the home.”

Improvements to landscaping were also recommended by Wheeler, Johnson, and Lewis. “Think about refreshing mulch, trimming shrubs, and planting seasonal colorful plants. These small investments create value when selling a home,” according to Johnson. In fact, while the statistics vary, most evidence shows you'll get more than a 100% return on investment for money spent on landscaping.

Making more major upgrades to your home's exterior can also pay off. Studies have shown you can recoup around 93% of the costs of adding stone veneer, around 91% of the costs of a new garage door, and around 91% of the costs of a new entry door.

3. Budget-friendly kitchen remodels

Roh Habibi, realtor and star of Million Dollar Listing, San Francisco, lists landscaping as the number one remodel that pays off but the kitchen is second on his list. Habibi describes the kitchen as the “heart of the home,” and recommends focusing on colors and textures when making upgrades. “You don't need to break the bank for the appliances,” he said.

Most experts agree a kitchen is key to improving a home's value and Kevin Deselms, a realtor with RE/MAX Alliance in Golden, CO, advised that if a seller has only enough money to renovate one room, the kitchen is the room to pick. “Kitchens are the focal point of almost every home showing and an impressive kitchen will almost always make the difference between an average offer and the maximum,” Deselms said.

Investing in the kitchen makes a lot of sense, as studies have shown as many as 80% of homebuyers list the kitchen as their favorite room. When your kitchen is updated, buyers may also be more forgiving of other outdated areas. “I've found that my clients are more likely to tolerate an outdated bathroom than an outdated kitchen,” Maria Tabakova, an agent with Triplemint said.

You don't have to spend a fortune to make a big improvement in your kitchen, either. In fact, while a major kitchen remodel returns only around 80% on your investment, a minor remodel has an 87% return. A minor face-lift for your kitchen could include painting cabinets or getting new cabinet doors, installing new appliances, upgrading countertops, or switching out cabinet hardware. “There's just something about new doors and handles and stainless steel appliances that make people excited,” advised Mike Higgins of Keller Williams Realty in Green Bay.

4. Bathroom remodel

If your bathrooms are outdated, this is another room where updates could make a big impact. “Next to kitchens, bathrooms are the number two selling point in most homes,” according to Cedric Stewart, a residential sales consultant and team leader of Entourage RG at Keller William s in Washington D.C. “Nail this upgrade and you're halfway to the closing table!”

Studies have shown a minor bathroom remodel can provide a 102% return on investment, and you don't have to spend a fortune to make big upgrades.

“Consider re-grouting tile; remove and replace caulk around the shower, tub, and toilet areas; and maybe it is time to replace the toilet for a more efficient and modern look,” advised Nancy Wallace-Laabs, a licensed real estate broker and founder of KBN Homes, LLC. “Replacing mirrors and fixtures will also go a long way to improve the look and feel of the bathrooms.”

Higgins also advised changing a plastic tub to a tile shower. “The impression it gives a potential buyer when they're viewing homes in a similar price point could be huge,” he said. While converting a standard five-foot tub into a tile shower can cost around $4,000 to $5,000, you may get back as much as 84% of the money when you sell your home.

ALSO READ: The 4 Best Ways to Invest in Your Own Home

5. A new coat of paint

One of the cheapest updates you can make also has one of the best returns on your investment: painting your home's interior.

“It cannot be underestimated the effect that a clean coat of new paint has on a property,” said William Fastow, a real estate agent with Sotheby's International Realty. “Most sellers don’t realize how much abuse walls take

ownership until that fresh coat of paint has been applied. New paint lightens rooms, hides visual defects and instantly makes a space feel fresh and clean.”

Painting an interior can produce a 109% return on investment, but could benefit you even more if your home's colors are unusual. “The colors most people have in their homes are personal, but they should be transitional and appeal to a larger pool of people,” advised Patrick Ryan, a certified residential specialist, senior vice president, and managing broker at Related Realty in Chicago. “Our brokers often suggest Benjamin Moore Gray Owl. It goes with every other color out there it’s clean and just dark enough to contrast with white borders and make them pop.”

6. Fix your flooring

Flooring makes a huge difference in how your house comes across to buyers and upgrading it can make a big impact.

“The least expensive thing you can do to get your home ready to sell is a nice coat of neutral paint and either new carpet or flooring,” advised Gina Lipari, a real estate agent with Berkshire Hathaway HomeServices in Southern California. “It makes such a difference to buyers, and makes the home look as if it has been maintained nicely. New flooring and paint will instantly brighten up the home, and give it an instant update for very little expense.”

Today, many buyers place a premium on hardwood floors and, when done correctly, hardwood floors could add around 2.5% to a home's sale price. Installing hardwood can be costly, with popular woods running around $5 to $10 per square foot plus the costs of installation, but you can recoup as much as much as 70% to 80% of the cost when it's time to sell.

If you're short on funds, focus on replacing floors in public areas including kitchens and living rooms, while opting for less costly carpet in the bedrooms.

7. Increase your square footage

If you're up for a bigger investment, making your home bigger -- or making more areas of your home livable could make a huge difference.

“A home's valuation is strongly driven by the amount of livable squarefootage,” said Evan Roberts, a real estate agent and owner of Dependable Homebuyers in Baltimore, MD. “The best bang for your buck upgrades are always those that add to this square footage, like finishing the basement or converting an enclosed deck into a sun room.”

The data is clear that adding space can pay off. You could recoup as much as 83% of your spending on a two-story addition, 81% of spending on adding a bathroom, 74% on a family room addition, and 73% on adding an attic bedroom.

These additions can be really costly, and you'll tend to benefit the most from adding square footage if you're bringing your home in line with your neighbors rather than making your home the biggest on the block. If you're the only twobedroom in the area, it could be hard to even sell your house without upgrading to a third.

ALSO READ: 5 Home Improvement Projects That Give You the Best Return on Investment in 2018

Upgrade your home the right way

Ultimately, the market where you live is going to have the biggest impact on the upgrades you should make. Working with a local realtor can help you to decide what upgrades it makes sense to invest in so your home meets the expectations of buyers in your market.

You'll also want to make sure upgrades and updates you do in anticipation of selling your home are neutral and designed to appeal to many buyers, as upgrades that buyers don't like won't add any value at all.

In Depth: The Best And Worst Home Improvements For The Buck

Stephane Fitch

Want to boost the sales price of your home? Don't renovate it's almost certain to be a waste of money. Instead, improve your home's value with some ultra-low-cost fixes that are safe bets to help you fetch top dollar.

1. Best Improvement: Clean Up Cost: Negligible

Give your home a top-to-bottom cleaning or, better yet, hire a pro to do a deep clean. Do it even before you hiring a real estate agent. If you don't have a regular cleaner, hire one to keep the place tidy until your house is sold.

2. Good Improvement: Simple Repairs Cost: Negligible

It is well worth the modest cost to fix broken outlets, tiles, light switches, door latches, folding doors and ceiling fans. Buyers view such flaws as signs of deeper problems and may lower their bids accordingly.

3. Good Improvement: Store Your Clutter Cost: $100 a month

A 10-foot-by-10-foot locker at Public Storage or one of its competitors is likely to cost you less than your phone and cable bills. Move out unneeded dishes, linens, personal items and furniture. Try to empty closets. Your house will appear bigger and more valuable.

4. Good Improvement: Paint Exterior & Interior Cost: $100 to $1,000

If the paint on the front of your house is peeling, scrape it and repaint. Indoors, cover up any blemishes and repaint any rooms in loud colors that may be off-putting to others.

5. Good Improvement: Tidy the Yard Cost: $100 to $300

No need to break the bank here. Mow the lawn, weed the flowerbeds and pull any dying bushes. Plant flowers in bare spots.

6. Good Improvement: Replace Hardware Cost: $300

It's a mistake to replace the kitchen cabinets or closet doors. But you can convince buyers to pay a little more by installing new handles, knobs and drawer pulls where needed.

7. Good Improvement: Replace Ugly Appliance Cost: $500 to $1000

A new stainless steel range will not prompt buyers to pay much more for your home. But a seriously bedraggled stove or refrigerator could scare them off. If you've got a junky-looking appliance, swap it out for a budget-minded replacement.

8. Good Improvement: Steel Entry Door Cost: Around $1,170

A heavy entry door comes with an impressive return: You're likely to get back your investment plus a 29% gain, according to the National Association of Realtors remodeling 2009 report.

9. Good Improvement: Roofing Credit Cost: $19,700

If your roof leaks, offer the buyer a discount. It's likely to cost you less than the difference between what it'll cost you to replace the roof before selling and the lesser amount you'll recoup afterward.

Source: National Association of Realtors/Remodeling.

10. Bad Improvement: Family Room Addition Cost: $82,800

If you're itching to add a family room, do it for your family. Do not do it to profit from selling your home; you're likely to be disappointed.

Source: National Association of Realtors/Remodeling.

11. Bad Improvement: Master Bedroom Suite Addition Cost: $103,700

Adding bedrooms adds value to a house, but the cost is even greater. You're likely to lose about one-third of your money.

Source: National Association of Realtors/Remodeling.

12. Bad Improvement: Fiberglas Entry Door Cost: $3,500

Buyers appreciate a new door, but the high price of a fiberglass model doesn't justify the additional cost.

Source: National Association of Realtors/Remodeling.

13. Bad Improvement: Garage Addition Cost: $58,400

Buyers are generally unwilling to pay what it will cost you to put up a new home for your car. Expect to lose more than one-third of your investment in such a project.

Source: National Association of Realtors/Remodeling.

14.

Bad Improvement: Bathroom Addition Cost: $39,000

When housing prices were rapidly rising, home buyers thought the more bathrooms the better. The bath bubble has burst.

Source: National Association of Realtors/Remodeling.

15.

Bad Improvement: Backup Power Generator Cost: $14,300

The expense doesn't give buyers as much peace of mind as you'd think. You'll lose more than 40% of your investment.

Source: National Association of Realtors/Remodeling.

16.

Bad Improvement: New Sunroom Cost: $73,200

Sunrooms don't come close to justifying the enormous cost of custom-building them. On average, sellers are lucky to recoup half their investments.

Source: National Association of Realtors/Remodeling.

17. Bad Improvement: Home Office Remodeling Cost: $28,400

People work from home in their pajamas. They don't put much value on walnut bookshelves and built-in desks. Besides, such features can make it hard for a new owner to use the space as a bedroom if they wanted to.

Source: National Association of Realtors/Remodeling.

18.

Worst Improvement: Peach-Colored Custom Kitchen Cost: $100,000

Eager to wring up high bids for a $2 million condo in the upscale John Hancock tower, one owner installed a custom peach-colored kitchen. "The owner was so proud of what he'd done," recalls Chicago agent Zack Sudler. He figures the $100,000 project boosted bids by less than $20,000.

6 Simple Improvements That Will Help You Sell Your Home

Coral Nafie

Are you selling your home soon? To get the best price, take some time right now to get it ready. While you may need to tackle some basic repair issues first, these simpler cosmetic improvements can help polish your home and set the tone for a quicker sale.

Remember to put yourself in the shoes of a potential buyer before your house is listed for sale. Look critically at your space to see what might be updated, cleared out, or spruced up. Many times, there are simple fixes that will make all the difference.

Start with these six tips.

Put Clutter in Storage

If you have a minimal decorating style and pared-down possessions, then skip this tip and go on to number 2. For the rest of us, however, it bears repeating that hiding your home’s good features behind piles of clutter will only make it harder for the buyer to fall in love with your home. Box up anything you won’t be using in the next few months (including holiday decorations, seasonal clothing or sports equipment, old toys, etc.) and send it to a storage facility. While you’re at it, take a look at your furniture and remove any pieces that look less-than-perfect or make a room feel crowded.

Style Bathrooms and Kitchens

A house is made of many rooms, but most realtors will tell you that the two that people see first and remember most, the two that sell more homes than any

other rooms, are the bathroom and the kitchen. So if you're looking to sell now, make sure that these two rooms get a little extra care and attention. Even when a whole remodel isn't in the cards, there are still a few simple things that you can do. Try wallpapering your bathroom for a gorgeous new look. And in the kitchen, you'll be amazed to see how much you can accomplish with the right backsplash.

Remove Outdated Window Treatments

Dreary draperies, torn window shades, or bent mini-blinds will do nothing to sell a home faster. Remove these outdated items and replace them with simple white mini-blinds or wood blinds cut-to-measure at a home center. This is a fairly simple fix that can refresh your rooms in just one weekend.

Install Closet Systems

Crowded closets stuffed with clothing and household items make it look like there isn’t enough storage. Instead, go through closets and store (or give away) anything that’s not currently needed. Once the closet is empty, install a closet system from a home center and refill with just enough of your stuff so the closet looks organized, but not cluttered.

Showcase Wood Flooring

Worn, dirty, or badly colored carpeting can turn buyers off in seconds. If you have hardwood floors, however, the fix is easy. Tear out the carpeting and expose the wood. Buyers won’t have to wonder what’s underneath the carpet and will likely love the look and patina of hardwood flooring.

Paint

Any serious defects in the paint job on your walls will need to be covered, but this is about more than maintenance. More than anything, a potential buyer needs to be able to see him or herself in the space, and the color of the walls has a lot to do with how clear that vision can be. When repainting with an intent to sell, neutral colors are best. But that doesn't mean that everything begins and ends with white. There is any number of neutral colors, including a range of soothing gray tones that could be just what you're looking for.

6 Tips To Sell Your Property Quickly For The Highest Dollar Even During 'Off' Season

Meggen Taylor

Selling a house can be stressful, especially if you’re putting it on the market in the fall. Finding the right real estate agent to partner with to market your home is the first step and one that should not be taken lightly. But, the selling process shouldn’t be placed entirely in your agent’s lap.

Money and House Selling

There are several things that every homeowner can (and should) do to make their property standout since nobody wants a house for sale that rots on the market. Here are six tried and true tips to make sure your property stands out from its competition even in an over-saturated or off-season market that will ensure that you sell your home as

quickly as possible for the highest possible price. Prepare yourself. None of these recommendations are easy, fun, or for the casual, uncommitted seller.

Clear Out Your Clutter & Get A Storage Unit: I get it. It’s hard not to accumulate stuff after being in a home for a few years. But, most people don’t have the vision to see past things like ill-sized furniture and clutter that makes the home look smaller then it actually is. And no one wants to step into a house that appears to be messy or disorganized. If you want to sell your house quickly do yourself a favor and clear out your space so the flow and square footage of the home is easily seen and highlighted. Also, remove personal items like photos or any highly valuable items since people want to envision their new lives in the home not yours.

Clean everything out of the basement, the attic, and organize closets and pantries. What doesn’t go to storage either donate it or give it the heave ho. I know from very recent experience that a 10’ x 20’ storage unit will cost you less than $125/month (not including the sweat equity of moving everything out). It’s money well spent. Look at the exercise as an opportunity to streamline your life believe me it will make your life easier when you actually move.

Fix Everything: Inspections aren’t just due diligence they are re-negotiation leverage especially in a buyer’s market. Fixing everything before you list your property may

sound like a daunting task with some houses but to every reasonable extent repair anything that’s broken especially the obvious eye catching ones like rotting wood on the exterior, peeling paint, stains on the floors and carpets, running toilets and dripping faucets, broken lights, cracked windows, electrical switches to nowhere, old termite damage in the attic, and leaks in your foundation or crawl space.

Any issues with the home will eventually be discovered by the buyer or during the inspection process and will most certainly cost you one way or another. If you are not handy or are unaware of the inspection process it might be a good idea to have an inspection before you list your property so there aren’t any big or expensive surprises. You don’t want to risk a deal falling apart over issues that could have been fixed right from the start.

Be Upfront About The Potential Shortcomings Of Your Property: Every home has its strengths and weaknesses some of which are undeniable. Knowing how to work with your agent to market and sell your property while acknowledging those weaknesses up front with potential buyers and other agents won’t waste anyone’s time (including your own), which will be appreciated by all parties. And beware of using superlatives in your listing like “immaculate”, or the often abused “gourmet chef’s kitchen”, unless your property truly offers buyers those characteristics. Your listing should be carefully written so that it is an honest portrayal of your home especially since photos can be deceptive either in benefit of or detriment to the seller. There is nothing worse for a buyer then to be excited by the online presentation of a property only to being disappointed upon actually seeing the home.

Get Over Your Pride And Price Your Property Right:

Nothing kills a real estate deal faster then an over-priced property. Don’t let your ego factor into the listing price. If you have chosen a strong real estate agent then trust them to guide you to the appropriate square footage cost. This is not to say that you shouldn’t participate in the price decision. However, in most American markets it’s still a buyer’s market and the days of bidding wars are mostly long gone for now. Choose a price that will get motivated buyers into the door quickly. If you price your home aggressively you may even create a bidding war and drive the overall sale price up to where you wanted it to be in the first place. If you and your agent can’t get comfortable with a number that works for you, perhaps you should sit tight and sell at a later time. One last note on price buyers are more educated than ever these days so if you are going to ask for a premium over what your local square foot average is your house better be perfect.

Make it Experiential: Making your home a place that people don’t want to leave and must buy is the goal. As intrusive as it is to your life when people view your property you have one shot at making an impression. Take a play from the hospitality industry and make the showing experiential by stimulating all of the senses during a visit from potential buyers. Your home should be clean that means no dirty fingerprints on doors or hair (human or otherwise) left behind for potential buyers to see. Your home should be uncluttered, and staged with fresh flowers, fresh paint, fluffed pillows, thoughtful

décor, and overall be visually appealing. Turn on the music if you have surround sound. Light the fireplace. The small touches show that you care about your home and are often good indicators of how well kept the home is in less visible areas of the property. Your home should smell appetizing too. No one wants to smell that you have three stinky dogs or like cooking venison stew in the fall. You could bake cookies, light candles, or run a diffuser with a clean smelling essential oil blend whatever you decide choose something neutral and universally liked. Also don’t underestimate curb appeal. First impressions set a prospective buyer’s expectations before they even walk through the front door.

Put

On Your PR Hat And Pitch Your House

To The Media: Assuming that you have made your home picture perfect and you have the high-resolution photo assets to prove it, your home may be a good candidate for media exposure. If you have unique home whether it be architecturally or historically significant, someone notable has owned the property, or have any other unique hook, real estate writers are looking for stories like yours. You will have to do a little research to see what would be appropriate for your property as well as who to pitch the story to specifically if the publication does not offer a tip line or email contact. But on the high end you have outlets like the Wall Street Journal, Forbes, and the New York Times. There are also outlets that are architecturally driven like Curbed, Elle Décor, House Beautiful and many others. Even check your local paper to see if they spotlight properties for sale in your town or region.

As someone who not only writes about real estate but has also pitched properties to various media outlets with my former business, I know firsthand that media coverage has helped sell many properties. The more eyes that you get seeing your property making a positive impression the better chances of selling your home quickly and for the highest amount. Remember that just like in media your window for staying front and center with your property is short. So make the most of it otherwise your wallet will take the hit.

7 Important Repairs to Make Before Selling A House

The most critical things to do to increase your home’s value before putting it on the market.

As a smart seller, you'll want your home in tip-top shape — but you don't want to eat into your profits by overspending on home improvements. You won't be around to enjoy them anyway. The key is to focus on the most important repairs to make before selling a house to ensure every dollar you spend supports a higher asking price

"Smaller and less expensive updates in combination with good staging will have a great return," says Colorado Springs agent Susanna Haynie. But how do you know what things to do before putting your house on the market? Prioritize these updates and consider letting the rest go.

#1 The Most Important Repair to Make Before Selling: Fix Damaged Flooring

Scratched-up wood flooring; ratty, outdated carpeting; and tired linoleum make your home feel sad. Buyers might take one step inside and scratch the property from their list. Want to know how to increase the value of your home? Install new flooring.

"Replace what's worn out," says Haynie. "Buyers don't want to deal with replacing carpet, and giving an allowance is generally not attractive enough. Spring for new, neutral carpeting or flooring."

If your home already has hardwood floors, refinishing does the job. Expect to spend about $3,000 on the project and recoup 100% of the cost, according to the "National Association of REALTORS® Remodeling Impact Report."

Consider swapping any old flooring for new hardwood. This project costs more at around $5,500, but you could recoup more than 90% of that at resale. If that's not in the budget, any flooring update makes an enormous difference.

#2 Fix Water Stains

You've learned to live with the results of a long-fixed plumbing snafu, but for buyers, a water stain suggests there could be a dozen pesky problems hidden beneath the surface. That's why this is one of the things to do before putting your house on the market.

"No buyer wants to buy a money pit," says Haynie.

First, make sure the problem is fixed: Bring in a plumber to look for leaky piping or poor yard drainage if your basement is damp. Diverting rainwater from your foundation may cost as little as $800, and repairing a leaking pipe costs approximately $300.

As for the repair work, replacing a water-stained ceiling runs about $670, and drywall costs around $1.50 per square foot.

All are cheaper than a lost sale.

#3 Repair Torn Window Screens

So super inexpensive and even DIY-able. You can purchase a window screen frame repair kit from a home improvement store for $10 to $15.

Considering the simplicity of this repair, making the fix is always worth it and so are other small but highly visible issues. When you're debating how to increase the value of your home, nix any small problems, snags, or ugly spots that might make buyers scrunch up their brows.

#4 Update Grout

Is your grout yellowing or cracked? Buyers will notice. New grout, on the other hand, can make old floors look like they came straight from the showroom.

"The best return-on-investment projects before selling a home involve making a home look like new," says Malibu, Calif.-based agent Shelton Wilder. She recently sold a home above asking price after a complete re-grout.

This is another small fix with a big impact: Simple bathroom re-grouting may cost just $1 to $2 per square foot, increasing to $10 per square foot for more complicated jobs. And if you're handy, you can save even more DIY-ing it.

#5 Resuscitate a Dying Lawn

Nothing says, “This one's gonna take some work" like a brown, patchy, weedy lawn.

Fixing the problem doesn't cost a ton of money and you'll get it all back (and then some!) once you sell. Hiring a lawn care service to apply fertilizer and weed control will cost about $375. Once you sell the home, that comparatively cheap fix could recoup $1,000. That's an unbeatable 267% return on investment.

#6 Erase Pet Damage

Did your (sort of) darling kitten scratch your bedroom door? Fix the damage before listing your home. Otherwise, buyers may consider the scuffs a canary in the coal mine.

”If you have pet damage, buyers will [then] look for pet stains on the floor," says Haynie.

Refinishing a door costs between $100 and $215 (or less, if you're willing to DIY). Replacing pet-damaged carpeting or hardwood may be a bigger job than buffing out some scuffs but it's worth the cash.

#7 Revive an Outdated Kitchen

A full kitchen renovation is rarely worth it when it comes time to sell even though buyers love a fresh look. "Kitchens are still one of the most important features for buyers," says Haynie.

The problem is, this $65,000 upgrade isn't something that buyers will pay you back for. Sellers recoup about 62% of a full-on kitchen renovation. If you're updating the space just for your sale, focus on low-cost, high-impact projects instead.

"Updating the kitchen doesn't need to be expensive," says Wilder. "Painting wood cabinets, updating hardware, or installing new countertops or appliances could be enough."

Setting up your home for selling success doesn't have to be expensive. Focus on the most important repairs to make before selling a house by picking projects that do more than look pretty. Choose updates that get your home in selling shape and justify a higher asking price.

7 Simple Ways to Make Your Home Sell

By Seth Fiegerman

Easy Ways to Spruce Up Your Home for Buyers

Now that the weather is warmer and home-buying season is in full swing, many Americans are likely looking for ways to touch up their property before putting it on the market. Unfortunately, for too many homeowners, there’s not very much extra cash on hand to spend on home improvement projects, even if it will pay dividends in the end by helping the sale of the home.

“A lot of folks I deal with now have little to no equity, so finding the funds to make big improvements is pretty tough,” said Paul Campano, senior sales associate at Keller Williams Realty. To make matters worse, Campano notes that we are still in a buyer’s market, which means homeowners have to work harder to emphasize the value of their property in order to make the sale.

Fortunately, homeowners don’t always have to spend tens of thousands of dollars redoing the roof or adding extra rooms in order to attract prospective buyers. Sometimes, it only takes a few basic tweaks to leave a great impression.

With that in mind, MainStreet spoke with several real estate professionals to find out simple and cost-efficient steps homeowners can take to make their property more desirable on the market.

Prominent Address Numbers

Replacing the address numbers on the front of your house may be the simplest step of any on this list, but it’s arguably the most important. Installing numbers that are big and stylish enough to stand out can be a determining factor in whether buyers stop at your house or not.

“After you list your space on the market, people often do drive-bys before they decide to see the property. If they can’t find your house number, they won’t make an appointment to see your space,” said Julie Chrissis, a home staging expert who works with Chrissis and Company.

Fortunately, consumers can make this change for next to no cost, as stores like Home Depot sell individual numbers for as little as $5 a piece.

Deck Out the Entrance

As with most things, it’s essential to make a good first impression when showing your home, and for most properties that means taking care of the front yard and entrance.

“First impressions mean so much. When a buyer gets out of the car and sees that the grass isn’t cut or the leaves aren’t raked, it sets the stage for what they expect from the rest of the home,” said Kit Hale, regional vice president of the National Association of Realtors.

As part of this, Hale and others recommend sprucing up the front of the property by trimming the grass, placing potted flowers along the entrance and power washing shutters on the house to emphasize the fact that the property is well taken care of.

But homeowners should also consider going above and beyond these quick cleanups if they really want to make a lasting impression on buyers. Hale suggests committing a few hundred dollars to install a nice wooden front door, and for those who have porches, to place a nice rocking chair or porch swing in front.

“All of this gives off the feeling of warmth to the buyer,” Hale said.

Repaint and Re-glaze Rooms

Even if you can’t afford to break down walls or completely remodel rooms, you can still make the rooms in your house pop just by repainting the walls and re-glazing the floors.

As Hale puts it, “just because lime green is your favorite color doesn’t mean it’s the prospective buyer’s favorite color.” Instead, he and other real estate professionals recommend taking the time to paint the walls yourself with lighter, brighter colors, or to be safe, with neutral colors like white or beige.

At the same time, homeowners can improve the look and feel of their home by re-glazing the tiles or floors in the kitchen, bathrooms and elsewhere, a process where one strips the color off the surface and touches it up with a new design. According to Chrissis, the process typically costs a couple hundred dollars and is much more cost-effective than trying to rip out the tile or flooring altogether.

New Countertops and Hardware

While buyers may seek out homes based on the square footage or the total number of rooms, at the end of the day, the deciding factor for many may be the kitchen. Most of the real estate experts we spoke with argued that the kitchen is in fact the most important room in the house, rivaled only by the master bedroom, both because the kitchen is the

place where the family is most likely to congregate during the course of a busy day, and also because of the costs associated with renovating it after purchasing the home.

“As soon as someone walks into a kitchen that looks dated, all that comes into the buyer’s head are dollar signs about fixing it up,” Chrissis said.

Home sellers can leave a better impression by installing new countertops in the kitchen, which can cost as little as $100-$200, and replacing the hardware on the cabinets for as little as $5 to $10. In particular, homeowners might consider installing granite countertops and brushed nickel hardware.

Not only does this make the kitchen look newer during a walk-through, but as Chrissis notes, it also makes the room that much better to photograph when listing your property.

Clean Bathtub and Better Showerhead

While the bathroom isn’t quite as important as the kitchen, an old, grimy bathroom could still prove to be a deal breaker for buyers.

Campano recommends every homeowner take the time to thoroughly scrub their bathtubs and add nice smelling scents to the rooms to completely rid it of any grungy appearance. Beyond this, homeowners might consider installing a more powerful showerhead, which usually costs less than $100, to make the shower look newer, as well as replacing the countertops and hardware in these rooms as well.

Remove Clutter

If there’s a golden rule of showing a home or apartment, it’s that the owner should tidy up and remove the excess clutter from the place in order to emphasize the space itself.

“Ask yourself if there is a chair blocking the doorway or a television blocking the fireplace. If so, then move it,” Chrissis said. Likewise, if one has extra clothes or accessories lying around, it may give the buyer the impression that there isn’t enough closet space in the home, which could be a turnoff.

But that doesn’t mean homeowners should empty the space of everything they own.

“If the place looks lived in that’s good; if the place looks vacant, that can be really bad,” Campano said. “When you have a place that’s vacant, it’s hard to envision the space. You need to have a couple things in there that can show what it would look like so that the buyers can envision themselves in the property.”

Minimize Distractions

While it’s good to leave a little of yourself in the home when showing it, families should be careful not to leave too many photographs or paintings that may distract the buyers on their walkthrough of the property.

“It’s good to have some pictures of the family, for example, as long as they are nondescript,” Chrissis said. “You don’t want people looking at the photos and not at the house.”

That means limiting the number of catchy photos from your family trip to Paris, or of a family member’s extravagant wedding. In the same way, Chrissis argues homeowners should avoid leaving any eye-catching paintings, sculptures or other collector’s items out. They may be your pride and joy, but at the end of the day, the buyer may find themselves talking more about the unusual item they saw in the house and forgetting the house itself, leaving you high and dry with only your collector’s item (and an unsold house) to keep you warm at night.

Best Home Remodels to Get a Higher Sale Price

Lee Wallender

Remodeling your home in a way that makes it more functional and enjoyable for the next couple of decades is usually worth any reasonable expense and effort. But what if you are planning to sell your home sooner rather than later? The fact is, few large-scale remodeling projects add enough equity value to your home to realize a profit, let alone break even, when the house is sold.

But that doesn't mean that all improvements prior to selling are a bad idea. There are plenty of home upgrades that will help you sell your home and perhaps at a higher price without a risky investment. The best approach is to follow some industry rules of thumb and to do some research before committing to a project.

Consider Break-Even Remodels to Attract Buyers

It's not necessarily a success to spend money on a bathroom remodel only to recoup the same amount from the sale. However, if your home has a critical area (such as a primary bathroom or a kitchen) that causes potential buyers to turn on their heels and walk out the door, a redo might be worthwhile. Even if the rest of your house is in acceptable condition, one unattractive area might drag down the rest of the house.

Real estate agents often advise clients to take care of minor problems, all with the understanding that the fixes serve only to support the sale of the rest of the house. Surface bathroom or kitchen remodels are often a better solution than a full-scale remodel. One important point to remember about break-even remodels is that they still do come at a cost: the price of your time and effort.

Update the Kitchen and Bathroom—As Needed

Real estate pros stress that the kitchen and bathrooms are the most important parts of the house, but that doesn't mean you have to completely overhaul those rooms before selling. To decide what's best in your situation, start by looking at the numbers. An upscale major kitchen remodel has a return on investment (ROI) of less than 60 percent, while a mid-range minor kitchen redo can return about 80 percent. Bathroom remodels return about 62 percent for upscale renovations and about 67 percent for mid-level remodels.

Looking at the numbers alone, it rarely makes sense to spend a lot on kitchen or bathroom renovations just to sell your home. However, because these are such highprofile areas that buyers pay a lot of attention to, there is a good deal of value in an inviting kitchen or bathroom or at least a room that most buyers will feel they can live with. If a kitchen or bathroom is woefully outdated and unappealing, buyers may automatically add the cost of renovating it to the cost of the home. And if the home cost isn't low enough to compensate, the buyers may run.

On the other hand, if the kitchen and bathrooms seem nice enough to leave as is (at least for a while), buyers won't automatically add the cost of renovations to the sale price. Therefore, it usually makes the most sense to remodel kitchens or bathrooms, as needed, so they are reasonably modern and inviting, if not spectacular.

Concentrate on Countertops

Countertops are highly visible. So if you opt for any kind of expensive rip-and-replace work within the kitchen or bathroom, the countertops are a good bet. Just keep in mind that countertops are a very personal choice. Just because you love the look and feel of granite doesn’t mean most of your potential buyers will agree. Some people prefer laminate, some like a solid surface, and others dream of new quartz countertops. This means that you shouldn’t spend a great deal on a new countertop with the assumption that it will be a universally valued feature.

Refresh Cabinets Rather Than Replace

Kitchen and bathroom cabinets are highly visible because they are at eye level. But replacing kitchen cabinets can easily erode any profit you hope to realize from the home sale. If your kitchen cabinets are in terrible condition, especially with the cabinet boxes falling apart, you have little choice but to install new cabinets. For cabinets that are in good structural shape, the better option that will return more value is to paint your cabinets or even reface them.

Upgrading Fixtures and Hardware Pays Off

New cabinet fixtures and hardware are surprisingly effective as kitchen and bathroom upgrades. Do not assume that replacing kitchen and bathroom hardware is going to be cheap, though. Replacing all of your hardware can easily run into hundreds of dollars. On the upside, new fixtures and hardware are an easy do -it-yourself project that you can take on, even if you are in a time crunch. You can replace your kitchen and bathroom hardware in a few hours.

Do It Yourself if You Can

When you hire a remodeling contractor or tradesperson, you spend money on two things: materials and labor. Taking on any home remodeling project by yourself means cutting out the labor piece of that cost. Thinking far ahead to a home sale a year or more in the future affords you the possibility of doing projects by yourself. But if you expect to put your house on the market in a matter of months, taking on new do-it-yourself home projects

may snarl you up and take time away from other things. Even worse, you run the risk of not being able to complete projects in time to put the home on the market.

Stress Appearance Over Function

When remodeling for sale, the best remodels are those that look good. It is better to spend money on paint or flooring rather than a water heater that still functions. As long as the water heater is safe and functional, keep it. A new water heater wil l not impress buyers. If a home inspector says the water heater must be replaced, that is the time to discuss replacing it or offering the buyer a credit. But appearance is not negotiable.

New Paint Works Wonders

New paint, especially well-chosen contemporary hues, will transform a house. Be careful of deep shades that darken the home. Cheerful, brighter colors reflect more ambient light, and this is especially important in small rooms like guest bathrooms and spacechallenged bedrooms.

Consider the Market's Tastes, Not Yours

Home remodels done to make the home more attractive to buyers do not necessarily have to align with your tastes. This is less a case of grabbing the latest home remodel trends than it is about correcting styles that turn off buyers. You might have a penchant for home styles of the 1990s. Yet if your real estate agent says that you might want to avoid this style, this is the time to listen.

Avoid Remodels With Low Resale Values

Some remodels are notoriously poor at returning resale value. Areas that tend not to have good resale value are media rooms, theaters, offices, basements, attic, decks, patios, and backyards. Garage conversions are typically not held in high regard by buyers, either. However, replacing an old garage door offers one of the best returns among all common home upgrades.

In general, additions will not pay off. This includes kitchen, b athroom, and bedroom additions. They can increase the square footage of the home, but the initial cost is too high for what you get back in a home sale. Additions make more sense when you really need the added space and will stay in the home long enough to enjoy it.

Check the Cost vs. Value Report

The Cost vs. Value report is published each year and is available for free on the remodeling magazine website. It is well known in the construction and real estate industries and is a handy reference for anyone considering a home upgrade. The report provides the average cost of the most common home renovations, along with the expected increase in home value related to each upgrade. Costs and values are averaged at the national and regional levels as well as for individual cities. A quick glance at the latest report can tell you how much your home value will increase with a kitchen remodel, for example, whether it’s a just a facelift or a major renovation.

The Guide to Selling Your Home

From the point you decide to move to the closing table, here's what you need to know about selling your home.

By Devon Thorsby, Editor, Real Estate

As a homeowner getting ready to sell your property, it can be tough to separate your emotional attachment to the house you made memories in from the need to help potential buyers picture themselves making the space their own.

Even if you’ve already gotten over the emotional hump of selling your home, the pressure to price the house correctly and attract the right buyers can be its own obstacle. You may find yourself taking a note from past generations and burying a statue of St. Joseph in the yard or scouring online listings at all hours to see how competing homes on the market are priced.

Whether you’re ready to move into a bigger house for your growing family, downsize to a smaller place or relocate to a different part of the country for work, the process of selling a house is one that requires work – maybe more work than you anticipated.

The more work you do, including finding an agent to list your home, making necessary repairs and keeping your property in pristine condition so it’s ready for potential buyers to tour on short notice, the more you'll increase your chances of attracting serious buyers willing to pay top dollar for your house.

Here’s a breakdown of how to sell your house.

Timing Your Home Sale

The time it takes you to sell your house can vary widely based on a few factors: the current market, the condition of your home and how well you’re able to reach the right potential buyers.

Barb Pepoon, a broker with Coldwell Banker Residential Brokerage in Northbrook, Illinois, says the preparation process can be lengthy, depending on the amount of work the house needs to achieve the right price. That's the case for one house she’s getting ready for the market. “That’s been taking about, maybe almost six weeks to get that one ready,” she says.

A house that’s ready for the market may need just a week for cleaning and photos to be taken. On the opposite end, you may need a few weeks to repaint the interior, freshen up the landscape and have a leak in the roof repaired. The time on market depends on the condition of your house, its value and the area you live in, but once you’re under contract, expect the closing date to be set for roughly a month later, giving the buyer a chance to have the house inspected and the buyer’s lender an opportunity to appraise the property and underwrite and approve the loan.

Before you list your home, consider how the total timeline can be affected by both external factors and your personal needs.

Is It a Good Time to Sell?

Many markets throughout the U.S. are experiencing inventory shortages – meaning there aren’t enough houses on the market to meet buyer demand. In places like Seattle and San Francisco, this often leads to competitive bidding wars, with multiple offers coming in at the same time and driving up prices.

But even if you don’t live in one of the hottest markets in the country, as a seller you can benefit from listing your house at the right time of year. Traditionally, spring and fall are the peak times to put your home on the market, as that’s when most buyers are looking, says Gary Malin, president of Citi Habitats, a real estate brokerage in New York City.

Summer sees fewer buyers because they’re on vacation, and in winter people get tied up with the holidays, then opt to stay inside because it’s cold out in most of the country.

But that doesn’t mean there aren’t buyers during the off-season. You may even find that those fewer buyers touring homes in the dead of winter are more serious about putting an offer in when they find a house they like.

Listing your house a bit before spring starts can also be a useful strategy, says Lisa Morales, a Realtor with Coldwell Banker West Shell in Cincinnati. “February is a great time to list a house: No. 1, the days are a little bit longer, and people get the itch to get outside because they’ve been in the house all winter long,” she explains.

While there may be popular times to sell a house during the year, don't stress if you need to list your home in the middle of July or the start of November. "In the end, you can never perfectly time a market and circumstances – your situation – they dictate that you need to put your home on the market now for whatever your reasons are,” Malin says. “So, ideally spring and fall would be helpful, but if not, I wouldn’t worry about it so much.”

Is It a Good Time for You to Sell?

Your ability to prepare your house for the market and move when it sells is also a determining factor. Many parents wait until school is out to avoid forcing their kids to change schools in the middle of the year or to make it easier to pack everything up to move a few streets over.

You may also need to move sooner rather than later. For example, if you’re being transferred to a new state for work, listing your home shortly after you get the news can free up the equity in your home to make it easier to buy a house in your next hometown.

Once you’ve listed, you also need to be willing and able to move. If you live in a popular neighborhood where houses sell fast, don’t view listing your home as a six-month process.

“What happens if this house sells quickly – [ask yourself], ‘What position am I in to make this happen?’” Malin says.

Preparing Your Home for Sale

There’s more to preparing to sell your home than simply declaring that you’re ready to move. Here’s what you need to do before your house goes on the market.

Choose a listing agent. Treat your real estate agent selection process like you would any job interview: Make sure the person or team you work with is the right fit not only for your house, but also for you in terms of communication, temperament and availability.

Get referrals from friends or neighbors, interview more than one agent and pay attention to the agent’s knowledge of the immediate area, responsiveness and how he or she plans to market your property.

“How many homes have they sold – specifically how many in that area that that homeowner lives in – and what do they know about that area,” Morales says. “What’s the employment like, amenities, what’s the plan for development? [Knowledge of] infrastructure is important.”

You do have the option to forego a listing agent and market your home as for sale by owner. But the nuances of a real estate transaction can make a FSBO property less appealing to many buyers and their agents. “You need to be willing to commit the time, the effort, the attention and the resources to it,” Malin says. “And you need to understand market value, and you need to put all your ducks in a row and need to be committed to it.”

Make necessary repairs and updates. Early on, an experienced real estate professional will take a close look at your home and point out minor fixes you can make to keep potential buyers from getting hung up on a dent in the wall or a broken cabinet door. You may also benefit from small renovations, such as refinished floors or new paint on the walls, that can keep buyers from viewing your home as dated.

The place to pay attention to first is what buyers will see first: the view from the street. Curb appeal is a major factor in a successful home sale, so you may need to repaint the exterior or clean the siding, plant new flowers and make sure you’re keeping the lawn short, clean and alive.

But make sure you’re not casting a blind eye to the way the front of your house looks. Morales says she tells her clients to start entering their homes through the front door: “A lot of us enter our house through the garage, and we don’t know how bad sometimes that front door and the mulch, and so forth, looks as a first impression.”

If you don’t have the money or the time to make the necessary repairs or updates, there’s always the option to list your home for sale “as is,” meaning the buyer can expect to take on any necessary repairs, renovations or maintenance tasks.

But be aware that a home listed as is will see the difference in the sale price – if a buyer knows she’ll need to replace the water heater and roof and repair an aging deck, don’t expect to get the same amount of money your neighbor did for a move-in ready property.

Determine the asking price. With updates and fixes made – or not – you and your real estate agent can more specifically address the asking price for the property. Rather than what you think the house is worth or what an online calculator like Zillow’s Zestimate guesses, the asking price should be based on what similar houses nearby have recently sold for and what makes your home stand out compared to them.

“If you’re under time constraints, the thing that’s going to make the house sell is a proper price,” Malin says.

Morales says she searches for houses within a quarter-mile radius that are actively listed, pending sale and those that have sold in the last six months “to get a good snapshot of what’s in the area.” From that, combined with a tour of the house itself, she can determine where the house falls in price.

Stage your home. A final step before making your home visible to the public is staging the property. This process may involve moving your own furniture to storage and renting simpler pieces, or it may simply mean moving a few chairs around and decluttering.

The point of staging your home is to help the key rooms – kitchen, living room, master bedroom and master bathroom – appeal to as many potential buyers as possible, rather than reflect your own style.

“You want people, when they walk into your house, to envision themselves living there, not envision you living there,” Malin says. That means removing family photos, keeping

counters clear and making sure each room is easy to navigate through without having to dodge furniture.

Putting Your Home on the Market

Marketing your house online. The first place most potential buyers and their agents will see your home for sale is online. Agents will post the property information and photos on the local multiple listing service, which is accessible to real estate professionals.

You’ll also likely see your house appear on consumer-facing sites such as Zillow, Trulia, Redfin and realtor.com, which are either posted by your agent individually or pulled from the MLS.

A key part of online marketing is making the house stand out compared to the dozens of others for sale nearby, so avoid overused words like cozy and updated, and aim to highlight unique aspects of the house or neighborhood that will actually draw people to your property.

Christa Huffstickler, president and CEO of high-end real estate agency Engel & Volkers Atlanta, says the descriptor "luxury" has been overplayed. “The word luxury is evolving to the point that people are desensitized,” Huffstickler says.

Instead of thinking of new granite countertops and a soaking tub in the master bathroom as luxurious features, Huffstickler says people looking for the high-end lifestyle want to hear about the amenities available to them, like a clubhouse for the neighborhood or concierge services in a condo building.

Holding an open house. If you market your home well, your online info will attract prospective buyers, but they’ll also need opportunities to see it. A traditional open house can be an excellent way to get people in the door and talking about your property, even if they’re not serious buyers quite yet.

“It’s really important to not only have open houses to the public, but open houses to the brokerage community,” Malin says. A broker's open house brings agents to the house to discuss the price, view the home and think about clients who would be interested in it.

Keeping your home ready for tours. An open house isn’t the only time you’ll be getting would-be buyers touring your house, which means you have to keep the place pristine while it’s on the market.

Even before your first open house, Pepoon says you might find buyers chomping at the bit to see the property. “Most of the best buyers don’t wait for a Sunday open house to see it,” Pepoon says.

As soon as your house is on the market, never leave home without tidying up – clear the floor of laundry, make the beds, vacuum daily and keep the sink clear of dishes.

Also, be ready to leave the house with only 15 minutes’ notice. “A lot of purchasers, at times, find it somewhat inconvenient if the seller is there at the time they view their home,” Malin says. Not to mention that it’s uncomfortable to tour a house while the sellers are sitting outside with their dog or kids.

Your Pending Home Sale

You may get an offer on the home's first day on the market or it may take a couple months to find the right buyer, but once you do, the sale process will feel like it’s moving even faster.

How to handle multiple offers on your property. If your house’s price range is in high demand or your neighborhood is particularly popular, you may receive multiple offers. Be sure to consider all aspects of each offer, not just whichever bid has the highest price.

A cash offer over one with financing, even if the price is lower, might be the best option because it can make closing much easier. You won’t have to wait for a lender to approve of the agreed-upon price, the deal is less likely to fall through as a result of a financing issue and the closing date can be set for just a few days in advance if desired.

If you need to remain in the home until a certain date, another buyer may offer to close before you move out and lease the house back to you for the needed period of time. Another might be willing to waive the inspection or have preapproval for a mortgage versus only prequalification.

How to negotiate an offer. An offer you receive may have aspects that make you hopeful the buyers are serious, but you can also negotiate to help the deal work in your favor.

A counteroffer isn’t always about the sale price, and can also include taking on closing costs for the other party, making some repairs or adhering to other needs of the buyer. Don’t drag out negotiations too long, as you could scare away the buyer, but most parties involved are open to some tweaking to make a deal work.

What to expect while you’re under contract. Once a price and conditions have been determined and agreed upon, you’re under contract. During the due diligence period, most commonly the first 10 days under contract, the house will be inspected and appraised.

While your home is no longer actively for sale, don’t think that means you can start neglecting it. Malin recommends keeping the property in the same state because the buyer will likely attend the inspection as well, and you don’t want him to start feeling buyer’s remorse.

Also, keep in mind that the buyer is planning to make the home his own, so don’t be offended by plans for renovations or a fresh interior design.

“They might want to bring a decorator in, they might want to bring a contractor in, they might want to bring a landscaper in,” Malin says. “You should try to be accommodating just to make everything go smoothly.”

What to know for closing. Typically the day of closing or the day before, the buyer and agent will do a final walk-through of the vacant house to ensure the fixtures and shelves that are supposed to remain are there, there's no debris and there is no surprise damage. You'll need to sign a series of documents including the deed and others regarding the transfer of ownership of the property, but in many cases the seller does not have to physically be at the table on the closing date. Malin recommends letting your real estate attorney take the lead during the closing process and being available as needed.

The Cost of Selling a Home

From start to end, you will need to spend money to successfully sell your home. Whether it’s the cost to rent furniture for staging, steam clean the carpet, replace broken cabinet doors or pay the brokers’ commission, you’ll need to be financially prepared to pay up throughout the listing period and transaction.

Here are some costs you may be expected to cover leading up to the sale of your home:

• Repairs on the home prior to listing

• Minor updates

• Professional cleaning

• Staging

• Professional photos for marketing

• Repairs following inspection

• Fee for your attorney

• Commission for both listing and buyer agents – typically between 4 and 6 percent of the sale price

• Possible early payoff fee to your lender

• Portion of buyer’s closing costs if part of contract to purchase

• Transfer tax

The total cost varies greatly depending on where you live, the house you have, activity on the market and how much money you’re able to put in toward a successful sale. Zillow reported in March 2018 that the average homeowner pays $18,342 in hidden costs, primarily made up of agent commissions, followed by the cost to prep the home and transfer taxes.

One major benefit of selling your home: You most likely won’t have to pay taxes on the profits. The capital gains exclusion rule allows people who have sold their home to profit up to $250,000 individually, or $500,000 filing together as a married couple, without paying taxes, as long as they used the property as a primary residence for at least two of the last five years.

Curb Appeal Is King

Seven of the top 10 Cost vs. Value projects involve the outside of the home. Here’s why.

By Jim Cory

Why are seven of the top 10 value-yielding projects of the 33 projects ranked by Realtors in this year’s Cost vs. Value Report exterior projects?

Lots of reasons, the first of them being cost. In an economy where frugal is the word, each of the exterior projects comes in at less than $15,000. The project with the greatest return a mid-price–point entry door costs less than $1,200.

Another reason is appearance. Exterior improvements contribute to the overall look and feel of a building. “Curb appeal is king,” notes Strongsville, Ohio, Realtor Mike Pallendino especially in a market with more sellers than buyers. Pallendino says that sometimes when he pulls up to a house that has a less-than-stellar exterior, clients ask him to just keep driving. “With the exterior updated,” he points out, “owners can concentrate on other parts of making the house their home.”

The ‘F’ Word

With home prices lower than they were a few years ago, and home equity tapped out for many consumers, function trumps glitz. “Three or four years ago, a $50,000 or

Keith Negley/Munro Campagna

$100,000 kitchen was a sensible investment,” says Kermit Baker, director of the Joint Center for Housing Studies of Harvard University, “because housing prices were increasing 6%, 8%, or 10% a year. So you were adding to the value and letting the equity build up.”

This year the Joint Center sees the total number of improvements (i.e., jobs) down 9% and overall remodeling expenditure down 3.5% to 4.5%.

Fewer projects means that those projects that just can’t wait get done. The projects that can wait that are discretionary often are postponed. That’s why total spending on “Improvements” (additions and alterations) was down while “Maintenance and Repairs” spending was up in 2007, the last year that the U.S. Census Bureau broke remodeling sales out in those categories.

Energized

Another big reason for the popularity of exterior replacements is energy efficiency. Not so important before. Definitely important now. Chalk some of that up to the American Recovery and Reinvestment Act tax credits available for energy-efficiency upgrades, including qualified roof and window components. That has helped boost homeowners’ both buyers’ and sellers’ awareness of such improvements. Some potential home buyers not only want a good-looking house, they want an energy efficient one, notes La Crosse, Wis., Realtor Kathy Fox. Clients, says St. Louis broker Dawn Griffin, are “willing to pay a little bit more if the house has new and energy-efficient windows.”

That’s because homeowners are now more aware of the fact that those windows or that siding can save them money in the long run by offsetting energy costs. The U.S. Department of Energy says that qualified (dual- or triple-paned) windows can save as much as 15% to 20% on energy bills. Foam-backed siding provides a modest boost in Rvalue as well as reduced sound transmission. Homeowners are drawn to improvements that help reduce the cost of maintaining the home over time. They are, Pallendino says, “more aware, these days, of the saving aspects” available through upgraded windows or a new HVAC system. But those functional improvements are “still not high on the list of must-haves.”

Turnkey Is Key

What is high up on that list is move-in condition. In a booming real estate market, marginal locations move because buyers are willing to invest the time and money into customizing. They think of the investment as part of the long-term cost of the transaction. In lean times, the opposite psychology holds sway. Marginally maintained houses get house hunters’ short shrift.

Bill Gassett ought to know. The Hopkinton, Mass., market where he has sold homes for 25 years hit its pricing peak in 2005 and is down about 25% since that time.

“The houses that get most significantly hurt by the market,” Gassett says, “are the ones that haven’t been cared for.”

Turnkey is what a house has to be these days to sell. In St. Louis, Griffin recently went into a home that had just come on the market. Price: $80,000. The house was old and the kitchen hadn’t been updated since the ’70s, she says. But though it wasn’t stylish, what it did have going for it was that the owner had maintained it well. “It was super well-kept,” Griffin says. “Roof in great shape. Gutters in great shape. And,” she adds, “that house was under contract in three days.”

6 Important Repairs to Make Before Selling a House

By Jamie Wiebe

There are some important repairs to make before selling a house, so don't be in too much of a hurry to get your home listed. Selling your home might feel like a rush to the finish line. The market is hot right now, you think so you should hurry up while you can still get a good price. Or perhaps your dream home was just listed, but you can't move in until your current place sells ... so you should expedite this, right?

The problem is, if you move too fast, buyers see right through the fact that you skipped important home renovations. And this, my friends, might end up costing you time and money. Lots of both, in fact.

So take the time to sell your home right. These six important repairs to make before selling a house will make your home sell faster and for more cash. And some of them aren't even very much work.

1. Spruce up the grounds

This is one of the easiest and cheapest tricks in the book: Good landscaping can add up to 28% to overall home value. Why pass up free money?

“When it comes to houses, they are often read by their cover,” says Helaine Newman, a Realtor® in Fairfax, VA. “Homeowners should make sure their home is nicely landscaped so buyers want to come in.”

Hire a landscaper to give your front yard the once-over, or just clean up the details yourself (e.g., edge the lawn, plant flowers), and update the outdoor furniture on the front porch to give the space a fresh, “buy me now” appeal.

But if you don't have time for a full overhaul of your front yard, small changes can still have big impact.

“At least replace your welcome mat with a new one and paint or restain your front door,” says Kary J. Bartmasser, a Realtor and broker in Beverly Hills, CA.

2. Love the hardwood

Still rocking that old-school carpeting? Get rid of it, like, yesterday.

“One of the biggest turnoffs for buyers is dirty old carpet,” says Newman. “To get the best price possible, it is worthwhile to invest in wood floors.”

Right now, carpeting isn't just an aesthetic choice it's a choice that can actively turn away buyers who can't see beyond it. Instead of noticing what a wonderful, light-filled living room you have, they can think only about just how much money it will cost to get rid of that nasty old carpet. Do it yourself and save them the trouble. What you have underneath might be far more presentable, with a bit of cleaning and refurbishing. If it isn't, a new floor is a worthwhile investment.

Decided to keep your carpet? At the very least, make sure to clean it thoroughly before buyers come trekking through your home.

3. Fixing windows and doors is one of the most important repairs to make before selling a house

So you're selling an older home, complete with creaking windows and doors that don't open and close easily after years of use. Maybe you're hoping buyers will overlook the problems in favor of “charm.”

Think again.

“You'd be surprised how many people list their property thinking no one will notice that the windows and doors are not opening and closing because they look pretty,” says Lori Aronsohn, a Realtor in Los Angeles. “When the showings start, believe me, potential buyers are going to open and close windows and doors and learn that something is awry.”

You're not just irritating buyers by refusing to fix broken windows and doors. Ignoring basic repair work might actually cast a pall on your entire home.

“Buyers will suspect that other hidden items in the house haven't been kept up either,” Aronsohn says.

4. Paint (and wash!) walls

If any of your rooms are doused in a dark shade, such as eggplant or emerald, cover it up with a coat of light or neutral paint. Buyers find it easier to picture themselves living in a home with neutral walls plus, they'll make your home seem larger, cleaner, and far more appealing.

If you still can't bring yourself to paint over the hues you've so carefully selected, consider this: After living in a home for a few years you may become a bit blind to how your walls are showing to newcomers.

“Peeling paint, fingerprints, and dings seem to go unnoticed in a lived-in home,” Bartmasser says. “Fresh paint on the walls in a neutral color is always best, but if your budget does not permit that, washing the walls and doors goes a long way.”

5. Clean the cabinets

If you've never sold a house before, you might be surprised by how bold buyers are. Digging through your drawers? Peeking inside your cabinets? How dare they! But buyers are expected to be little investigators so be prepared before they start sleuthing.

Buyers “should be able to see how much storage is available rather than the clutter you might have there,” says Will Johnson, a Realtor with the Sell and Stage Team in Hendersonville, TN.

Also, check for any loose drawers, hardware, or shelving so buyers don't wonder what else might be amiss. And hide those strange or semi-incriminating items that aren't at all meant for public display.

6. Update the lighting

Before putting your home on the market, bring in a second set of eyes (your Realtor or stager is perfect for this) to look over your lighting. Is it dated? Does it serve the space poorly?

“Lighting is similar to clothing or hairstyles,” says Karen Gray Plaisted, stager and owner of Design Solutions KGP in Warwick, NY. “They can go out of fashion and make a beautiful home look dated. Finding relatively inexpensive light fixtures can make a big impact and be well worth the investment.”

Check out your favorite home improvement store for cheap, modern lighting that can make your home go from old news to new and stylish in no time. The ROI can be pretty darn impressive.

10 Things Sellers Let Slip When They Prep Their House for the Market

by Corinne Rivera

You’ve heard it before from your real estate agent, your sister-in-law, your hairdresser, your colleagues.

“Declutter, paint, clean, stage.”

Chirps from every direction tell you how to prep your house for sale, you might even start to mumble it in your sleep.

Declutter, paint, clean, stage. Am I forgetting something?

We tapped into the knowledge of real estate agents who’ve prepped hundreds of homes for sale about those little tasks sellers often miss then investigated the best methods and products to knock those items off your to-do list in no time. When you prep the house for sale, remember these items!

At a high level, these are the top 10 things you’d otherwise forget to do when you prep your house for sale. (You’re welcome!)

1. Focus on the area around the front door. 2. Pressure wash your roof to remove unsightly dirt and mold. 3. Depersonalize the exterior of your house. 4. Check your driveway and sidewalk in front of your house for bumps and cracks. 5. Open up curtains and blinds. 6. Neutralize foul odors and make sure the house smells fresh for showings.

7. Gather warranties for appliances.

8. Sweep the garage, basement, and any other unfinished surfaces.

9. Organize closets and drawers.

10. Look up your address online.

Let’s dive into each of these tasks you’ll no longer forget as you prep your house for sale and the tips and products you’ll need to get them done fast.

1. Focus on the area around the front door.

The first thing buyers see when they walk up to your house is the entryway so you need to make sure it gives a positive first impression. Especially for private showings, your front door area needs to be in pristine condition. While your real estate agent unlocks the door, the buyer looks around and notices every minor imperfection.

Step outside and walk up to your front door, starting at the sidewalk. Look at everything in eyesight and make sure it’s in good condition.

Here are some ways to make sure the area around your front door is ready for buyers.

• Clean your mailbox using dish soap, a sponge or cloth, and lukewarm water.

If your mailbox is rusty and broken, replace it before you list your house for sale. Check out these new mailboxes for under $100

• Replace your welcome mat with a fresh, new one. Opt for a simple design that complements your front door. Avoid phrases like “Welcome to our home” that make buyers feel like guests.

• Remove storm doors and screens. Nothing says “old” like a squeaky screen door that slams behind you. Take off your old storm door to instantly update the front of your home.

• Apply a fresh coat of paint to the front door.

Choose a paint color that works with the siding and style of your home. Some popular options are modern black, homey red, eclectic yellow, or charming blue.

• Buff and shine the hardware on the door. Over time, metal door handles tarnish. Wipe oil-rubbed bronze hardware with a tiny amount of vegetable oil to give it new life. Clean chrome hardware with a damp cloth or polish to restore its original shine. If your front door hardware is from the ’80s and can’t be saved, install new hardware to wow buyers.

• Dust cobwebs off of light sconces. Grab a step stool or an extra long duster and clean around sconces where moths flutter on warm nights.

2. Pressure wash your roof to remove unsightly mold and dirt.

Your roof takes a beating from weather elements, which can make it look more worn than it actually is.

Many times, especially in warm, rainy climates, dirt and mold stick on a roof. This could give buyers the impression that the roof is on its last leg, even if it could last another 10 years.

Buyers and their agents will steer clear of your home if the roof looks damaged for multiple reasons:

1. Roof issues cause delays in closing. Safety and function damage shows up in home inspections and can hold up the sale. Buyers looking for a move-in ready home will avoid houses with potentially big-ticket issues.

2. A new roof is expensive the average cost of a roof is around $7,000. Most buyers aren’t willing to take on such a large project, so the mere thought that the roof might need to be replaced in upcoming years will send them running.

“From the moment I pull up to a house, I’m looking at the roof,” says Cheryl Bare, a top real estate agent in Waldorf, Maryland who has sold 66% more properties than the average agent in her area.

“A lot of people have mold growing on it and it makes the roof look old, but it might just need a good power washing,” Bare says.

She recommends sellers hire a professional roofer to clean the roof with shingle-protecting products.

“It’s typically inexpensive and it just gives you that nice, clean look.”

Here are some places to find a professional roof cleaner:

• HomeAdvisor connects you with highly-rated roof cleaners in your area.

• Porch matches you with roof cleaners specific to you and your roof’s needs.

• Angie’s List provides trusted referrals for experienced roof cleaning professionals.

3. Depersonalize the exterior of your house.

By now, you’ve likely heard that you should depersonalize and declutter when you prep your house for sale. Many sellers only do this on the inside and forget to remove personal items in the yard around the house.

Starting at the front of your house, remove everything that isn’t part of your landscaping. Garden gnomes, Christmas lights, flags, and ceramic frogs take away from your landscaping curb appeal.

Then, work your way to the back. Walk along the side of your house and gather stray rakes, recycling bins, or lost balls from last weekend’s batting practice.

In your backyard, remove wind chimes, bird feeders, and other yard decorations that make the yard look cluttered. A clean slate with simple, attractive landscaping will appeal to every buyer.

4.

Check your driveway and the sidewalk in front of your house for bumps and cracks.

Uneven, jagged sidewalks or driveways are an eyesore, a safety risk, and a turn-off for buyers. Buyers looking for a kid-friendly home don’t want to deal with tripping hazards, especially if they’d like to avoid taking on any big projects immediately after moving in.

“You don’t want to be tripping on the sidewalk, so make sure you look at that,” says Bare.

In most states, sidewalks are the responsibility of the abutting property owner. Check with your local laws to see if you’re responsible for maintenance of the sidewalk outside of your home. If you’re up for a DIY project, you can fix minor cracks and uneven sidewalks yourself.

For larger projects, contact a professional to diagnose and repair your sidewalk and driveway issues. Search on the following sites for sidewalk and driveway repair pros:

• Find local concrete contractors on HomeAdvisor who have been pre-screened, rated and reviewed by homeowners like you.

• Search contractors near you on Thumbtack. Compare prices, reviews, and experience for free.

• Connect with local masonry pros on Local Masonry Quotes. Get up to 4 free quotes for your sidewalk project.

The cost of sidewalk repair depends on the size of the project, but leveling concrete slabs ranges between around $550 to $1,300. To repair a driveway, the cost ranges from around $750 to $2,300. The size and landscape of your driveway and the extent of the damage adds to the cost of a repair project.

5. Open up the curtains and blinds on every window.

A bright house feels bigger, cleaner, and happier than a dark, closed off house which is why every top real estate agent says to open up blinds and curtains for photos and showings.

Old, dingy or broken window treatments can distract buyers and block natural light from the windows. Replace blinds and curtains with light, inexpensive options. Talk to your real estate agent about what window treatments attract buyers in the area.

Many of us will take any excuse to ransack Target for Glade Plug-Ins and vanilla scented candles. So when your real estate agent tells you to deodorize your home, you jump for your keys and Target shopping shoes. (Oh, you don’t have those? Weird…)

Well, stop right where you are!

Air fresheners, candles, and (God forbid) fresh baked cookies are not what buyers want to smell when they step into a house.

“You don’t want to be overwhelmed by these plugins and candles and you don’t want to be overwhelmed by pet odor. You want a nice neutral, clean smell,” says Bare.

To make your house smell clean and new without overpowering buyers’ senses, take the following steps:

• Remove pets, shoes, gym bags, and anything that holds onto odors.

• Avoid eating any meals in your home.

• Lightly spray a lemon-scented air freshener in each room.

• Leave the windows open for at least 30 minutes.

• On the day of the open house or showing, re-open the windows for 30 minutes to neutralize the smell.

7. Gather warranties for appliances.

If your appliances come with the home, make sure to have the warranty information for each appliance ready to hand off to buyers.

6. Neutralize foul odors and make sure the house smells fresh for showings.

As you prepare your home for the market and move out, things can get pretty hectic. Find the warranty paperwork for all of your appliances that you are leaving behind and keep them in a safe place (like the top drawer in the kitchen!)

That being said, make sure you are familiar with the items you’ve included in your home sale. These items are usually discussed when you and your real estate agent sit down to sign a listing agreement.

8. Sweep the garage, basement, or any other unfinished surfaces.

Your house is clean. The yard looks great. All of the clutter is moved out of your storage areas––but there’s a layer of dust, dirt and random packing materials on the ground in your garage.

Get ahold of a push broom or power sweeper to sweep up any muck from your garage. An unfinished basement, as dingy as it may be, should be swept, too. While you’re at it, get your attic and crawl space. The cleaner your house is, the better!

9. Organize closets and drawers.

Let’s face it serious buyers are going to look everywhere to make sure your home is “the one”. They’ll be poking into your kitchen drawers, closets, and even under your bed.

To avoid embarrassment and make every inch of your house look it’s absolute best, organize everything.

• Remove excess clothing from closets and drawers and put it in storage, your new home (if you have one already), or the trunk of your car.

• Fold and hang clothing neatly, leaving extra space to make closets look bigger.

• Gather medications and hide them in locked boxes, secret storage, or in your new/temporary housing.

• Empty your refrigerator and clean it thoroughly.

• Remove excess kitchen accessories to enlarge the space. Take away refrigerator art, phone chargers, paper towel holders, and small counter-top appliances that make the house feel lived-in.

10. Look up your address online.

Most people begin their home search online nowadays. In 2018, 50% of buyers found the home they purchased online. Search your house’s address online to see what buyers see.

If you notice errors in the details of your home like if a site reports 3 bedrooms when there are actually 4 bedrooms contact the site to correct it.

On top listing sites such as Zillow or Redfin, you can claim your home’s listing and make edits to the information on the site. Be prepared to verify that you are the current homeowner. If your home is on the market, your real estate agent will have to make edits to errors on your listing.

If the Google Maps street view doesn’t show the new updates you’ve made to the exterior of your house, make sure you include them in the listing.

Work with your real estate agent to make sure your home’s listing is heavily marketed online and includes accurate information.

Go above and beyond to prep your house for sale

Declutter, paint, clean, stage!

There are so many things that go into a home sale, it’s easy to forget home preparation steps that are less obvious, but equally important to sell your home.

Hold onto these 10 home preparation tasks that otherwise might slip past you. And, hey, go share this with your sister-in-law while you’re at it.

10 DIY Home Projects That Add Value to Your Home

While you're spending extra time at home, add value to your house with these easy do-it-yourself projects.

By Mady Dahlstrom and Devon Thorsby

Whether you’re looking to put your home on the market this spring or sell further down the road, there are many home improvements you can do on your own to add value to your home. A well-informed homeowner will keep track of all remodels and updates over the years, and will also be aware of the projects that can provide the best return on investment.

Even if your plans to put your home on the market are derailed by the coronavirus pandemic, the added time you're spending at home means you can take on some updates as do-it-yourself projects.

The average return at resale for home improvement projects is 63.7% of a project’s cost if the home is sold within a year, according to Remodeling Magazine’s 2020 annual Cost vs. Value Report. Here are a few relatively easy do-it-yourself projects that you can check off your list for cheap and add value to your home:

• Deep clean and declutter.

• Paint the interior.

• Spruce up your yard.

• Add lighting.

• Refresh your bathroom.

• Overhaul your closet.

• Refinish or paint your cabinets.

• Replace your floors.

• Update kitchen appliances.

• Remove popcorn ceilings.

Deep Clean and Declutter

First impressions count when selling your home. Make the interior of your home shine from floor to ceiling by taking the time to spruce up your space. Pick up personal items and store them away. Wipe down counters, baseboards and all areas inside and outside of the

house. Remove smudge marks on all windows, doors and mirrors. Deep cleaning and decluttering your home is one of the easiest and cheapest ways to keep your home looking its best while getting ready to sell. More importantly, it helps make life easier. Dan DiClerico, smart home strategist and home expert for HomeAdvisor, based in Brooklyn, New York, explains that decluttering and getting your home in order room by room will help decrease your stress level, especially if you’re battling anxiety as you spend more time at home.

Paint the Interior

A fresh coat of paint can go a long way when it come to buyer impressions. Painting your home's interior is one of the most cost-effective improvements you can do, as newly painted rooms will add value by providing a clean and updated look. “It is more timeconsuming if you really want to do the job right,” DiClerico says. Make sure to properly clean and prep surfaces, tape edges and doorways and apply a couple coats to make the new paint look consistent. Stick to neutral colors when choosing your paint so it will appeal to a large number of people.

Spruce Up Your Yard

Any yardwork that improves the curb appeal of your home will benefit you in the long term, and you’ll be more inclined to spend time in the space if you give it more love. Now is a great time to plant a vegetable garden or replace old, dead plants with new plants that will thrive, says Abeer Sweis, an architect and design partner for architecture firm SweisKloss in Santa Monica, California. If you're looking to make landscaping changes that appeal to more homebuyers, choose low-maintenance landscaping, such as beds of mulch or drought-tolerant plants.

Add Lighting

Brighten up your home without breaking the bank by simply opening windows, cleaning skylights and removing outdated curtains that may be blocking natural light. Have old lighting fixtures hanging from your ceiling? Get rid of any eyesores by updating your lighting with an eye-catching chandelier or a modern ceiling fan.

Refresh Your Bathroom

Outdated and boring bathroom fixtures can really take away from the room's style and feel. Giving your bathroom a quick refresh is a great DIY project to prep for selling your home. Upgrade fixtures, such as knobs and pulls, and check for leaky faucets or poor drainage. “You just need a screwdriver to be able to replace (knobs or pulls) with a similar type of hardware,” Sweis says.

Overhaul Your Closet

If your version of decluttering quickly turned into piling items inside your closet, you might want to consider a new closet organizer system. Brands like EasyClosets and ELFA allow

you to custom design your new closet based on the measurements and what you want to store there. All the materials and instructions can be shipped directly to your home for a DIY project. “It’s a project that will take you more than a day but helps you do some of those things you’ve wanted to do (in your house) but never touched,” Sweis says.

Refinish or Paint Your Cabinets

If you’re looking to employ more skill than painting interior walls requires, consider taking on the project of sanding and either staining or painting your kitchen cabinets. “This is a fantastic way to completely transform the look and feel of a kitchen, but it’s very timeconsuming,” DiClerico says. The project is best done by removing your cabinets from the wall, then patiently sanding away the existing finish before going through the process of applying a new stain or paint.

Replace Your Floors

Homebuyers prefer hard flooring options over wall-to-wall carpeting. While the idea of removing carpeting and refinishing wood floors on your own can seem like a daunting task, this DIY project can be done on a budget with the proper tools. Be ready to take the time to remove the existing carpet or other floor material, as well as prepare the space and install new flooring. But new wood floors, or even high-quality vinyl or tile floors, can deliver a significant return on investment and help your home sell faster. “I might say think twice about (a project this size) in normal circumstances, but longer-term projects like this can be done while you’re home now,” DiClerico says.

Update Kitchen Appliances

The kitchen is the part of the home that gets the greatest return when updated. While this is a more expensive option, upgrading your kitchen appliances like the dishwasher, microwave and stove can increase the value of your home. Consider choosing stainless steel when updating your kitchen, as this style is popular among buyers.

Remove Popcorn Ceilings

Popcorn ceilings may not make or break a deal, but they tend to date and devalue a house, causing potential buyers to look the other way. You can remove your popcorn ceiling yourself with the proper equipment, but if you have an older home, check if it contains asbestos. If your popcorn ceiling does have asbestos, you'll want to wait until it's easier to be away from the house while a professional carefully removes it.

How to Declutter Your Home Fast: A Checklist for the Messy

by Brie Dyas

The open house is often a daunting experience. It’s not for the expected reason that is, strangers who treat your home like it’s one of the properties on an HGTV show. Nope, the most challenging part of the open house is when your real estate agent schedules one three days from now and your home looks like a hoarder’s nest.

A messy home can directly impact anything from whether or not a potential buyer will make an offer to the amount of their offer. Rare is the buyer who can see past disarray.

“When a property is cluttered, it’s difficult for a buyer to imagine what it will look like [when they move in],” notes Joy Wheeler, a top New York City-based real estate agent. “I once had a property where the buyer passed because they couldn’t imagine what it would look like. I have very anxious buyers now who want to buy fast, but will note what’s move-in condition and what’s not. You have to go the extra mile to get the buyer to understand what it’ll look like when they move in, and they won’t be able to do that if your home is cluttered.”

Taking the time to clear the mess could translate into higher offers. It’s estimated that clearing out clutter can increase a home’s asking price by 3-5%.

While decluttering can be overwhelming honestly, that’s how the stuff got all over the place to begin with it’s not impossible. In just a few days, you can have a reasonably organized home that you’re not embarrassed to show. You just need to approach your mess with a plan.

Here’s just the decluttering plan you need. We also made our “How to Declutter Your Home Fast” plan into a downloadable checklist so you have it on the go!

Ready to Learn How to Declutter? First, Remain Calm!

Even though your time is limited, that doesn’t mean you should go into panic mode, rushing into decluttering all the rooms at once in the name of getting the project finished fast. In fact, most pro organizers agree that this is the worst mistake you could make. Without a focused strategy, you’ll only accomplish little in each room.

The easiest way to go about this is with a list-based plan.

Simply list all the rooms in your home or apartment in order of messiness. In a smaller space? Divide your place into “zones.” Plan to start with the least-cluttered room or zone first, or, from the tiniest room to the biggest room.

Don’t go to stock up on bins, boxes, and other organizing supplies just yet. Marie Kondo and other professional organizers recommend that you hold off on buying organizers until after you’ve decluttered your space.

Here are the items you need at a minimum:

• Rolls of large heavy-duty garbage bags for household trash and also for donations.

• 2 large bins or boxes each marked “keep” and “donate,” for sorting potential donations.

• A dust mask (especially helpful for closets and dealing with lots of clothes).

Got a family? Assign each a plastic bin in a bright color. As you clean, their misplaced item goes in the bin. Not necessary but helpful: A bunch of podcasts to listen to while you clean. If you want to stay on the theme of organizing, download The Minimalists Podcast or Organizing Mindfully podcast.

For a much more entertaining distraction, load up on episodes of interview-based podcasts

like How To Be Amazing With Michael Ian Black and NPR’s Bullseye With Jesse Thorn.

A crucial part of planning is knowing where you can bring donations of the (many) things you’ll realize you no longer need.

The Thrift Shopper has a search engine that lists all the thrift stores by zip code in your area. Look to goodwill.org or salvationarmy.org to locate a thrift shop nearby, and see what they do and don’t accept. For instance, some places won’t accept old tube-style televisions, VHS tapes, or records.

The hardest part of decluttering is getting started.

This is why we’re fans of the “timer trick.” It’s a favorite method for productivity and organization bloggers because it gives you a structured chunk of time to focus solely on cleaning. Just set a timer for 15 minutes, and devote the time to one step of the cleaning process. After all, anyone can do anything for 15 minutes, right? Repeat until your house is clutter-free.

Start Decluttering in the Bathroom

Source: (Chastity Cortijo / Unsplash)

Kicking off your decluttering bonanza in the bathroom is highly recommended. Why? Because it’s usually the smallest room of the house and therefore easiest to clean. From here, start with what organizing blogger Dana K. White of A Slob Comes Clean calls “Easy Stuff”: Things within the room that belong somewhere else.

From here:

• Pick up clothes. Chances are, you or someone you love has a tendency to miss the hamper. Fill a laundry basket with these orphaned items, then return them to their proper room.

• Move on to the vanity/sink area. Throw out any and all expired items (make-up, hair products, and other toiletries) away, because suddenly deciding to use a tube of moisturizer from 5 years ago can only end in heartache.

• Special note: You’re likely to find expired medicine, which has its own protocol. The FDA says to first see if your community has a “drug take-back” program specifically for expired medications. If not, throwing medication in the trash is your next best bet. The exception is for medication that indicates it should be flushed if not used by the person to which is was prescribed. Here’s the list of those medications.

• Declutter the shower/bathtub area. Move toiletries to the cabinets, or toss empty bottles into the recycling bin. Fold towels and place on hooks or towel bars.

• Clean it out. You know what to do: Spray shower/bath with cleaning product, clean mirror, clean vanity, clean floor, and most importantly, clean the toilet.

Decluttering Tips for the Bedroom

Like the bathroom, you’ll be surprised to find that much of what’s cluttering up your bedroom is “Easy Stuff.” Think: Books on your nightstand, rogue tissues, clothes that should be in your closet, and any random towels that were carelessly tossed aside during your harried morning routine.

Start with the bed and bed-adjacent areas. Make the bed so you have a clear surface to rest laundry baskets, etc. Clear off the nightstand, clear the space next to the bed, then go underneath the bed. Most of this will be the aforementioned “Easy Stuff.”

Don’t Dwell on Clothes:

Though your closet is here, that’s a separate zone to tackle next. Toss clothes in laundry baskets, or fold and put back in bureau.

Collect and toss “floordrobe” clothes into laundry baskets. Though your closet is in this room, that’s a separate zone to tackle next. Instead, round up all the clothes that are on the floor and place in a laundry basket.

Sort Through Photos and Decor

A lot of tchotchkes (souvenirs, photos, frames, etc) end up in the bedroom, covering bureaus and nightstands. This makes the room feel more cluttered than decorated, meaning you can likely donate anything you don’t have a strong attachment to.

Clean the Bedroom from Top to Bottom

Finish with dusting surfaces and blinds, cleaning windows, vacuuming, and laundry.

Do a Load of Laundry

Chances are, the “floordrobe” clothes are more casual items that can be washed together. Otherwise, take a few extra minutes to separate lights from darks, then launder accordingly.

Next on the Declutter Checklist: The Closet

Most of us have more clothes than we can manage, making it the top source of clutter. The main challenge here is getting rid of old, outdated stuff.

Donate all clothes that don’t fit and freebies you’ve never worn. Again, start with the easy decisions, like those promotional tees from events and jeans that haven’t fit since college.

Off to the donation bin they go. (Using one of the big garbage bags is highly recommended, because it’s likely that you’ll fill it with ease.) Work fast, spending no more than 3 seconds deciding on whether or not to keep a garment.

Be picky about sentimental items. You can easily lose a whole day in a nostalgia wormhole about a shirt you haven’t seen since middle school, or the random vintage cocktail dress you bought during a road trip with friends (and have never worn), the hand-me-down from your sister, or, worse, your ex’s jacket that you never were able to part with.

Professional organizer Andrew Mellen recommends paying close attention to these moments namely, “the story you tell yourself” when you’re assessing whether or not to keep an item.

Source: (Roberto Nickson / Unsplash)

“The story you may be telling yourself about it being cool or how exciting the hunt to find it was and what a treasure you picked up for a song or how much fun you had when you were drinking cocktails with your friends are all good stories,” he says. “They just might not need to be stories you’re still telling yourself.”

In other words, you might be holding on to an item for fear of losing a memory. It’s time to let go and trust yourself to remember the good (or forget the bad). To curb the odds of getting off-track, first loosely categorize clothing by type, tossing t-shirts/tops in one pile, bottoms/jeans in another, and so on. Then, take 15 minutes per pile to make your decisions.

Maximize space with storage. This is one place where you might need to pick up storage for at the end of your cleaning day. Open bins (preferably covered in a nice fabric) can go on the top rack of your closet to house t-shirts, workout gear, and infrequently-used accessories. You might want to pick up a low rack for shoes, or even a large basket (better for sandals, sneakers, and other casual shoes).

Once you purchase these items, budget 15 minutes to fold roll and “file” items for the bins, and then 15 minutes to arrange shoes on the rack.

The Best Way to Declutter the Living Room and Dining RoomBills, magazines, coats that don’t fit in the closet–the living room and dining room are both areas ripe for attracting clutter.

• Start with trash/recycling. Old magazines get tossed in the recycling bin, random bills get tossed in a “to shred” pile. If you have a lot of either of these categories, take 15 minutes to find all the magazines/catalogs, 15 minutes for bills and other to-shred items, then 15 minutes for trash.

• Use the bin method. Using the color-coded bins for family members you picked up earlier, do a sweep of the living room area, placing misplaced items in the bin of their rightful owner. Budget a time window of 15 minutes per family member.

• Handle sentimental items with care. From that vase given to you as a wedding gift to the heirloom soup tureen handed down to you from Great Aunt Gertie, the living room and dining room might have its fair share of sentimental clutter. Unfortunately, letting go of these never-used space-hogging items isn’t easy.

• Once you start thinking about the history behind the item, your guilt can lead to hours of indecision. Designer Heather Higgins of Higgins Design Studio suggests balancing the personal with the pragmatic.

“There is a sense of loss in letting go of memory-filled belongings,” she says. “We all need to incorporate elements into our home that represent our past, present and what we anticipate to be our future life. In order to do this successfully, the right mindset is crucial. We need a clear understanding of our real personal needs and priorities, in addition to a well-edited list of things we cannot live without.”

If you find yourself stuck, pick up an under-the-bed storage box and temporarily house these sentimental odds-and-ends until there’s a little more time to go through everything.

To break this down into more manageable chunks of time, take 15 minutes to find all sentimental items (place them all on a clean surface, like a table), 15 minutes to decide what stays and what gets donated, then 15 minutes to store or put away the remainder.

Tidy up the bookcases. This one’s relatively easy, involving little more than straightening rows and returning books to their shelves. If you have time, take 15 minutes to “weed” the old, outdated books off your shelf and into a donation bag.

How to Declutter the Kitchen

It’s a daily disaster zone one minute it’s clean, the next the counters are barely visible. How does this happen? No one knows. Since it’s a daily struggle, it’s best to leave this room towards the end.

• Toss the inedibles. Start with the fridge/freezer; then move on to cabinets and pantry, throwing out anything gross or mysterious. Spend a maximum of 15 minutes per shelf (including time spent for cleaning any old spills).

• Fill a donate box. Marie Kondo recommends going through each drawer and cabinet and tossing any infrequently-used cooking tool, pot, pan, dish, or glass into one of your donation boxes. Skip this if you’re short on time and put it on your to-do list for later.

• Clear the counters. This will generally mean trash and misplaced items, but it also means that tin of coffee (back to the pantry) and even appliances. Becoming Minimalist explains it this way: Your toaster is, at most, used for 5 minutes a day, so it’s really taking up valuable counter space the rest of the 23 hours, 55 minutes. Then, clear off the last surface of the room: The refrigerator door. Take 15 minutes per

section of countertop, then 15 minutes to remove everything on the refrigerator door and give it a once-over with the spray cleaner of your choice.

Declutter Office Space, the Entryway, and Hallway

These spaces have one thing in common: paper clutter. There shouldn’t be piles of unsorted papers in the first place, says Mellen. Pick up a pile and get ruthless. “W2s are not the same as old greeting cards. Keep the returns, toss the W2s.

Greeting cards with nothing more than a scribble in them have done their job someone was thinking of you at a particular time and let you know it,” he says. “If they haven’t written anything significant, the moment has passed and you can let go.” Sorting through the mess can take a considerable amount of time, so if you’re stuck here, place the cards or puzzling paperwork in a folder (or attractive storage boxes if you have a lot more) and hide it away for another day.

Congrats! You Just Learned How to Declutter Your Home Fast

Within the span of 2-3 days, you’ve organized your home before the big open house. All you need to do now is take your donations to the thrift store, do a little cleaning of any dirty spots, vacuum, and get ready for the offers to roll right in.

Selling? How to Make Your House Look Great in Photos

Improve your home’s shot at a sale by maximizing light, removing clutter and refreshing plants before the photo shoot

Laura Gaskill Houzz Contributor

A house hunter’s first view of your property is often online, and if the photos accompanying your home’s listing don’t impress, you probably won’t get a second chance to lure in that potential buyer — meaning your real estate photos are valuable assets when it comes to selling your home. The following tips can help your home put its best foot forward on picture day.

Ethos Interiors

Check out agents’ listings. Before diving into photo-day planning, it’s important to be sure your real estate agent is prepared to deliver quality listing photos. Study a potential agent’s listings to get a feel for the quality of the photography. Here are a few questions you may want to ask about how the agent handles photos:

o Do you have a professional photographer on staff?

o If you take the photos yourself, what equipment do you use professional camera and tripod or just a cellphone?

o Will the agent or photographer bring in additional lighting if needed?

o How much time is typically allotted for the photo shoot?

o What can I do to make my home look its best in photos?

Clean the windows and open the shades. Ample light can go a long way toward making your home shine in photos, so get those windows sparkling clean, and open the shades and curtains wide.

Perk up houseplants. Fresh green plants add a feeling of life and vibrancy to interior photos. Ailing plants, not so much. Trim away dead leaves with a pair of sharp scissors. Dust large-leaved plants with a soft cloth.

Emerald Coast Real Estate

Photography

Remove counter clutter. Gleaming, clutter-free counters will make your kitchen look more spacious. Put away everything, then clean counters well. It’s fine to leave out one or two small appliances, such as the toaster and coffee maker, but stash anything extra, as well as small appliances that have seen better days.

Steele Street Studios

Reagan Jobe Photography

Polish wood floors and shine up appliances. Wood floors can be a major selling point, so be sure they look their best in photos by treating them to a thorough cleaning, and finish with a product that is safe for your floors. The same goes for those stainless steel appliances using a product designed for stainless steel, buff the surface until it gleams.

PINEAPPLE-ID

Hide toiletries and freshen bathrooms. Aside from a fresh bar of soap at the sink, the bathroom should be completely free of toiletries — too many products crowding the sink and shower suggest that there’s not enough storage space. Pull open the shower curtain, clean the mirror, put the toilet seats down and turn on the lights. Remove old towels and put out fresh, fluffy white towels if you have them. If not, just leave the towel racks bare.

User

Neatly tuck in bedcovers. Photographs seem to pick up every little imperfection, so spend an extra few minutes straightening up the beds on picture day. Fluff up the pillows, pull the bedcovers taut, and clear away clutter and personal items from the bedside tables.

PINEAPPLE-ID

Do a photo-ready walk-through. The aim on photo day should be to make your house look as spacious, clean and inviting as possible so it’s in your interest to declutter as much as possible. Here are some under-the-radar items you may want to stash before the photographer arrives:

o Shoes in the entryway

o Piles of mail and paperwork

o Remote controls

o Magazines

o Kids’ toys that can’t be put neatly away

o Pet food bowls, beds and litter boxes (temporarily move these to an area that won’t be photographed)

o Front-of-fridge clutter (magnets, photos, cards)

PSW Real Estate

Switch on all lights. Unless your home is flooded with natural light or you know that your real estate photographer will be using portable studio lighting, the general rule is to turn on all lights. Don’t assume that photographers will do this for you because they may miss some or may not find every switch. So take a moment before you go to turn on lights, and double-check that curtains and shades are pulled open as well.

JDS OUTDOOR DESIGNS

Anchor Builders

Focus on the first impression. This isn’t the time to worry about major landscape changes or reviving a dead lawn. Instead, focus on the quick fixes that will make a positive impression in a head-on photo of your home. Deadhead flowers, rake leaves, clear away porch and driveway clutter, and set out a few pots of blooming flowers. You may also want to leave your own car parked in front of the house until the photographer is ready to shoot the street view — otherwise you could wind up with your neighbor’s SUV blocking the shot!

Last but not least, check that all outside areas are neat and tidy, with outdoor furniture in place, tools put away and garbage cans tucked out of sight.

10 Ways to prepare for a showing

By Trulia |

An agent left a message on your voice mail. She will be at your home, buyers in tow, in less than forty five minutes. Sound the alarms, all homeowners to battle stations, you are about to encounter a showing appointment!

Oddly enough, buyer showings seem to occur more often than not at the worst possible times. So what do you do when you need to prepare for a showing without a lot of time? Let's take a look at 10 ways to prepare for a showing:

1. Mini mop ups

Sweep the kitchen, bathroom, and entry way. If needed, use a cleaning towel or sponge to clean any spots or debris.

2. Dust the furniture

A quick wipe down of the furniture, TV screens, and computer monitors can help make each room shine.

3. Clean off counters

All counters should be clean and clear. Remove clutter as well - small appliances, knick knacks, and odds and ends should be stored.

4. Beds made

All the beds in the home should be made. If your bed spreads are faded, dated, torn, or ripped consider updating them with new covers.

5. Garbage cans empty

All garbage cans need to be empty. Also wash them out once a week and give them a quick spay of disinfectant to cut down odors.

6. Carpets vacuumed

Give the carpets a quick once over to fluff them up. Focus your efforts on the entry and living room.

7. Lights on

A dark home is gloomy. Turn on all the lights in the home, and open drapes and blinds to brighten the home. Also be sure your windows are clean.

8. Load the dishwasher

Clear the dishes off the counters by loading the dishwasher but don't start the cycle if it will be running during the showing.

9. Load the washer and dryer

Clothes should be picked up and either placed in a hamper or loaded into the washer or dryer. Again don't start the cycle if it will be running during the showing.

10. Pick up every room

Work backward from the entry point of the home to the furthest bedroom picking up everything up off the floors and counter surfaces.

Wow you have a lot to do in forty five minutes! Not to worry - if you can get the entire household to pitch in to help (bribery is a great motivator) you will be amazed at what you can get done in a short amount of time. Also don't be afraid to pick your battles. If you can't do everything, do the most important things first and if you're lucky the agent might even be late!

5 Feng Shui Concepts to Help a Home Sell

To put the best face on a listing and appeal to buyers who follow feng shui principles, keep these tips in mind.

1. Pay special attention to the front door, which is considered the “mouth of chi” (chi is the “life force” of all things) and one of the most powerful aspects of the entire property. Abundance, blessings, opportunities, and good fortune enter through the front door. It’s also the first impression buyers have of how well the sellers have taken care of the rest of the property. Make sure the area around the front door is swept clean, free of cobwebs and clutter. Make sure all lighting is straight and properly hung. Better yet, light the path leading up to the front door to create an inviting atmosphere.

2. Chi energy can be flushed away wherever there are drains in the home. To keep the good forces of a home in, always keep the toilet seats down and close the doors to bathrooms.

3. The master bed should be in a place of honor, power, and protection, which is farthest from and facing toward the entryway of the room. It’s even better if you can place the bed diagonally in the farthest corner. Paint the room in colors that promote serenity, relaxation, and romance, such as soft tones of green, blue, and lavender.

4. The dining room symbolizes the energy and power of family togetherness. Make sure the table is clear and uncluttered during showings. Use an attractive tablecloth to enhance the look of the table while also softening sharp corners.

5. The windows are considered to be the eyes of the home. Getting the windows professionally cleaned will make the home sparkle and ensure that the view will be optimally displayed.

Source: Sell Your Home Faster With Feng Shui, by Holly Ziegler (Dragon Chi Publications,

Reprinted from REALTOR Magazine with permission of the NATIONAL ASSOCIATION OF REALTORS. All rights reserved.

Project Descriptions

BATHROOM ADDITION—MIDRANGE

Add 6x8-foot bathroom over crawlspace with poured concrete walls. Use culturedstone vanity top with molded sink; standard chrome faucets; 30x60-inch white fiberglass tub/shower with ceramic tile surround; single-lever temperature and pressure-balanced faucet; white lowprofile toilet; general and spot lighting; electrical wiring to code; mirrored medicine cabinet; linen storage closet or cabinet; painted trim; ceramic tile floor; finish with painted walls, trim, and ceiling.

BATHROOM ADDITION—UPSCALE

Add new 100-square-foot master bath to existing master bedroom over crawlspace. Include 42x42-inch neo-angle shower with ceramic tile walls, accent strip, recessed shower caddy, body-spray fixtures, and frameless glass enclosure. Put in freestanding soaker tub with highend faucets; stone countertop with two sinks; two mirrored medicine cabinets with lighting; a compartmentalized commode area with one-piece toilet; and a humidistat-controlled exhaust fan. Use larger matching ceramic tiles on the floor, laid on diagonal with ceramic tile base molding. Add general and spot lighting and waterproof shower fixture. Cabinetry has custom drawer base, wall cabinets. Extend HVAC. Electric in-floor heating.

BATH REMODEL—MIDRANGE

Update existing 5x7-foot bathroom. Replace all fixtures to include 30x60-inch porcelainon-steel tub with 4x4-inch ceramic tile surround; new single-lever temperature and pressure-balanced shower control; standard white toilet; solid-surface vanity counter with integral sink; recessed medicine cabinet with light; ceramic tile floor; finish with painted walls, trim, and ceiling.

BATH REMODEL—UPSCALE

Expand existing 35-square-foot bathroom to 100 sf within existing house footprint. Relocate all fixtures. Include 42x42-inch

neo-angle shower with ceramic tile walls with accent strip, recessed shower caddy, body-spray fixtures, and frameless glass enclosure. Include freestanding soaker tub with high-end faucets; stone countertop with two sinks; two mirrored medicine cabinets with lighting; a compartmentalized commode area with one-piece toilet; and a humidistat-controlled exhaust fan. Use all color fixtures. Use larger matching ceramic tiles on the floor, laid on diagonal with ceramic tile base molding. Add general and spot lighting including waterproof shower fixture. Cabinetry has custom drawer base, wall cabinets. Extend HVAC. Electric in-floor heating.

UNIVERSAL DESIGN BATH REMODEL

Update existing 5x7-foot space to be wheelchair-accessible (zero-threshold, 36-inch-wide door) and install flat-panel electrical switches at sitting level (36 to 42 inches above floor). Replace toilet with comfort height fixture featuring elongated bowl and bidet-type seat. Remove existing bathtub and install curbless, tiled, walk-in shower with adjustable showerhead, foldout seat, thermostatic mixing valve, and bi-directional glass door. Replace flooring with electric radiant heat beneath new luxury vinyl tile flooring. Install adaptive living vanity with easy-grasp handles and adjustable mirror. Install LED lights, infrared ceiling light, night light, and ultra-quiet vent fan with humidity-sensing controls. Install ceramic tiles on walls with two contrasting color stripes. Install nine towel bars that can support 250 pounds and reconfigure storage to be accessible from a seated position.

MINOR KITCHEN REMODEL—MIDRANGE

In functional but dated 200-square-foot kitchen with 30 linear feet of cabinetry and countertops, leave cabinet boxes in place but replace fronts with new shaker-style wood panels and drawer fronts, including new hardware. Replace cooktop/oven range and slide-in refrigerator with new energy-efficient models. Replace laminate

countertops; install midpriced sink and faucet. Add new resilient flooring. Finish with painted walls, trim, and ceiling.

MAJOR KITCHEN REMODEL—MIDRANGE

Update outmoded 200-square-foot kitchen with functional layout of 30 linear feet of semi-custom wood cabinets, including 3x5-foot island; laminate countertops; and standard double-tub stainless-steel sink with standard single-lever faucet. Include energyefficient range, vented range hood, built-in microwave, dishwasher, garbage disposal, and custom lighting. Add new resilient flooring. Finish with painted walls, trim, and ceiling.

MAJOR KITCHEN REMODEL—UPSCALE

Update outmoded 200-square-foot kitchen with 30 linear feet of top-of-the-line custom white cabinets with built-in sliding shelves and other interior accessories. Include stone countertops with imported ceramic- or glass-tile backsplash; built-in refrigerator, commercial-grade cooktop and vent hood, wall oven, and built-in microwave unit. Install high-end undermount sink with designer faucets and water filtration system. Add new general and task lighting, including low-voltage undercabinet lights. Install tile or similar flooring that looks like wood.

MASTER SUITE ADDITION—MIDRANGE

Add 24x16-foot master bedroom suite over crawlspace. Include walk-in closet/dressing area, freestanding soaker tub, separate 3x4-foot ceramic tile shower, and doublebowl vanity with solid-surface countertop. Carpet the bedroom floor; put tile in bath. Paint walls, ceiling, and trim. Install general and spot lighting, exhaust fan.

MASTER SUITE ADDITION—UPSCALE

Add 32x20-foot master bedroom suite over crawlspace. Add spacious sleeping area with lounging/sitting area adjacent to large master bath. Include custom bookcases and built-in storage with millwork details; high-end gas fireplace with stone hearth and custom mantel; and walk-in closet/

dressing area with natural light, mirrors, and linen storage. Add French doors. Bathroom includes walk-in shower with dual-shower system, stone walls and floor, and custom frameless glass enclosure. Add freestanding soaker tub. Include two sinks in separate custom vanities with stone countertops and large mirrors. Create partitioned area for luxury one-piece toilet. Outside the bath, add 5-foot-long hospitality center with bar sink, undercounter refrigerator, custom cabinetry, stone countertop, and microwave. Include soundproofing, in-floor heating, custom wall finishes and hardware, general and spot lighting, and high-end lighting controls.

DECK ADDITION—COMPOSITE

Add 16x20-foot deck using pressure-treated joists supported by 4x4-inch posts anchored to concrete piers. Install composite deck material in a simple linear pattern. Include built-in bench and planter of the same decking material. Include stairs, assuming three steps to grade. Provide a complete railing using a matching system made of the same composite as the decking material.

DECK ADDITION—WOOD

Add 16x20-foot deck using pressure-treated joists supported by 4x4-inch posts anchored to concrete piers. Install pressure-treated deck boards in a simple linear pattern. Include built-in bench and planter of the same decking material. Include stairs, assuming three steps to grade. Provide a complete railing system using pressuretreated wood posts, railings, and balusters.

ENTRY DOOR REPLACEMENT—STEEL

Remove existing 3-0/6-8 entry door and jambs and replace with new 20-gauge steel unit, including a clear, dual-pane half-glass panel, jambs, and aluminum threshold with composite stop. Door is factory finished with same color both sides. Exterior brickmold and 2.5-inch interior colonial or ranch casings in poplar or equal prefinished to match door color. Replace existing lockset.

GRAND ENTRANCE—FIBERGLASS

Remove existing 3-0/6-8 entry door and cut and reframe opening for a 12-36-12 entrance door with dual sidelights. Move doublegang electrical box with two switches. Fiberglass door blank matches upscale entry, including color, threshold, lockset, and decorative half-glass; sidelights match door. PVC-wrapped exterior trim in color to match existing trim; wider interior colonial or ranch casings (3.5-inch to cover new jack studs) in hardwood stained to match door. All work to be completed in one day.

GARAGE DOOR REPLACEMENT

Remove and dispose of existing 16x7-foot garage door and tracks. Install new foursection garage door on new heavy-duty galvanized steel tracks; reuse existing motorized opener. New door has a lifetime warranty, and is made with hightensile-strength steel with two coats of factory-applied paint, is foam insulated to minimum R-12, and includes thermal seals between pinch-resistant panels. Windows in top panel are ½-inch insulated glass. Hardware includes galvanized steel hinges and ball-bearing urethane rollers.

MANUFACTURED STONE VENEER

Remove 300-square-foot continuous band of existing vinyl siding from bottom third of street-facing façade. Replace with adhered manufactured stone veneer, including 36 linear feet (LF) of sills, 40 LF of corners, and one address block. Installation includes two separate layers of water-resistive barrier laid over bare sheathing, corrosion-resistant lath and fasteners, and nominal ½-inch-thick mortar scratch coat and setting bed. Outline entry archway; use an 8x10-inch keystone and a soldier course of flats on either side.

SIDING REPLACEMENT—FIBER CEMENT

Replace 1,250 square feet of existing siding with new fiber-cement siding, factory primed and factory painted, and installed to manufacturer’s specifications. Include factory trim at all openings and corners.

SIDING REPLACEMENT—VINYL

Replace 1,250 square feet of existing siding with new vinyl siding installed to manufacturer’s specifications. Include factory trim at all openings and corners.

WINDOW REPLACEMENT—VINYL

Replace 10 existing 3x5-foot doublehung windows with insulated, low-E, simulated-divided-light vinyl windows with a custom-color exterior finish. Trim exterior to match existing; do not disturb existing interior trim.

WINDOW REPLACEMENT—WOOD

Replace 10 existing 3x5-foot doublehung windows with insulated, low-E, simulated-divided-light wood windows. Interior finish of stained hardwood; exterior finish of custom-color aluminum cladding. Trim exterior to match existing; do not disturb existing interior trim.

ROOFING REPLACEMENT— ASPHALT SHINGLES

Remove and dispose of existing roofing to bare wood sheathing. Install 30 squares of min. 235-lb. fiberglass asphalt shingles (min. 25-year warranty) with new 30-lb. felt (or equivalent synthetic) underlayment, galvanized drip edge, and mill-finish aluminum flashing. Assume a rectangular hip roof; custom flashing at two average-size skylights; and custom cap treatment at vented ridge.

ROOFING REPLACEMENT—METAL

Remove and dispose of existing roofing to bare wood sheathing. Install ice-barrier membrane at roof perimeter, and premiumgrade synthetic underlayment over roof. Install 3,000 square feet of prefinished, standing-seam metal roofing with matching pre-formed accessories, including drip edge, gable trim, and vented ridge flashing. Assume a rectangular hip roof; custom flashing at two average-size skylights; custom cap treatment at vented ridge.

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PRESENTATION

Because we don’t sell a home… we sell a lifestyle.

Home Staging Provides a 586% Return on Investment

Home staging provides a 586% return on investment, according to the most recent HomeGain Home Improvement survey. Staged homes sell faster and for higher prices, reports Pacific Staging, the premier home staging Orange County firm.

Dana Point, CA (PRWEB)

In HomeGain®’s Home Improvement survey, home staging is shown to have a return on investment of 586%, reports Pacific Staging, the home staging specialist of Orange County. According to the survey, home staging costs of $3000 to $4000 can result in a $15,000 to $20,000 home price increase. Of the real estate agents surveyed, 82% also recommended home staging to be one of the most effective ways of marketing a home.

“The HomeGain study underscores what we have known for years,” says Pacific Staging founder and head designer Ron Granger, “staging helps potential buyers get excited about the property, and visualize a lifestyle that will inspire them. A staged home sells faster and for a better price than one that isn’t, adds Mr. Granger. “This is the reason why developers always make the expenditure to furnish models. They, as well realize they are selling a drea m.”

Staging helps potential buyers get excited about the property and visualize a lifestyle that will inspire them

Top Ten Reasons You Should Professionally Stage Your Home...

1. You will make more money.

U.S. Housing and Urban Development reports that a staged home will sell, on average, 17% higher than an un-staged home.

2. Your house will sell faster, which equals less headaches and hassles.

The New York Village Voice reported that the average number of days an un-staged home is on the market is 30.9 versus 13.9 for a staged home.

3. The cost of staging doesn’t cost a dime.

In a 2007 Home Gain Survey of over 2000 realtors, it was discovered that sellers who spent typically $500 on staging services for their home recovered over 343% of the cost in the sale of their home.

4. Most home sellers cannot view their house objectively.

If you can’t see objectively, you can’t package effectively. Have a staging professional get your home into its most advantageous condition for showing.

5. You’ll have less guesswork and “Do It Yourself “work.

A professional home stager can manage your projects from start to finish. Or, they can give you a detailed enough report based on their extensive knowledge and training to have you “do it yourself”.

6. Only 10% of home buyers can visualize the potential of a home.

This is why staging a home is critical! You don’t want the advantages of your home overlooked and left up to the buyer’s imagination.

7. The longer your home is on the market, the lower the price will be. So stage first!

According to a National Association of Realtors survey, homes that sold after four weeks on the market sold for 6% less than ones within the first four weeks! Don’t be in a position where you have to lower your price. Have your house staged first!

8. The money you make may be tax-free. The money you spend is tax deductible. Take advantage of a possible tax-free capital gain by getting every dollar possible!

9. Leaving your house in “as is” condition will help sell the competition. Right now the number of homes for sale on the market is at a record high. Competition is

stiff and buyers have very high expectations. Successful agents know that the key to selling competing is professional staging.

10. You can relax.

You will have the satisfaction of knowing you have done absolutely everything possible to affect a quick sale of your most valuable commodity and for top dollar!

Home Staging Resource Phone 888.563.9271 Fax 760.301.8005 www.homestagingresource.com

Secrets of Staging: Sell Your House for More, Quickly

How prepping your house can change the minds of buyers

By CANDICE NOVAK

Home staging a popular trend in the competitive housing market is often the next step in selling your house more quickly, and sometimes at a higher price. Staging is preparing the home before it goes up for sale.

The practice has become somewhat of an industry there are certified stagers, staging assessments, and a spattering of literature on the subject. Since the '90s, staging has been practiced by designers and now increasingly by homeowners themselves. According to a study by StagedHomes.com, a website dedicated to all things staging, staged homes sold for 6.9 percent more then their un-staged counterparts. Staged homes stayed on the market for half the time (11 days) that un-staged houses did (22 days).

A comprehensive book published last year on the topic is The Complete Idiot's Guide to Staging Your Home to Sell, by Marcia Layton Turner and Julie Dana. In a chat with U.S. News, Turner explains the phenomenon and how the psychology of staging works. Excerpts:

What is staging, and how has it become so prevalent?

It started about 10 years ago in California and has become this process that homeowners are expected to go through before they put their property on the market. Some Realtors in California will not list the home until it has been staged. And what that means is positioning the home in the best possible light to make it much more likely to sell more quickly and for the full asking price. Only savvy sellers who were flipping homes more regularly would do [staging] in the past. They would set up furniture and take all their photos out and the tchotchkes out to showcase how big their property was. Staging is like Generation 2 for getting your home ready for sale.

What's the psychology behind staging?

When you have a buyer coming into your home, you want their first impression to be positive so they can be emotionally attached to the home and they can imagine themselves there with their furniture. If you have all your personal photos all over the house (you've got your kids artwork on the refrigerator and the family photos over the fireplace), it's hard for them to see their family

there; it's distracting. Part of the home-staging process is you take all the photos down, you limit what's on your walls so that they can see how big the walls are. You take out the extra pieces of furniture so that they can get a sense of how large the room really is. Because that's what you're selling you're selling space. People will pay more for more space, even if it's not literally extra square feet there's the sense that it's bigger.

How does staging change the buyer's perception?

A lot of decisions are made even before the buyer gets to the front door. You need to make sure the outside appearance is spotless so that they look at it and think "this home looks nice and well kept." It's all these little images (the paint, the door mat, the lawn) that are hitting them all at once, and you're trying to shape that with home staging. If you wanted to move into a certain neighborhood 40 years ago, you'd only have one or two homes to choose from. Now you've got six homes on a block. People are trying to take that extra step. Staging will preserve more of the purchase price. And that's what people need to do all that they can to get the perceived value of their home up.

Why home staging is important

By Bebe Sorenson

Although staging is optional, it really shouldn’t be. When you’re dealing with such a significant financial transaction, you don’t want to be lazy and settle for a lower selling price or a longer marketing period than you have to.

Potential buyers aren’t just looking for a structure to live in – they’re looking to fulfill their dreams and improve their lifestyles. Staging helps sell those dreams and creates a more emotional purchase that can generate more money for the seller.

Home staging is also beneficial because potential buyers don’t want to see work that needs to be done upon moving into the home. For every problem they see, they’ll deduct its cost from their offering price. If they see too many problems, they’ll pass altogether.

Staging how-to

If you’re on a limited budget, it’s best to focus on big-picture improvements and on the areas that will make the biggest difference in your home’s selling price.

These include the exterior and entryway (a buyer’s first impressions matter), the living room, kitchens and bathrooms, the master bedroom and outdoor living space, such as a back patio. In the kitchen, potential buyers love to see new appliances that come with the home, but if you can’t do that, make the ones you have spotless. No one wants to see splattered spaghetti sauce, films of grease or piles of crumbs in their potential new home. Likewise, make sure your bathroom sparkles. Your goal should be to make everything look new.

Declutter: There are two major problems with clutter. One is that it distracts buyers from your home’s features. The other is that it makes it seem like the home doesn’t have enough storage space. Put away knickknacks. Keep in mind that buyers will be interested in your closet space, so tossing everything into the closet to hide it away may not be the best strategy. Box up what you don’t need.

Depersonalize: Buyers need to be able to envision themselves in your home, so remove all the family photos and refrigerator art. Also make sure to put away all the toys and anything else.

Remove odors: Pets, kids, what you ate for dinner last night, a mildew-covered bathroom and many other conditions can make your home smell. You are probably immune to your home’s smell, so you’ll need to have a friend or neighbor help you out with this one.

Wallpaper/paint: It is unlikely that a potential buyer will like your wallpaper. Your best bet is to tear it down and paint the walls instead. Don’t even think about painting over the wallpaper – it will look shabby and send red flags for the buyer about all the work he or she will have to do later.

Paint should be warm, neutral colors that appeal to the masses and project the homey image you’re trying to sell.

Lighting: Take advantage of your home’s natural light. Open all curtains and blinds when showing your home. Add supplemental lighting where necessary.

Furniture: Make sure furniture is the right size for the room, and don’t clutter a room with too much furniture. Furniture that’s too big will make a room look small, while too little or too small furniture can make a space feel cold.

Exterior: Your home’s exterior will be the first impression buyers get and may even determine their interest in viewing the inside. Make sure your lawn, hedges, trees and other plants are well-maintained and neatly pruned and eliminate any weeds. To brighten windows, wash them well. If you can, power wash your home’s exterior – it can make it look almost freshly painted but with less effort and expense. Make sure the sidewalk leading up to the house is clear and clean, and purchase new doormats for the front and back doors. If you have a pool, showcase it by making sure it’s crystal clear. Creating some sort of outdoor living space in the backyard, such as a deck or patio with outdoor furniture, is another way to use the exterior of your home to its greatest advantage.

Last touches: Just before any open house or showing, add a nice touch of fresh flowers and bake a nice-smelling apple pie!

Tips for Home Sellers

Seller Guide: 10 Hardcore Staging Tactics

Today, homes don’t sell themselves. To win the battle for buyer attention and bring in the best offers, you have to play an active role in marketing your home. If you’re serious about selling for top-dollar and in record time, follow these sure-fire tips for staging successfully:

1. Check out the competition.

The first step to selling success is to find out what you’re up against. Before and during the selling process, visit other property open houses to see how your home mea- sures up.

When you’re out, here are a few things to note

• Property condition

• Highlighted features

• Move-in readiness

• Staging tactics that will work for you

2. Create a staging plan.

Great staging requires that you cover your bases like a pro every time. Whether you hire a professional stager or work with your agent to do-it-yourself, put together a staging plan complete with a checklist and photos of what your home looks like when it’s ready to show.

Follow the plan before every showing to make sure you put your best foot forward.

3. Get (and follow) professional advice.

If you’re serious about selling you need to enlist objective professional help. Ask your agent about his or her staging experience or if he or she has a professional stager or designer to recommend.

Data has shown that homes prepared by professional stagers sell for more. Getting an unbiased review from some- one who sees your property “as a product” can be invaluable.

4. Eliminate the excess.

Before you head out to buy new accessories to “spruce up your home,” focus first on items you can remove that will enhance a buyer’s experience.

The best signs of things you should eliminate are the things that you aren’t using and those you’re planning to get rid of before you move.

5. Pre-pack personal items.

Depersonalizing and decluttering are the most critical steps of staging, but they can be a challenge. To make it easier, start by pre-packing and storing away the items you won’t need until after the move and anything personal (like family photos) that might prevent buyers from envisioning the home as their own.rk: 3 Questions*

6. Clear off the counter space.

When it comes to the tops of your tables and counters, less is more. Clear off your counter spaces except for the occasional decorative or functional pieces (clocks or vases of flowers).

Remember, your goal is to help buyers see themselves in a home and they can’t do that with your stuff in the way.

7. Clean inside and out.

Everyone thinks they know what “clean” means when it comes to their own home. Here’s where an agent or professional stager can be super helpful. Invite them in to get an outsiders opinion on how to make the nooks and crannies you’ve forgotten about glisten.

Also remember, the best selling homes tend to have garages, basements, side yards, and other outdoor spaces that are just as immaculate as their kitchens, bathrooms and master bedrooms.

8. Dive into the trim and details early.

It’s tempting, when staging, to do the big jobs - painting walls, polishing floors, moving furniture - and to run out of steam and cash before the little details get handled.

Some of the least expensive home staging projects can carry the most powerful buyer-impressing payload. Here are few details to tackle to make your listing standout

• Clean or paint baseboards and other trim

• Ensure locks, doors, and drawers work properly

• Paint or replace outdoor accents like house numbers or mailboxes

9. Shoot sample photos

The first contact most house hunters have with your property is from a computer or mobile phone. Making sure your property presents well there is a big step toward sold.

Before you show off your home to the public, take a look at it from their view. Use your camera or Smartphone to take sample photos and view them on your computer.

10. Be brutally honest with yourself.

When you think you’re done preparing your home, think again. It’s not overkill to go out on a Sunday afternoon, walk through a few Open Houses, get back in the car and drive home to walk through it like a buyer would. Ask yourself: What can you edit or declutter? What is distract- ing? What stops a buyer from seeing the possibilities for their own family here?

If all else fails, take your agent with you. Arm him or her with a packet of post-it notes and give them free rein to stick one on anything that should be removed before showing the home. Then get that stuff out of there!

Staging Luxury Property | The Emotional Quotient

A look through the eyes of the luxury buyer reveals an emotional core.

By Karen Crystal

Whether it’s a polite conversation, or a heated discussion, luxury real estate brokers are committed to the value of staging, and sometimes our view of this important marketing strategy may clash with that of our client.

The million dollar question: is staging worth the investment?

By staging your home, you are visually inviting buyers to become emotionally attached, thereby enabling them to imagine the lifestyle they’ll soon be enjoying.

Visually inviting

If a picture is worth a thousand words, then a video is worth a million, right? So, why are visual images worth so much more than the spoken word? Because visual images are actually emotional triggers. In fact, studies have shown that at least 65% of us are visual learners, much of which comes from “our mind’s eye.” Our “Visual memory.”

For example, when luxury buyers describe what they desire in their dream homes and the lifestyle they want to achieve, they tend to use phrases like this:

Here’s how I’d like it to look... This is my vision... Let me show you how I am picturing it... I can see my family relaxing together...

dark creek before dark creek after

Here is another important point to remember: not everyone possesses a vivid imagination

Emotional attachment

Whether you want to admit it or not, we are all emotional beings. Many of our thoughts, and most of our important decisions are charged with emotion.

I observe this as a luxury agent. This is part of my occupation. I spend thousands of hours with luxury home buyers. Their actions and buying impulses are far different when buying stocks and bonds or even a company than when purchasing a home.

Luxury buyers may not discuss how they feel regarding their business decisions, but they definitely talk about how they feel when it comes to their home buying decisions.

Those of you who are scientific thinkers, may not believe this is true... but it is.

To demonstrate my point, visit the staged model of a brand new luxury home development. I don’t know about you, but the minute I walk through the door, my visual senses awaken. Immediately, I begin to feel and imagine the lifestyle of the staged model home. Life seems a little better, and I imagine moving in with only my toothbrush. It can be a vivid and emotional experience.

What about you? I’ve watched my own buyers “fall in love” with a home, feeling it in their emotional core. They imagine their children’s birthday party in the backyard, and they picture their family eating at the beautiful dining room table already set for holiday dinner.

Lifestyle

The luxury home buyer is looking for a home where everyday living and the luxury lifestyle are inseparable. The home overlooking the 6th hole of the golf course, with the outdoor living room equipped with a flat screen TV over the fireplace, and a bar for entertaining your family and friends. This is the life....the lifestyle we are selling... and the lifestyle they are buying.

So, when my sellers say (and this is an actual quote),

“If they can’t imagine their stuff in my house just because it is empty, then they are too stupid to afford this house anyway...”

I remind them that we are not selling their 13,000 sq ft house with 12 inch crown moldings, we are selling a home with a lifestyle. We need to market visually to buyer’s emotional needs, as well as their rational minds.

I recommend you ask your seller who is resisting staging a few questions.

1“Would you prefer getting a massage at the physical therapists office or the Four Seasons Resort Spa?” The answer is obvious. Then ask them..

2“Why they like the spa more than the therapist’s office?” They usually say they like the atmosphere in the spa better because it feels more relaxing.

3“Is it worth paying more for the massage in the beautiful spa then the cold therapist’s office?” I think most of us would agree the answer is an emphatic YES!

The luxury home buyer will pay a premium for a staged home that creates a lifestyle image that resonates in their emotional core.

Who knows? They may just buy all the furniture with it!

6 REASONS YOU SHOULD USE HOME STAGING IN PROPERTY MARKETING

By Designblendz

When it comes to marketing your property, home staging and virtual staging both help to add that essential makeup.

When it comes to marketing a property, home staging is one pivotal resource that should be considered and Virtual Staging is the other. Home staging is an on-the-surface solution that makes a property more attractive to potential buyers. Virtual Staging does the same thing and is created with real images of your empty home.

Staging can make a home look its best during a sales period without the pricey cost of a renovation. For a certain fee per month, the home on the market can be filled with great looking furniture, accessories, and art. An even cheaper option is Virtual Staging, where you have the flexibility to customize the furniture palette and have the images of your home virtually brought to life.

First impressions are important. Staging a home can be the key to selling the property successfully. The goal is to appeal to as many potential buyers as possible.

Read on for 6 reasons why one should use staging when marketing property.

1. Sell the Property Faster

The price of a home drops the longer it stays on the market. Studies from the Real Estate Staging Association found that staged homes spent 72% less time on the market.

When selling a property, the goal is always to sell it as soon as possible and for the highest possible price. One can increase their chances of success if the property is staged before listing. If you were to go with Virtual Staging, you can make an empty home look cozy and luxurious with out the actual furniture being brought into your home. With high definition images, you have the ability to be proactive in marketing your home as well, by posting them to social media, any home listing websites or even have them printed on marketing materials.

The whole point of home staging in the first place is to present the home in the best possible light. Buyers are always more likely to make an offer on an attractive home. Both staging options will give you and the home buyer an appealing finished product. It's all about your price point and what works best for you or the home you are selling.

2. Sellers Can't be Objective

Many sellers have a hard time being objective when they are putting their home on the market.

It's understandable. Many personal memories have been made in a loving home, and it may be hard for the seller to market their home effectively.

By getting a home stager, one ensures that the property is viewed objectively and packaged in a way that is appealing to others. The goal of staging is to make the home appeal to a mass audience in a compelling way.

This will ensure that there will be more interest in the property.

Often times, sellers will be unable to stay unbiased during the selling process. By working with staging companies or having Virtual Staging services, the property will have the best chances of selling quickly and for the best price.

3. Buyers Need Help Visualizing

This is a major reason for using Virtual Staging services when putting any property on the market. Both options of staging are responsible for getting a home into a condition that will allow potential buyers to visualize the future.

A staging company's job is to help people see themselves living in a particular home. That is why often times, they will decorate the home in a neutral way that appeals to the masses.

When buyers are looking for a home, they want to be able to visualize the home as a good fit for their family. Without professional help, buyers may not be able to look past the personalized things from the previous family in the house.

A National Association of Realtors study shows that 77% of buyers said staging a home made it easier for them to visualize the property as a potential future home.

Decorating choices are also something home staging professionals will keep in mind. Unusual paint colors and accessories may have been fine for the previous family, but when trying to sell a property, the decor should always be neutral.

When staging a home, the staging professional is essentially removing the previous owner so that a potential new owner may visualize themselves in it. All of this leads to the same goal, to increase the likelihood of a sale.

4. Relax

One of the best things about using a professional company to stage a home is that the seller can relax. They can rest assured that everything possible has been done to sell the property for the best price as quickly as possible.

Professional companies will take care of everything when it comes to design, stage, and aesthetics. That leaves the seller time and energy to focus on other things, such as the upcoming move.

The seller can also have peace of mind knowing that their property is in a competitive space with other properties.

5. Make Money

Recent studies show that staged homes are sold 6% above the asking price compared to unstaged homes. They also spend a lot less time on the market, which is also good for the seller.

Staging a home is a great investment. Studies show that a 1-3% investment in home staging leads to an 8-10% return. That is a great deal. As a seller, who wouldn't be happy with a little extra cash in their pocket?

Although paying up front for a homestager may seem a little counter-intuitive, especially since there is no guarantee the home will sell, studies and research show that it is definitely a smart investment.

By investing in home staging, a seller is much more likely to make more money.

6. Get a Head Start on Packing

The seller is eventually going to have to pack when they have to move. So why not get an early start?

In order to stage a property, the seller must remove all personal items and clutter from the home. Spaces such as the kitchen where there are lots of different accessories knick-knacks will have to be cleared. A well-staged kitchen is a very attractive quality to potential buyers.

By staging a home, the seller is making their job easier when it comes time to move. Most of the packing is already done, so there will be less last-minute tasks to tackle.

Setting the Stage: The Benefits of Staging Your Home for Sale

France & Son

A lot of our posts are about how to make your home reflect your personal style, taste, and lifestyle. But what happens when it’s time to sell your home and move on to a new space? With so many people looking at your home, not everyone is going to love your style the same way you do. When it comes to selling your home you need your space to strike the perfect balance between blank state and homey. That’s where home staging comes into play. Home staging can become kind of pricey, which leads many people to go without. But it also can really pay off in the end. If you’re on the fence about staging your home, here are some benefits to help you make your decision.

Staging Helps Your Home Stand Out

Many home buyers start their searches online, which means the first impression they get of your home is the posted pictures of it. They say a picture’s worth a thousand words, but in this case a picture can be worth thousands of dollars, if it entices people to come tour your home and put in an offer. If people don’t like what they see online, there’s a good chance they’ll pass on seeing it in person. If there’s more than one home for sale in your neighborhood staging can also help your home stand out from your neighbors’. This can be especially important if your home is older and going up against new construction.

Staging Maximizes the Space

Professional stagers know how to get the most out of every room. If your home is on the smaller side, staging can help potential buyers see the openness of your home instead of focusing on the small square footage. Staging can give every room a clear purpose, taking the guesswork out of things for buyers. A good stager will be able to walk through your home and create a flow that is beneficial to most potential home buyers. When buyers can see how the space is used, they’re less likely to get hung up on a strange layout or a small floor plan, which increases their chances of buying.

Staging Can Lead to Higher Offers

The goal of staging your home is to get people interested in it, and if multiple people are interested a bidding war can begin. If a buyer falls in love with your home they’ll likely be more willing to offer over asking price to make sure they get it. There are some statistics to back up this idea — according to the National Association of Realtors 2017 Profile of Home Staging, 29% of sellers’ agents reported an increase of one to five percent in dollar value; 21% reported an increase of 8 to 10 percent, and 5% reported an increase of 11 to 15 percent. The correlation between staging and final selling price isn’t entirely clear, but staged homes do create more buyer interest, which is more likely to result in higher offers than little interest is.

Staging Helps Homes Sell Faster

While there’s some debate on whether or not staging actually ensures higher offers, numerous studies have shown that staging does sell homes faster. And the faster your home sells the sooner you get your money and the less money you’re spending on mortgage and/or utilities payments for the home. One study found that homes staged prior to listing sold 79% faster than those staged sometime after being listed. A well staged home allows

buyers to better visualize themselves in the space, and also makes them more likely to overlook small issues because they’re already picturing themselves living there.

Stagers can use the furniture already there, or may rent furniture to help pad out the space, or furnish the space entirely if it’s a home that’s already been moved out of. Living in a staged home can be a tad inconvenient, and it can be tough emotionally to see the space you love transformed into something else, but remember that it’s being done to help you move to a new space that you’ll grow to love just as much.

14 Reasons to Stage Your House Before You Sell It

By Brandon Cornett

Staging a house for sale can be a time-consuming process. According to some experts, it may cost you anywhere from $200 – $2,000, depending on how much work is needed. But is it really worth the time and expense? Does it really make a difference? In a word … yes! Here are 14 reasons why you should stage your house before you try to sell it.

1. You’ll Increase the Likelihood of a Sale

When selling your home, the goal is to sell it fast and for the highest possible price. You can increase your chances for success if you stage your house before listing it. That’s the whole point of home staging in the first place to present your home in the best possible light. If you do this, buyers will be more likely to make an offer. As we continue through this article, you will see how a well-staged home can increase the likelihood of a sale.

2. It Gives the Impression of a Well-Maintained Home

When buyers are walking through your home for the first time, they are making observations on various levels. Obviously, they want to feel comfortable inside the home. They also want to make sure that it meets all of their needs from a structural standpoint (size, layout, number or rooms, etc.). But they’ll also be looking for clues that indicate the true condition of the home.

If you stage your house effectively, it will give buyers the impression of a wellmaintained home. After all, basic repairs are the first step in any home-staging plan. You start by fixing what’s broken. This is the bare minimum. After that, you move on to the cosmetic touches like painting and decorating. The result is that the house seems like it’s in tip-top shape. This puts buyers’ minds at ease, which is exactly what you want.

3. You Get a Head Start on Packing

You have to pack up all of your belongings eventually, before you can move. So why not start now? In order to stage your house, you must remove any and all clutter

from the premises. You also need to pack away your personal belongings so buyers can imagine themselves living in the house. By staging the home, you’re making your job easier when it comes time to move. You won’t have as much stuff to box up at the last minute.

4. It Helps You Justify the Asking Price

Home buyers today are savvy about property values. We all know that home prices have dropped in the wake of the housing crisis. So you can be sure that potential buyers will scrutinize your asking price like never before. If you stage your house before you try to sell it, you’ll have an easier time justifying the price.

Granted, you still need to determine the fair market value for your home. Home buyers and their real estate agents will use recent sales data to justify your asking price. But they’ll also be influenced by their emotions. If they walk through the house and see a number of things that need to be repaired or replaced, they may balk at your asking price even if the data is in your favor. If the house appears move-in ready, they will be more likely to accept the price you have set.

5. Staging Makes the House Seem Larger

The art of home staging has a lot to do with space. You want to remove clutter and arrange furniture in a way that maximizes usable space within the house. This gives the impression that the home is larger than it actually is. Have you ever walked through a home with minimal furniture and been amazed at how much space it had? But when you fill up that same house with over-sized furniture, knickknacks and other forms of clutter, it suddenly feels cramped.

As you stage your house, you should pay close attention to the “flow” of each room. People should never bump into a dresser when walking into the bedroom. They should never have to sidestep around an over-sized dining room table. Doors should be able to swing open completely, without hitting furniture or other obstacles. It’s hard to live in such a home, even if you’re used to it.

When you’re done staging, you may be surprised at how large your house seems all of a sudden. This is a common reaction among homeowners. And it’s a positive reaction among potential buyers. You never want buyers to feel like the home is cramped or crowded.

6. Suddenly, Every Room Has a Purpose

Buyers should never have to guess the purpose of a room. Most of us have a certain room in the house that serves multiple purposes. I’m guilty of this myself.

We have an area at the top of our stairs that serves as a combination TV room and play room for my daughter.

But I’m not selling my house. I’m living in it. If I were going to stage my house for home buyers, I would give this room a singular purpose. I would remove all of her toys, add some well-placed seating, and show the room as a family TV area. I would want the buyers to see this room and think “popcorn and movie night.”

You might think a room’s purpose is obvious, even if you’re not currently using the room in that manner. But some people have limited vision when it comes to the subject. They may truly be confused about the purpose of a room if it’s not staged properly. It’s almost like taking rooms off the list entirely. Did that house have two family living spaces? Or did it have one family room plus an ambiguous storage area with an exercise bike in the corner? You don’t want buyers asking these kinds of questions.

7. Staging Helps Buyers See Themselves In the House

As a seller, your job is to help people see themselves living in your home. You do this by “de-personalizing” the house, and decorating in a neutral way that appeals to the masses. You want buyers to see the house as a good fit for their family. You don’t want them to see your family living in it. If they see pictures of you everywhere, they’ll have a harder time making a personal connection to the home.

The same goes for taste-specific decorating choices. Unusual paint colors and exotic knickknacks are fine when you are living in the home. But when you’re trying to sell it, you need to neutralize the decor. When you stage your house, you’re essentially removing yourself so that others may insert themselves. This in turn supports item number #1 on this list it increases the likelihood of a sale.

8. It Puts Your House above the Competition

In most parts of the U.S., there’s an imbalance between housing supply and demand. There are too many homes on the market and not enough buyers to go around. This creates a classic buyer’s market, and it makes it a lot harder to sell a house. This is another reason why you should stage your house before you try to sell it.

As a seller, you have a lot of competition. You can bet that would-be home buyers have seen other houses before visiting yours, and that they’ll see more when they leave. What makes your house stand out from the rest?

When you get down to it, there are only two ways to distinguish your home. You can price it below the competition or make it seem like a nicer home. If you do

neither of these things, your house will probably be on the market for a long time. Staging can make all the difference in the world, even if your home is priced the same as comparable properties that are for sale. You are giving the appearance of a better value. This is the key to selling anything, whether it’s a housework toaster.

9. Buyers Will Have a Favorable First Impression

You’ve heard the phrase “curb appeal” before. This is the positive first impression people get when they pull up to your home. But you can’t achieve curb appeal unless you stage the house effectively. Staging doesn’t just occur on the inside. It happens on the outside as well or at least it should.

You want buyers to be impressed with the property before they even step foot inside. This is a critical moment that will determine their attitude for the rest of the visit. It’s hard to overcome a bad first impression, even if the inside of the house is in prime condition. If you stage the house well, you’ll improve the exterior as well as the interior. This puts buyers in a positive frame of mind before they even walk through the front door.

10. Staging Reduces Out-of-Pocket Costs for Cash-Strapped Buyers

Most home buyers are nearly broke by the time they complete the home buying process. They have to come up with a down payment, closing costs, and additional cash reserves in some cases. The last thing they want to do is buy a house with a long list of repair costs.

This is one of the things buyers will do when they walk through your home. They’ll be looking for items that need to be repaired or replaced, adding it up with their mental calculators. This is another reason to stage your house before you try to sell it.

One of the goals of staging is to make the home appear move-in ready. This means that buyers can bring in their furniture and have a housewarming party the very next day. This is an ideal scenario for buyers. And that’s what home staging is all about you’re trying to create an ideal situation for the buyer. This increases the likelihood of a quick sale. And isn’t that what you want more than anything else?

11. Buyers Can Have Their Housewarming Party Sooner

This might sound like a one-sided benefit. Why do you care if the buyer can have a housewarming party shortly after moving in? You care because it relates directly to your primary mission as a seller. It helps you sell faster.

Don’t underestimate the power of the entertainment factor. New homeowners love to have family and friends over to visit their new house. It’s one of the first things they will do after moving in. If the house is rough around the edges, the buyers might not be comfortable having that housewarming party right away. A wellstaged home, on the other hand, is “party ready” right from the get-go.

This may seem like a trivial notion in the grand scheme of things. It’s not. Every buyer wants an easy transition. Moving is stressful enough. The last thing they want is to inherit a long list of repairs and upgrades. Stage your house well to make life easier for your buyers.

12. You Get the Buyer’s Agent on Your Side

Real estate agents walk through homes all day long. This is especially true for the buyer agents, who might have to show dozens of homes to please their clients. Many of the homes the agents visit will be poorly staged. They’ll have oversized furniture, antiquated wallpaper, and shelves full of clutter. So when an agent walks into a house that has been staged properly, they can get pretty excited about it. Trust me, I’ve seen it happen.

As a seller, this is exactly what you want. You want the buyer’s agent to rave about your house. You want him or her to say things like, “This is so much nicer than the other homes we’ve looked at.” The agent’s excitement will rub off on the buyers. This reinforces some of the other points we have discussed in this article. And it all comes back to item #1 at the top of this list. It increases the likelihood of a sale.

13. A “Must-See” Home Will Bring in More Buyers

We just talked about real estate agents getting excited over a well staged home. But the benefits of this go beyond the agent’s buyers. Other agents will hear about your house, as well. Word gets around quickly in real estate circles. The buyer’s agent will want to bring his or her other clients to your house as well. They’ll probably mention it to other agents working in their firm.This will increase the number of buyers who come out to see your home.

In order to enjoy this level of “buzz,” you need to stage your house before you try to sell it. Giving buyers a good first impression is your primary goal. Giving agents a good impression also serves your cause.

14. You’ll Enjoy Living in the Home!

When my wife and I staged the house we were selling in Texas, we both said the same thing: “We should have done this years ago.” It was no nice to live in the home, even though we were only there for another month or so. We tackled all of

the things we had been putting off painting, landscaping, upgrading light fixtures. The place looked so good, we invited friends over for a farewell party.

10 Amazing Home Staging Statistics That May Surprise You

Staging has quickly become one of the most effective real estate marketing strategies in the industry.

It started picking up steam when the housing market crashed and the market was flooded with inventory. To help homeowners and real estate agents make their listings stand out from the fierce competition, home staging became a valuable asset. Today, the housing market is still very competitive. Homeowners see a great return on their investment in home staging, including faster home sales and higher offers from buyers. The key to home staging is tapping into a buyer’s psychology. It’s the same concept as packaging a product to make it appeal to a target market.

Home staging ensures that the home looks its best and captures the emotion of buyers, who are making one of the biggest purchases of their lifetime. Not only do we (as home stagers) ensure that the home is in its best shape possible, but we take it a step further and add special touches that make it warm and inviting.

If you are still skeptical that home staging is worth the investment and has the power to sell your home faster and for more money, check out these home staging statistics based on surveys conducted by reputable real estate companies.

Home Staging Statistics

The Impact on Buyers

Home staging works because it considers the wants and needs of buyers and taps into their emotions when searching for a home.

• Realtors who work with buyers say most buyers are willing to offer more money for a staged home compared to one that is similar but not staged.

• 81% of buyers say home staging makes it easier to visualize the property as their future home.

• 45% of buyers say it will positively impact the value of the home if it is decorated to the buyer’s tastes.

• Among REALTORS® who typically represent the buyer, 49% report most buyers are affected by home staging.

Staged Homes Sell Faster

To sell your home faster, it must stand out from the competition and create a strong first impression.

• A survey by Coldwell Banker Real Estate Corp. found that staged homes spend half the time on the market than non-staged homes.

• The National Association of Realtors (NAR) survey found that the longer homes stay on the market, the further their price drops.

• Once staged, homes spend an average of 73% less time on the market.

Home Staging Increases the Perceived Value

Home staging is all about showing your home in its best possible light.

• Buyers are willing to spend 1% to 5% more of the dollar value on a staged home than a non-staged home.

• A survey by Coldwell Banker Real Estate Corp. found that staged homes sell for more than 6% above the asking price.

Is It Really Worth It To Have Your Home Staged?

Will FeatherstoneForbes Councils Member

When selling a home, there are a few different ways to approach the whole process. Some people sell their home while they’re still living in it, some sell their home once they’ve moved out and it’s completely empty, some people sell after they’ve moved out and their home has been “staged.”

Home staging is the process of professionally furnishing and decorating a home and making it look as beautiful and appealing to buyers as possible. It’s not meant to cover up any negative aspects of the home but to accentuate the positive features of your residence and show buyers the potential that the space holds.

Here are a few of the big benefits of staging your home:

• Staging your home will help the property photos stand out online. People love looking at home decor and interior design magazines and blogs for a reason. Most people don’t live in the expertly curated spaces we see on the glossy pages of magazines, and as a result, these model homes are typically more aspirational most people would love to live in such a beautiful space. With so many people starting their home searches online these days, it’s of the utmost importance to stand out from the crowd. Capturing someone’s attention enough to make them want to come see your home in person is the goal.

• Staging can help people better imagine themselves living in a space. When a home is empty, it might be harder for someone to really imagine themselves living in the space. Things may even feel cold and uninviting, and you definitely don’t want potential buyers to feel anything but welcome and, well, at home. It’s important for potential buyers to see the home as a place they could immediately move into and begin enjoying. It’s all about creating an emotional connection: Once someone has fallen in love with the space, it’s much easier for them to commit to buying.

• Staging demonstrates a home’s potential. If someone is about to make the biggest investment of their lives, they’re going to want to make sure it’s something they love. Depicting how a home could be lived in can show someone the real possibilities of a space. Maybe you always used that extra bedroom for storage, but if a potential buyer sees it transformed into a lovely guest bedroom their best friend from out of town could stay in when they visit, or a fun playroom for their young children, suddenly that extra bedroom takes on a whole new life.

• Staging can make a space seem bigger. It might seem like completely emptying a space would make it seem bigger, but on the contrary, rooms can end up looking small when they’re completely empty. Sometimes people have a hard time imaging how much room their queen-sized bed will take up, and they might think they need more room

when they actually don’t. Showing how the space in a room can be used takes buyers one step closer to envisioning living there.

How do you get your home staged?

Your real estate agent will most likely already work with a stager or have a few contacts they can share with you. There are professional stagers who are experts at making homes look amazing, and they will bring in all of the necessary furniture and decor.

What does it cost?

This depends on several factors, including how large your home is, how long it needs to be staged, if you already have any furniture that can be used in the staging process, what type of staging you want, what city you live in, etc. Your real estate agent might split the staging cost with you, or you might be on your own. However, you can expect staging to run you anywhere from hundreds of dollars to a few thousand.

What is the payoff of having my home staged?

This will depend on your market. In some real estate markets, having your home staged is the difference between it standing out to buyers and actually selling, versus sitting on the market for months and not going anywhere. In other markets, having your home beautifully staged is the difference of thousands (and sometimes even tens of thousands) of dollars in the final sale price.

Ultimately, you will have to make the decision about whether or not to have your home staged. But keep in mind, forgoing staging could mean leaving thousands of dollars on the table.

The Case for Hiring a Home Stager When You’re Selling

This pro can help your home look its best potentially resulting in a faster sale with more profit

Karen Egly-Thompson Houzz Contributor

Home staging has become an increasingly formidable force in helping people sell their homes more quickly and for more money. Its overall goal is to help prospective home buyers emotionally connect with a space, hopefully leading to an offer to buy. Home staging isn’t limited to just high-end properties. It has become a norm for homes at all price points. While staging may seem like an additional hassle and expense, the investment can pay off. Here’s a guide to home staging, including the benefits, process and reasons to hire a home staging professional if you’re considering a move. Madison

Modern Home What Does a Home Stager Do?

A home stager gets your home ready to sell by making it look more attractive to a large number of potential buyers. Home stagers often are interior designers, or have worked as one in the past, and use their design skills to make your home look its best. They may rearrange existing furniture to optimize your floor plan, remove furnishings and declutter key areas, choose new paint colors and even bring in stylish new furniture and art to make your home appeal to more buyers. All this can help you sell your home faster and often for more money than what you listed it for.

Who Hires Home Stagers?

Anyone selling or buying property may benefit from home staging. Homeowners selling single-family homes, condos and townhouses make up the greatest percentage of those hiring home stagers. However, property developers selling new construction, and real estate agents, also are in the mix.

While home staging was created primarily to benefit the seller, seeing prospective properties in their best light also can be advantageous to buyers because it can cut down on their search time.

Staging North Shore Benefits of Staging a Home

Most people have trouble visualizing a space’s potential, whether that’s figuring out how to lay out an empty room or trying to ignore oddly arranged furniture, clutter or decor that’s not their style. The majority of home buyers can’t easily look past what’s in front of them to appreciate a room’s potential. Staging helps eliminate the buyer’s guesswork.

“The key is to set the stage for potential buyers to imagine themselves living there,” says home stager Robin DeCapua of Madison Modern Home. A 2019 study by the National Association of Realtors confirmed that more than 83 percent of home buyers find it easier to visualize the property as their future home when it’s staged.

Had the staged living room seen here been empty, many people might have found the large space intimidating and possibly off-putting. Instead, Audrey Gourguechon of Staging North Shore in Chicago created multiple seating zones to highlight it as an inviting living and entertaining space to potential buyers.

Madison Modern Home Prelisted staged homes spend 90 percent less time on the market than their nonstaged competition, according to a 2016 report by the Real Estate Staging Association. Considering the monthly carrying costs mortgage, taxes and utilities that translates into a lot of saved cash if the home spends less time on the market.

Madison Modern Home Shopping for many things these days is done online, and real estate is no exception. “Today, buyers look at the online photos before deciding to come in and view the homes in person,” says Shirin Sarikhani of Seattle Staged to Sell and Design. Web surfing is the first step in the buying process, and if your home doesn’t grab their attention, it will likely be passed by.

“If you want to get ahead of your competitors, be proactive, Gourguechon says. “Chances are your next-door neighbor has their home staged.”

Buyers decide whether they like the home or not in the first few minutes after

entering. There’s only one opportunity to make a first impression, so you don’t want to be the seller who skipped out on staging, especially if there are several houses on the market in your area. Even if without staging you manage to get potential home buyers through the door for one viewing, they may not return for another look if nearby properties appear more enticing.

Most homes have characteristics that are selling points, like architectural details or a great view, like the one shown here. But if these highlights aren’t actively showcased, they could go unnoticed. Or worse, a positive attribute could instead be perceived as a negative.

Let’s use this room as a hypothetical example. Slim, modern-style seating accentuates the city view by not blocking the window. On the other hand, an oversized roll-arm sofa with its back against the window could have send a message to prospective buyers that the living room is too small for a full-size sofa without obstructing the sought-after view. Boiling it down to a mere sofa location, the buyer might have moved on and considered a different property.

Let’s be honest: You’re too attached to your home to see it clearly. Homeowners have too many memories and attachments to belongings that can cloud seeing the whole picture. A home stager is a pair of fresh eyes with no emotional ties to the house or its contents. He or she is in a position to suggest packing up Grandma’s afghan or shifting a beloved painting from the hallway to the fireplace mantel. For the staged living room seen here, a bulky cabinet angled in a corner was swapped out for a more useful and attractive reading area.

It’s not personal. “When selling your home, it’s not about you anymore,” Sarikhani says. “It’s about the buyers, so being detached is the most important aspect of selling the home.” Home stagers emphasize to their clients that their feedback shouldn’t be taken personally, but rather should be seen as a means of helping prospective buyers envision their own belongings in the home. Most often, clients are happy with the changes and remark that they should have made changes earlier. Sarikhani has even had clients love their newly staged home so much that they take it off the market.

Meridith Baer Home

While the architectural style and age of the home play a role in the look of a staged room, other factors come into play with staging. The style is dependent on market trends, the likely buyer pool and demographic information. DeCapua says stagers glean this information from real estate agents or from prior stagings

Before Photo Madison Modern Home

in the area. Her Los Angeles market is made up of thousands of different cities, neighborhoods and districts and each one is unique. “Each home receives an appropriate style of staging,” she says. “For instance, an urban downtown loft gets a trendy look, while a San Fernando Valley home will be more familyfriendly.”

Another plus is the vast inventory of stylish furniture and accessories home stagers have at their fingertips, something a homeowner selling a home is unlikely to spring for. For example DeCapua says she recently put a blush-pink sofa in a luxury condo, and indigo lounge chairs paired with an orange midcentury modern sofa in a more contemporary space. “All-neutral staging is a thing of the past,” she says. “Now staging is hip, at times brightly colored and often full of personality, but it has to be tempered with good taste and an assemblage of furniture, decor and art that speaks to potential buyers in a powerful way.”

Madison Modern Home

When to Hire a Home Stager

The best time to hire a home stager is prior to listing your property. Waiting until your property has been lagging on the market is usually too late. “I often meet clients that call me when their home has been on the market for 30 to 60 or more days,” Gourguechon says. “It’s good that they realize that other properties are more appealing, but they have already lost a big part of their audience. Most of them won’t come back.”

While stagers recommend clearing away pieces from the home that won’t be making the move, many recommend not doing anything else, like painting or decluttering, until they visit your home. You could pick an unsavory new paint color that has to be painted over or, as Sarikhani has experienced, remove too many items that then have to be replaced with staged pieces, which can add to the cost.

Seattle Staged to Sell and Design LLC What It Costs

Home staging costs vary widely and tend to fluctuate with location, scope of work and ease of access. Some home stagers charge based on square footage. The National Association of Realtors’ 2019 Profile on Home Staging cites $400 as the median spent on home staging, but projects can range from a couple hundred to thousands of dollars.

Staged projects tend not only to recoup the initial investment but to generate

more profit. DeCapua says for 2015, Madison Modern Home’s data show that their clients received more than $6 for every $1 spent on staging and more than half the homes they staged that year sold for more than their initial asking price. On average, 37 percent of staged homes sell above their listed price, according to a 2019 survey by the International Association of Home Staging Professionals and StagedHomes.com.

Gourguechon makes a persuasive argument: The cost of staging will always be less than the cost of your first price reduction on your asking price.

Insurance Needs

Professional home stagers should have comprehensive insurance to guard against any damages made to your home during the staging and destaging processes. Likewise, the client would be responsible, either personally or through homeowner’s insurance, for any damages made to the staged furnishings. It’s a good idea to check the coverage of your homeowner’s insurance policy and discuss with the home stager his or her insurance coverage. Also, it’s wise to verify a stager’s insurance and business licenses before you hire anyone. Seattle Staged to Sell and Design LLC Which Rooms Are Most Important to Stage?

While it’s ideal to stage all the rooms in your house, your budget might not stretch that far. If you can do only a room or two, rooms should be staged in this order of priority, according to the NAR 2019 Profile of Home Staging: living room, master bedroom, kitchen, dining room, yard or outdoor space, bathroom, children’s bedroom, guest bedroom.

Sarikhani also advises that homeowners not dismiss “forgotten” spaces. She recently turned a large furnace room into a fetching little home office.

What to Expect From the Process

An initial in-home appointment with a professional stager usually lasts between one and three hours. The stager will likely take photos and may draw a simple floor plan. He or she will determine what should stay, what should go into storage and what items might be moved to different locations, and will assess the property’s general readiness to be staged. The home stager will also discuss timing and availability, and supply an estimate and options, usually after a couple of days.

If the proposal is approved, a contract will be drawn up and a staging day scheduled. Staging typically takes one day, but large properties can require more time. The home will be destaged after it has been sold or as per the contract.

It’s a good idea to interview more than one home staging company, look at all of their portfolios and ask for references from previous clients.

Meridith Baer Home

What Items Typically Are Not Included in Staging?

This can vary with different home stagers and based on whether the property is occupied, but most do not supply window treatments, bedding, towels or live plants.

Any suggested updates, like painting and new flooring, are typically paid for and arranged by the homeowner. However, the staging professional may recommend paint colors or other products.

Homeowners are responsible for cleaning the home prior to staging as well as for the duration of the contract. The tasks of packing, moving and securing a storage facility for belongings that will not remain in the home during the staging period are the homeowner’s obligation as well.

Sara Tuttle Interiors

What About Staging a Home With Pets?

Most professional stagers won’t stage in homes with cats for fear of scratched furniture, and some do not work in homes with any pets. Others will stage a home with animals only if they are kept out of the staged rooms. The issue of pets is an important point to discuss with your home staging professional.

Ian

Pierce

What to Do Before a Stager Arrives

o Give your home a thorough, “white glove” deep cleaning.

o Fix anything broken or easily improved oil squeaky hinges, for instance.

o Replace lightbulbs or at least make sure all of your fixtures have working bulbs and the illumination is consistent.

o Weed and mulch your flower beds, especially in front of the home, for curb appeal. You’ll make a good impression before potential buyers even reach the front door.

o Pack away superfluous family photos on display. Keeping a few out is OK, but too many pictures dampens the “I could see myself living here” reaction of potential

Tips for staging a house

If you want to sell your home faster, staging a house may help. Staging a house gets your place showroom-ready and allows buyers to imagine themselves living there. Home buyers are used to seeing picture-perfect houses in person, on home decorating shows, and in online listings, so learning how to stage a house can make a big difference when selling.

What does staging a house mean?

Staging a house is the process of strategically arranging furnishings and decor to make a house look its best while selling. This may involve paring down and refreshing your own belongings, or moving all of your own stuff out and renting furniture and decor.

1. Understand why you’re staging a house.

Staging a house is a strategic move for sellers. A 2017 National Association of Realtors (NAR) survey says 49% of buyers’ agents believe staging affects most buyers’ view of a home. And 77% of them say it’s easier for people to visualize a staged home as their own.

Staging can also increase the sales price. In that same NAR survey, 29% of sellers’ agents said the sales price for staged homes were between 1% and 5% higher than unstaged homes. Staged homes sell faster, too 39% of sellers’ agents reported that staging a home reduces days on the market. Understanding the benefits of staging a home can help you decide if it’s right for you, and how much to invest in doing it.

Staging a house helps buyers imagine themselves living in it.

Here’s how to stage a house.

2. Get rid of clutter.

The most essential task when staging a house involves purging and cleaning a clean, empty-aspossible house looks bigger. Remove knick-knacks and personal items from all surfaces. Don’t just put them in closets; potential buyers usually look in those, and you want yours to appear roomy. Box up spare belongings and get them out of the house.

With the clutter gone, do a deep cleaning. Make your kitchen and bathroom sparkle, and be sure to close the toilet lid before any showings. Air out the entire house by opening the windows air fresheners or scented candles can trigger allergies, and you don’t want prospective buyers feeling itchy. If you have pets, wash everything they touch no one likes pet odor. Consider hiring a pro for the deep clean if you have room in your home-selling budget.

3. Aim for a light and bright look.

Buyers typically like to see bright rooms, so lighting is an essential part of staging a house. Open your blinds or pull your curtains back before a showing. Make sure your light fixtures look appealing. If your lampshades are dingy or your fixtures are dated, consider replacing them. Even dusting your bulbs and fixtures can help let more light through.

Play with different color temperatures of lighting as well the whiter the light, the more it will look like daylight. You can check the Kelvin rating on light bulb boxes to help you choose the right one: soft white is typically 2700K-3000K, and daylight runs between 5000K–6500K.

4. Stage important rooms first.

We’re about to get into the part of staging that can cost money renting furniture, or removing some, which can require a storage unit. This can be a considerable cost of selling your house, so if you don’t have the time or money to stage your whole house, you can get the most bang for your buck by staging certain rooms. The NAR survey found the living room is the most crucial space to stage, with 55% of agents surveyed thinking it’s “very important” to stage it. Next comes the master bedroom, followed by the kitchen. Your last priority can be any extra bedrooms.

5. Remove and/or rent furniture.

A good rule of thumb is to remove about half your furniture. This could be difficult since you may still need to live in the home. But your house will look bigger and more appealing to most buyers with less furniture in it.

If your furniture just doesn’t look showroom-ready (or if it’s already moved into your new home), you can rent nice, new pieces. Put your furniture in storage, or sell or donate it if you won’t be taking it with you. If you’ve already moved, another option is pop-up furniture, which is made of corrugated plastic or cardboard, but looks nice enough to give sellers the sense of place and potential they need.

6. Arrange furniture.

Once you’ve settled on the furniture that will occupy the staged home, position couches, chairs, and tables away from your walls. This is a design technique called “floating” the furniture. Anchor the space with an area rug, even if the room has wall-to-wall carpet. This creates a cozy, intimate space, ideal for chatting with friends and family.

7. Work on your home’s curb appeal.

“Curb appeal” is a real estate term for how nice your home looks on the outside at first glance. It’s a big deal when staging a house because the exterior is the first thing potential buyers see. Get buyers in the door by doing the following:

o Power-wash your house and walkways.

o Clean your windows.

o Make sure your house number is easy to read.

o Mow the lawn.

o Trim overgrown greenery.

o Plant flowers.

o Put a welcome mat and potted plants on your front stoop.

o If you have a porch, include outdoor furniture.

8. Add little extras.

Once you’ve learned how to stage a house and yours looks perfect, add some finishing touches inside. People love to see fresh flowers in vases, a bowl of fresh fruit on the kitchen counter, and folded towels in the bathroom. If you’re living in your home while selling, you can keep your nice extras in a closet so they’re ready to go quickly when your real estate agent calls to say a buyer is on the way.

Now that you know how to stage a house, you could have your home sold in no time. Check out our moving checklist so you’ll be ready for your next home adventure.

LIFESTYLE

Home staging pros get good first impression

by Martina Schimitschek

First impressions do really matter. That is why more and more homeowners are turning to home stagers when it’s time to sell their residences

“Real estate is like Internet dating. People make judgments looking through photos,” said Paul Scott Silvera, who has been in the home staging business for 14 years and also owns the home décor store Scout.

The idea behind staging a home for sale is to sell not only the space but also a lifestyle. That adds up to quicker sales and often more money since multiple offers translate into higher bids.

Silvera became a believer when he was selling his own two-bedroom, one-bathroom Bay Area bungalow in 2002. Although his furniture was perfectly functional, and the market in Berkeley was hot, the house didn’t sell for six months.

“It didn’t tell the story the people who were buying wanted to hear,” Silvera said. “My house was real estate road kill.”

So he staged the house with a young couple in mind, immediately got numerous offers and ended up selling it for $715,000 – 10 percent more than the original asking price.

“Staging a home is a good return on your investment,” said Judith Burzell, who owns HomeScapes Home Staging and is president of the recently formed San Diego chapter of the Real Estate Staging Association, a professional organization for home stagers. While staging

costs start at about $2,500 and go as high as 0.5 percent of the listing price, that’s less than the first price reduction if a home doesn’t sell within a month, she said.

“It certainly helps if the buyer is looking online,” said Cory Shepard, president of the San Diego Association of Realtors. “It helps the home sell faster, and time is money.” In a 2015 survey by the National Association of Realtors of 2,373 real estate agents representing buyers and sellers, nearly half said buyers were affected by home staging.

The business started growing during the 2008 recession. With all the homes on the market then, sellers were trying to find a way to stand out from the competition. And buyers, fueled by websites such as Houzz and HGTV design shows, started to expect more styling.

When Kevin Alameda decided to sell his rental property in Torrey Highlands, he turned to Burzell to stage the empty 2,800-square-foot house. The 15-year-old home, which “didn’t have a lot of upgrades, tile floors and a brown kitchen,” had three offers in one week, he said.

“I actually had a bidding war, selling it for over asking price,” Alameda said. “ I don’t think I’d sell another house without staging it.”

Alameda chose Burzell’s company because he liked her transitional contemporary style online. He had her stage the public areas and two of the four bedrooms. Staging includes everything from furniture and window treatments to artwork, accessories and lighting.

Prior to furnishing the home, whether empty or occupied, stagers will also suggest bigger projects, such as landscaping, painting and even kitchen makeovers, and can help manage those undertakings.

To get the best results for the best price, sellers should do a bit of homework. While some stagers have their own inventory of furnishings, such as Silvera and Burzell, others rent furniture, so quality and condition vary. Prices are based on how much is staged and how long the home is staged. The focus is primarily on the kitchen, living room, dining room, bathroom, master bedroom and any outdoor living areas.

It’s up to the seller to determine how much of the home is staged, although Silvera said all rooms should be included. “Not staging all the rooms is like half a haircut,” he said.

For one client, he even went to the neighbor’s house and asked the homeowner if he could paint her house a different shade of purple and replace the boarded up windows. She agreed.

“You’re extending the value to the house. You have to use every tool in the toolbox,” said Silvera, who now has a real estate license so he can offer clients the total package.

While home stagers work with sellers to get them the best possible deal, staging can also be beneficial to buyers because it gives them an idea how a certain space can be used. Turning an

awkward corner into an office or rethinking the dining room as a game room can show buyers the potential of a space.

“Scale is a lot of what we do,” Burzell said. Buyers can see what size bed will fit comfortably in a room and can measure the television to see if it matches what they have. Rooms also tend to look smaller when they are empty, Shepard said.

“In most cases, (a home is) a person’s largest asset,” Burzell said. “It makes sense to dress it up.”

While it’s not always practical to stage a home that is still occupied, all sellers should take a few steps to make a home more inviting to buyers.

Get your home ready to sell

• Deferred maintenance. Repairs and safety concerns will show up during inspection, so it’s best to get them out of the way beforehand.

• Paint. A fresh coat inside and out does wonders to brighten a tired home. Neutral colors will appeal to the most people. Check out what’s trendy yet sophisticated.

• Curb appeal. Make sure walkways are clean and vegetation is alive and healthy. If you’ve let your lawn go dry, consider replacing it with drought-tolerant plants or re-sod. Add flowers and furniture to the porch.

• Deep clean. Washing the windows helps sell both the interior and exterior. The interior should be gleaming, so replace corroded faucets, regrout tiles, steam clean the carpeting and consider refinishing the wood floors if they look worn.

• De-clutter. Space sells, so counters and closets need to be clean and uncrowded. And buyers don’t want to feel like they are intruding which means personal items, including photos, need to be packed away.

• Don’t get too sterile. To help a home look inviting and comfortable, decorate with fresh flowers, bowls of fruit and table settings. Stay stylish and neutral.

• Be aware of odors. Pet owners need to be vigilant about keeping animals and their favorite areas clean. But don’t use harsh cleaners that will have your home smelling like an institution, and artificial scents will have potential buyers suspicious. Freshly baked cookies will give the home an inviting aroma and entice potential buyers to linger.

• Think about furniture. Each room should have a clearly defined purpose and be arranged to maximize its potential and flow. And be sure to store the tattered recliner, no matter how comfortable it is.

Weird, But True: Fancy Bath Salts Can Help Sell Your Home

You’re not just selling a home, you’re selling a lifestyle.

We get it. You're pragmatic. You'll buy that deep cleaning and decluttering your house are important steps in a comprehensive home staging process that could help your home receive higher offers and sell faster. But what's up with those staging recommendations like making your bathroom feel like a spa and your kitchen smell like Rachael Ray just stopped by? Is that froufrou stuff really worth your time?

It is. Actually, the fact that you're a pragmatist is the reason you're going to want to shell out for some luxury staging items. The science is in: You're not just selling your home, you're selling a lifestyle, and those fancy final touches make a powerful sales pitch.

That's right. Although the $11,000 you spent on a sturdy new roof might help seal the deal after the inspection, a gorgeous $30 jar of bath salts could be what prompts the offer in the first place.

The Psychology of Emotional Selling

There are plenty of rational reasons for a buyer to want to purchase your house that new roof is just one of the many. But according to Peter Noel Murray, Ph.D., in "Psychology Today," decision making and emotions are inescapably intertwined. So much so that people with brain damage affecting the connection between emotions and rational thought are unable to make decisions, even with a clear set of pros and cons before them.

What's more, functional magnetic resonance imaging, or fMRI, results have confirmed the active role emotions play in consumer decisions about brands. How else can the overwhelming success of brand names over generic products be explained when generics are often the exact same thing?

People want to be associated with the brand that feels more upscale, or as Terrylynn Fisher, a REALTOR® with Dudum Real Estate in Walnut Creek, Calif., says, "Everyone aspires to have more than they have." In a 2007 study, researchers found that people's enjoyment of wine increased in tune with the wine's perceived price even when it wasn't actually expensive.

Think of your home as the luxury, brand-name product, and all of the other houses on a buyer's list as the generic version. Those homes might have a new roof as well, but when it comes to falling in love with a house, it's that fancy label aka, the chic bath salts or fancy wine decanter on display that could make all the difference.

"You stage appropriate to the price range but [staging makes it feel] a notch above," Fisher says. "[Buyers] want to feel like it's a move up."

Of course, different brands have different identities. How can you know that luxury is the right brand to convey to house hunters? In another "Psychology Today" article, Brent McFerran, Ph.D., explains that consumers' desire to make luxury purchases is tied to their desire to showcase their accomplishments. What could be a better representation of someone's accomplishments than their home?

When a home appears luxurious, it promises aspirational home buyers the lifestyle they have worked so hard to earn. They deserve to live in a house with fancy wine decanters and an orchid in the bathroom. They've earned it.

Leveraging Luxury (Affordably!)

What's that? Your home isn't already laden with luxury goods? The good news is that it doesn't take many luxury items or any genuinely expensive ones to create an upscale look for your home staging. Overstock discount stores like HomeGoods or Burlington Coat Factory are great places to find fancy, brand-name items like those bath salts or top-of-the-line bed linen sets at a bargain.

When it comes to the staging items you were going to get anyway, sometimes the right item makes a subtle but impactful difference. In an article for "Houzz," Kristie Barnett,

known as "The Decorologist," recommends overstuffed, oversized throw pillows. They're not much more expensive than smaller pillows (a 26-inch pillow stuffed into a 20-inch cover from Ikea will run you about $15), and they add a seriously luxurious touch to the living room. Another inexpensive luxury tip from Barnett: Paint interior doors black. Who knew your doors were one cheap, easy coat of paint away from seriously chic?

Finally, when choosing luxury items for your home staging, be sure to focus on the lifestyle you're promoting. Yes, those bath salts in that elegant glass jar are beautiful on their own, but the reason you're using them is to recreate the feeling of a spa in your bathroom. Support that beautifully scented splurge with fresh, white towels, decorative baskets, and maybe even a small bamboo plant.

Sound like the kind of bathroom you'd like to call home? With any luck, that's what house hunters will think too. You already know your well-maintained home is the best rational choice for the right buyer; this easy staging strategy can make it the obvious emotional choice as well. There's nothing like a little note of luxury to tug at their hearts and help them envision your house as their future home.

Staging vs. Decorating: What's the Difference?

Unlike decorating, staging your home isn't about personal style it's about creating ambiance and appeal for buyers

Kristie Barnett

Selling your home means selling a lifestyle, but not necessarily your own. In home staging, you're striving for a look that is fresh and welcoming yet not really taste specific. People with varying tastes need to feel that they can make the home their own if they purchase it.

This is the distinction between decorating your home and staging it to sell. It can be hard to understand at first, but if you don't know the difference, you might not sell your house as quickly as you like.

Although everyone has different tastes in decor and furnishings, most people want a home that is welcoming, functional, peaceful and organized. Tailor your house so that buyers will describe it in those terms rather than by your style of decorating. Getting rid of clutter and having fewer but larger accessories is a great place to start.

Making sure your home isn't taste specific doesn't mean your rooms should be devoid of color. Instead, keep color schemes simple and dose them with an ontrend neutral, like a clean tan, a soft gray or a warm white.

Kristie Barnett, The Decorologist

Kristie Barnett, The Decorologist

If you have a distinctive decorating style — whether it's Tuscan, shabby chic or modern you're going to need to scale it back a bit. If you don't, your home will appeal to the small percentage of potential buyers who love your chosen style. Staging is about strategic editing and depersonalizing, rather than decorating and personalizing.

Andrea May Hunter/Gatherer

Dated is dreary. Strive to stage your space with a current and fresh feel. Use updated neutrals on the walls and furnishings that are clean-lined and simple.

Punches of color are great; just use them sparingly. A room arranged symmetrically and centered on the architecture reads as peaceful one of those important aesthetics every buyer is drawn to.

Andrea May Hunter/Gatherer

This guest bedroom is full of great staging ideas. It has lots of on-trend design details, but it's sparse on accessories and other distractions. The color palette is simple, easy on the eyes and would be attractive to both men and women. Most potential buyers would remember this appealing room long after leaving the house.

Warline Painting Ltd.

This clever arrangement draws attention to the unique architecture in the space and illustrates a smart use for the area under the stairs: an office nook. This area is nicely decorated, not staged.

If I were staging this area, I would keep the desk, chair and lamp, remove overly personal items such as family photos, and leave a few pieces of art and an attractive notebook and pen. Simple accessories can help draw attention to a functional space.

HomeTech Renovations, Inc.

If you are updating a kitchen or bath before putting your home on the market, keep the finishes neutral and classic. This is not the time to show off your personal style. You want to broaden your buying audience by appealing to a wide variety of tastes and preferences. This bathroom would definitely appeal to buyers with either traditional or contemporary taste, and could later be personalized with the new homeowner's preferences for color and accessories.

Sure, this may not be what normally sits on your countertop, but doesn't it look better than the usual bills and coupons? Remember, you are selling an idealized lifestyle, not your reality.

René Zieg

The bottom line is that you have to get outside your head and inside the mind of a potential home buyer. It's very difficult to be objective about your own home, but it's crucial if you want to sell it.

PRICING

Price is king.

Top 10 tips to sell your home for top dollar

By Trulia |

Hey - isn't this the worst real estate downturn since the Great Depression? If that's true how are some sellers still able to successfully beat the odds and sell for top dollar despite the market conditions? The answer is that they employ time tested and market approved techniques and strategies that give them an all important edge over their competition.

To model the success of these savvy homeowners, let's take a look at the top 10 tips to sell your home for top dollar:

1. Price your home aggressively

Setting the right price for your home is the single most important decision you will make when you decide to sell. Go too high and you risk turning off every buyer in the marketplace, go too low and you leave money on the table. One simple but powerful technique for pricing your home aggressively is to spend the day looking at your competitors' homes. By doing so you will be seeing the world through the buyers' eyes. Be tough and honest with yourself. Compared to the competition what would be a price that would position your home as the best value proposition for buyers in your marketplace?

2. Use price points

Buyers don't walk into an agent's office and announce that they would like to see homes priced at a specific price like $227,900 dollars. Instead they ask to see homes between price ranges that are separated by five to ten thousand dollar increments. Because of this, consider setting your price near one of these natural price points. For instance a price $229,900 would probably net you exactly the same number of buyer inquiries as a price of $227,900, but moving your home down to $224,900 (the next price point down) would widen your potential buyer pool.

3. Consider value range marketing

Another pricing technique that may be the ticket to more showings and more offers is to use value range marketing. Value range marketing is a pricing technique in which you choose a listing price based on what you would sell for

today if a buyer wrote you a check. You then choose another lower price - one that you wouldn't reject if offered but would use as a starting point negotiate towards some middle ground. So instead of listing your home at a specific price of $496,000 dollars, you list the home between $459,000 and $496,000.

4. Offer a bonus to selling agents

The agent who brings a buyer to your home is typically referred to as the selling agent or the buyer's agent. In a market crowded with inventory many sellers find it wise to provide an incentive to motivate these agents to show their home more frequently. While you may cringe at paying real estate brokers even more money, the fact is it may provide just the push they need to work a little harder to sell your home for top dollar.

5. Hire an aggressive listing agent

Not all listing agents are created equal. To find an aggressive full time agent, take the time to research the market, talk to friends, neighbors, and colleagues about who they recommend, and interview multiple agents before making a hiring decision. In addition, be sure to come to an agreement about a specific, documented marketing plan before signing a long term listing agreement.

6. Encourage two way critiques

Successful sellers aren't afraid of a little (or a lot) of constructive criticism. In fact, they invite agents to give them helpful suggestions on everything, from pricing to curb appeal, to help them secure the highest possible price for their home. On the flip side, when hiring an agent, be sure to find an agent that is open to suggestions. For instance, as a seller you may find ways to improve advertising copy, flyers, photographs, or even virtual tours.

7. Offer incentives & pre-paids

A buyer who has narrowed their search down to two or three top choices may need a little push to motivate them to take action. To encourage buyers, many sellers offer incentives like buying the interest rate down on the purchaser's loan, paying for closing costs, inspections, or repairs, or providing allowances or credits for home upgrades after closing. In addition, many sellers prepay for services like internet services for a year, taxes or homeowners association dues, or even golf club memberships.

8. Stage the home & use curb appeal

Buyers won't pull the trigger unless they become emotionally invested in your home. To help build a stronger first impression start from the outside first by working hard to improve your home's curb appeal. Next move inside and stage

each space by creating a focal point and a story for each room. A set dining table, a book by the bed, or a game in the kids room are all simple examples of staging.

9. Use a pre-appraisal and pre-inspections

A pre-appraisal is an appraisal of the home before a buyer has made an offer. By having this done early you will have an objective voice that has provided a value for the property independent of your own opinion and may be a great tool in talking with buyers. In addition, many sellers do pre-inspections of the home to provide buyers with a clear whole home inspection or pest and dry rot inspection. (A word of caution: anything discovered during a pre-inspection will likely need to be disclosed whether you fix the issue or not).

10. Learn to fail fast

If something isn't working, successful sellers have the strength to fail fast by making adjustments to their strategy quickly. For instance, if after implementing your marketing plan buyers don't begin to view your home on a regular basis, this is a clear indication (a red flag) that the market is rejecting your price. There is only one solution: lower your price. On the other hand, if you have steady stream of buyers touring your listing, yet you aren't receiving any offers, this is often a symptom of buyers rejecting, not the price, but the home itself. Something about the home is turning them off. Savvy sellers attempt to identify the problem and take proactive action to correct it.

To sell your home for top dollar takes hard work and a commitment to position your home in a way that attracts the maximum number of prospective buyers. By implementing one or more of these techniques you will be taking the first step towards a successful sale.

The One Item Needed to Sell a Home for Top dollar

Accurate pricing leads to more sales

BY JEFF GOULD

Naturally, all sellers want to get the most money possible for their homes when they sell them. There is one item that, if not perfect, will cause your home to sell for less than it should that single item is the price.

Pricing your home properly to begin with is without question the single most important factor to selling your home for top dollar. It is a delicate balancing act that, when done properly, positions your home perfectly in the marketplace to sell for the absolute highest possible price. When the home is priced too low, it will sell quickly but for less money than it should. When the home is priced too high, it will sit on the market for a long period of time and ultimately sell for less money than it should.

The biggest mistake I see all the time by owners selling, as well as by real estate agents, is overpricing a home to start with and having to reduce the price multiple times. When a home is listed for sale, it reaches the highest number of potential buyers the first few days

it is on the market. If a home is dismissed as being overpriced early on, you will lose potential buyers.

Typically, buyers will flip through listings online; they look at the main home photo first, then they look at the price. If the potential buyer does not like either of those items, they will move on to the next listing. Be honest: How many times have you done that? I do it all the time.

The challenge is pricing the home properly. You can use the Zillow Zestimate; you can see how much a neighbor’s home is listed for and price a home the same, or you can just price the home at the amount of money you “want” to get (or need to get) for it. I’m sorry to tell you that none of those methods work, and they certainly will not help you sell a home for top dollar. Let’s take a quick look at why these methods don’t work.

The Zillow Zestimate is a very popular, well-marketed tool. Zillow is in the business of generating leads for real estate agents, and it is very good at it. The Zillow Zestimate is an interesting tool, but it is not usually accurate. The entire system is computerized and based off of public records that are sometimes incorrect. There have been many occasions when I have come across public records in which the number of bedrooms, bathrooms or the square footage of a home has been incorrect. All of these errors lead to inaccurate Zestimate results.

In my opinion, the biggest issue with the Zestimate is its inability to take into account items such as home features, upgrades and the condition of a property. Those items require an actual human to take an in-depth look at your property and determine how it truly compares to another property. Once that determination is made, proper adjustments to the value are made.

I’m not here to bash the Zestimate. It works OK for general property value estimates, especially when the home is in a subdivision of similar homes. A home is most likely the single largest item you will sell in your lifetime. Do yourself a favor and do not use the Zestimate as a pricing tool for your home it could end up costing you tens of thousands of dollars.

Looking at how much a neighbor’s home is listed for or seeing how much other properties currently for sale are listed for does not work because we want to know exactly what homes have sold for, not what they are attempting to sell for. The only thing a home still for sale or “active” tells us is that the home is probably overpriced. The most accurate way to predict what a home will sell for is by finding out what similar homes sold for.

Listing your home for how much you want or need to get is wrong. Truthfully, it does not matter what you want or need to get for a home. That is a poor pricing strategy. The fact is, a home is worth exactly what a qualified buyer is willing to pay for it. What you want or need has no bearing on that.

The key to selling a home for top dollar is to strategically price the home. To do that, you need to take a detailed look at similar homes that recently sold in the area. Hire a real estate agent who is an expert in the area where you are selling your home. Know the average current days on market for the homes that sold. Using this data, interview real estate agents and find out how many days on market their homes that are currently for sale and recently sold are averaging. Also find out how many price reductions were needed and how much those price reductions were. An agent who has an average days on market higher than the current sold average or multiple price reductions that total more than 10 percent is either not very good at marketing or is overpricing his listings.

A great real estate agent will know the local market and complete a comparative market analysis (CMA). This will allow the real estate agent to accurately compare a home to recently sold homes on the market. The trick is to price a home so it is considered to be the best value in the price range.

Remember that if a home is overpriced compared to the other homes on the market, all you are doing is helping other people sell other homes by making their homes look like a better value. The guidance of a high-quality real estate agent can help homebuyers land on the most strategic price and get a home sold for top dollar.

How to Price Your Home to Get the Highest Offer

• Price your home competitively.

Setting the right price for your home is the single most important decision you will make when deciding to sell. Go too high, and you risk turning off every buyer in the marketplace, go too low, and you leave money on the table. One simple but powerful technique for pricing your home is to spend time looking at comparable homes. By doing so, you will be seeing the world through a buyers’ eyes and gain a better understanding of what a reasonable listing price looks like.

Be brutally honest with yourself. Compared to the competition, what price would position your home as the best value proposition for buyers in your marketplace? The best listing price could be anywhere between “too high” and “too low” depending on the local market and time of year. This is when having an experienced agent who knows the market and how buyers respond comes in handy.

• Use strategic price points.

A home buyer’s target price range is typically raised or stretched incrementally, and this allows for an easy way to get more out of a home offer. Just like you might be more compelled to buy a gallon of milk at the grocery store for $4.99 rather than $5.00, think about how you can get the most out of an offer at a specific price point. Similarly, if you’re listing your home at a specific price, like $227,900 dollars, you’re not going to attract the highest offer in that price range.

Since home buyers tend to consider homes between price ranges that are separated by five to ten thousand dollar increments, consider setting your price near one of these natural price points. For instance, a price $229,900 would probably net you exactly the same number of buyer inquiries as a price of $227,900, but moving your home down to $224,900 (the next price point down) would widen your potential buyer pool.

•

Consider value range marketing.

Another pricing technique that may be the ticket to more showings and higher offers is to use value range marketing. Value range marketing is a pricing technique in which you choose a listing price based on what you would sell for today if a buyer wrote you a check. You then choose another lower price one that you wouldn’t reject if offered, but would use as a starting point negotiate towards some middle ground. So instead of listing your home at a specific price of $496,000 dollars, consider listing the home between $459,000 and $496,000.

•

Hire an experienced listing agent.

Not all listing agents are created equal. An agent who knows your local market and what comparable homes have sold for recently, will know your home’s potential. To find an experienced real estate agent, take the time to research local real estate agent, talk to friends and colleagues about who they recommend, and interview multiple agents before making a hiring decision. In addition, be sure to come to an agreement about a specific, documented marketing plan before signing a long-term listing agreement with your agent.

•

Encourage two-way critiques.

Successful sellers aren’t afraid of a little (or a lot) of constructive criticism. In fact, they invite agents to give them helpful suggestions on everything, from pricing to curb appeal, to help them secure the highest possible price for their home. On the flip side, when hiring an agent, be sure to find an agent who is open to suggestions and review his or her marketing plan for your home. For instance, as a seller, you may find ways to improve advertising copy, flyers, photographs, or even virtual tours.

•

Offer incentives & prepaids.

A buyer who has narrowed their search down to two or three top choices may need a little push to motivate them to take action. To encourage buyers, many sellers offer incentives like buying the interest rate down on the purchaser’s loan, paying for closing costs, inspections, or repairs, or providing allowances or credits for home upgrades after closing. In addition, many sellers prepay for services like internet services for a year, taxes or homeowners association dues, or even golf club memberships.

• Use a pre-appraisal and pre-inspections.

A pre-appraisal is an appraisal of the home before a buyer has made an offer. By having this done early you will have an objective voice that has provided a value for the property independent of your own opinion and could be a great tool in talking with buyers. In addition, many sellers do pre-inspections of the home to provide buyers with a clear whole home inspection or pest and dry rot inspection. (A word of caution: anything discovered during a pre-inspection will likely need to be disclosed whether you fix the issue or not).

•

Learn to fail fast.

If something isn’t working, successful sellers have the strength to fail fast by making adjustments to their strategy quickly. For instance, if after implementing your marketing plan, buyers don’t begin to view your home on a regular basis, this is a clear indication that the market is rejecting your price. There is only one solution: lower your price. On the other hand, if you have a steady stream of buyers touring your listing, yet you aren’t receiving any offers, this is often a symptom of buyers rejecting, not the price, but the home itself. Something about the home is turning them off. Savvy sellers attempt to identify the problem and take proactive action to correct it.

11 Tips for Pricing Your Home So It Sells for Top Dollar

When you prepare to sell your home, thinking through your price strategy is crucial. Find out why.

Marilyn Lewis

If you’re thinking of selling your house, this is the season. Prices usually experience the largest gains in summer, according to the National Association of Realtors. The weather is pleasant, creating an ideal atmosphere for buying and selling a home.

But getting the best price and doing so quickly requires a sound strategy:

• Should you price the home lower than everyone else in the hope it will sell fast and maybe even spark a bidding war?

• Or should you price it high with the idea that you’ll always be able to drop the price if no one bites?

Ultimately buyers, not you, will decide your home’s value. The best move is to try to put yourself in buyers’ heads so you can see your home as they do and price it accordingly. Here’s how to proceed.

1. Curb your emotions

It is understandably difficult to make business decisions about a home that holds precious memories.

Emotions can make it hard to have a realistic view of your home’s value. Plan to receive advice with an open mind and be as objective as possible.

2. Get the house in tip-top condition

If you want to set your home’s price ambitiously, make sure it is the best-looking property in its price bracket. So, before you list it:

• Make all needed repairs.

• Clean it until it sparkles.

• Upgrade the paint, carpet and fixtures.

• Address potential objections a buyer might have to the home.

3. Tour competing listings

Become acquainted with the competition by viewing properties for sale in your market in your price bracket. Do this several weeks before putting your home on the market.

4. Get a comparative market analysis

Ask a real-estate agent for a free comparative market analysis, in which the agent gathers data on recently sold homes nearby in your price range. These are your home’s “comparables,” or “comps.”

5. Have a heart-to-heart with your agent

If your agent pushes for a lower price than you think is justified, it’s in your best interests to question and understand the reasons. Agents do have an incentive to price a home lower in order to sell it, make a commission and move on to the next sale.

Agents with integrity can balance their needs with yours and can explain which strategies work best in your market. It’s critical to find an agent you can trust. Collect recommendations from friends and relatives and interview several agents in your search for a trustworthy professional.

6. Find your own comps

Even if you are working with an agent, it’s a good idea to use the online tools available to buyers to learn all you can about your competition. This gives you expertise in your market, and you might find comps that your agent missed.

Pay particular attention to how competing homes are similar to your property and how they’re different.

7. Hire an appraiser

If you want more precision than an agent’s market analysis, hire an appraiser a professional whose job it is to determine the market value of a home. Use this locator at the Appraisal Institute, which educates and certifies appraisers, to find an appraiser near you.

Make sure your appraiser has lots of experience with homes in your market and in your neighborhood.

8. Hold an open house for friends and family

When your home is in tip-top condition and ready to be listed, give your friends and family a tour and ask their advice on pricing.

9. Listen to your agent’s colleagues

If you engage a real estate agent, your agent typically will hold an open house for other agents, asking what they think the price should be. The collective wisdom of real-estate professionals who know your market can be valuable.

10. Avoid zeros

You probably are familiar with the rule of thumb in sales that says you should avoiding using a price that ends with a zero. Zeros invite buyers to negotiate, the thinking goes. Instead, the idea is to end a price with a 9 $239,000 (instead of $240,000), for example.

Even though this is a well-recognized sales tactic, the 9 supposedly conveys deliberateness and appears firm. Too many 9s at the end can be off-putting, though $239,999 just looks tacky.

11. Embrace zeros

A contrary school of thought says zeros are helpful when pricing a home for internet searches.

Here’s the thinking: Pricing a home at $400,000, for example, gets double the exposure because the property will appear in results for internet searches for homes priced between $300,000 and $400,000, and also in searches for properties between $400,000 and $500,000. A home priced at $399,000 will only appear in search results for homes priced at less than $400,000.

Economic Policy

Change the listing price of your home by $1, and it may sell for thousands more

By Dina ElBoghdady

Our minds play all sorts of tricks on us when it comes to the price of anything.

We’ve all seen items advertised for just a tad less than the nearest round number –$9.99 instead of $10, for instance. Many of us would like to think we’re too savvy to let that one-cent difference influence our buying decision. But over and over, research shows that it does. This “just below” strategy (also known as "charm pricing") dates back at least 100 years, and its use is widespread.

Surprisingly, houses the biggest purchase any of us make are no exception. A study published in the Journal of Real Estate Finance and Economics found that sellers who use the "just below" pricing strategy get more money for their homes than those who don’t.

In fact, they get, on average, almost 2 percent more, which is quite a bit on a house worth a few hundred thousand dollars.

“People have these psychological price barriers,” said Michael J. Seiler, the study’s coauthor and a real estate professor at the College of William & Mary. “They’re artificial, and they’re a bit arbitrary. But they do matter.”

The study examined 372,074 home sales that took place from January 1993 through September 2011 in Hampton Roads, Va., and identified pricing strategies.

It found that 45 percent of sellers set the asking price using the "just below" method (maybe $199,900.) Another 31 percent asked for a round number that was close to what the sellers viewed as the fair market value (such as $200,000.) And 24 percent listed their homes for a very precise price (such as $200,347.)

All three strategies have their strengths and weaknesses, according Seiler and his coauthor, Eli Beracha, an assistant professor at Florida International University.

Given that many buyers search for homes on the Internet, the “round pricing” method may be the best at attracting the most eyeballs. A $200,000 home will show up in the searches of buyers looking for homes in the $150,000 to $200,000 price range, as well as for those looking in the $200,000 to $250,000 range.

But round numbers may seem like nothing more than a ball park figure. “They signal that the seller doesn’t really know what the value is,” Seiler said.

A very precise price might grab a buyer’s attention, and cause the person to pause. Buyers are more likely to assume that such prices more accurately reflect a property’s value. But there’s no evidence to suggest that the precision motivates buyers to pay higher prices than any other strategy.

It turns out, however, that the "just below" method was the most advantageous. The researchers built a model to determine what the true value of each home was based on its characteristics. They then compared that value to the list price. They found that sellers who used “just below” method put a far higher price tag on their homes than the other sellers – about 5 percent above where it should be compared to roughly 3 percent in the two other groups.

Yet the just below sellers still attracted plenty of potential buyers. It seems that just below pricing on products big and small signals a bargain in our minds, especially if the price ends with the digit 9. It’s as if consumers perceive they’re getting something back from the higher round number, as one study put it.

Some of this has to do with the way we store written information. Our brain starts to record numbers even before we read the entire price. The most valuable digits are the first ones. With six-figure home prices, buyers don’t register much past the third digit -the thousands number, Seiler said. The numbers to the right are less psychologically meaningful, and the brain doesn't strain to remember them.

Buyers then underestimate the price. The left-most digit is especially important, Seiler said. When a home is priced at $199,900 instead of $200,000, buyers tend to remember the "1" rather than the "2." That effect fades when the second or third digit is changed even if the change lowers the price by the same amount.

Even when buyers read the whole price, the part of the brain that starts to record the numbers before that entire price is read is the same part that generates feelings and emotions, said Robert M. Schindler, a marketing professor at Rutgers University, Camden.

"A lower leftmost digit makes a price feel lower, even if one knows it's not lower," Schindler said. "Housing decisions often involve strong feelings - say, if you really love that house, anything that would make you feel a little better about paying the price could well make a difference."

In the Virginia sales study, it's not as if buyers didn't recognize that the "just below" homes were overpriced. They did. They bargained hard, and negotiated bigger discounts than they did with sellers who used round or precise pricing.

Still, the "just below" sellers came out on top. They made more money because the high initial price more than offset the discount. For instance, people who marketed their previously-built homes at "just below" prices sold their properties for 1.96 percent more on average than they would have if they had used the round price, the study concluded.

It may be irrational, but the method seems to work for all sorts of products, which is why people stick with it no matter what. Australia did away with its one cent equivalent long ago, Seiler said. Yet products there are still priced as if that currency exists. “If you buy something and there’s extra change, they just round it off,” Seiler said. “It’s a lingering hang over effect.”

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Every homeowner wants to make sure that they maximize their financial reward when selling their home, but how do you guarantee that you receive the maximum value for your house?

Here are two ways to ensure that you get the highest price possible.

1. Price it a Little Low

This may seem counterintuitive, but let’s take a look at this concept for a moment. Many homeowners think that pricing their homes a little OVER market value will leave them with room for negotiation when, in actuality, it just dramatically lessens the demand for their houses (see chart below).

Instead of the seller trying to ‘win’ the negotiation with one buyer, they should price their house so that demand for the home is maximized. By doing so, the seller will not be fighting with a buyer over the price but will instead have multiple buyers fighting with each other over the house.

Realtor.com gives this advice:

“Aim to price your property at or just slightly below the going rate. Today’s buyers are highly informed, so if they sense they’re getting a deal, they’re likely to bid up a property that’s slightly underpriced, especially in areas with low inventory.”

2. Use a Real Estate Professional

This, too, may seem counterintuitive as the seller may think that he or she will make more money by avoiding a real estate commission. With this being said, studies have shown that homes typically sell for more money when handled by real estate professionals.

A study by Collateral Analytics, reveals that FSBOs don’t actually save any money, and in some cases may be costing themselves more, by not listing with an agent. The data showed that: “FSBOs tend to sell for lower prices than comparable home sales, and in many cases below the average differential represented by the prevailing commission rate.”

The results of the study showed that the differential in selling prices for FSBOs, when compared to MLS sales of similar properties, is about 5.5%. Sales in 2017 suggest the average sales price was near 6% lower for FSBO sales of similar properties.

Bottom Line

Price your house at or slightly below the current market value and hire a professional. This will guarantee that you maximize the price you get for your house.

How to price your home right

By Trulia |

Why didn't your neighbor's home sell? The home is in a good location with a corner lot and a large landscaped yard, plus it's a newer home with all of the plush amenities a buyer could want like an open floor plan, spacious bedrooms, and high grade cabinets and appliances. So why wouldn't at least one buyer want to buy the place?

There is a one word answer: price. Homes that don't sell are more than likely overpriced. The market isn't rejecting the home so much as it's rejecting the price of the home, and in today's ultra competitive real estate market buyers will only purchase a home that offers them the best value for every dollar spent.

So if you don't want to follow in your neighbor's footsteps how can you pick the "right" price, one that provides you with top dollar but doesn't send potential buyers running into the arms of your competition? Let's look at some quick tips to help you set the right price for your home:

1. Look at the comparables

Identify homes that have sold in your market area over the last few months that bear some resemblance to your home. This is called researching the comparables. Next, take an objective look at each listing and ask yourself based on what has sold recently what you should expect to receive for your home. By the way, this is exactly the same approach that appraisers will use to determine market value should your home sell to a buyer who requires a new loan. (It's highly likely as 93% of buyers will finance at least part of their purchase)

2. Look at the trend line

Where is your market heading? Is it going up, down, or sideways? By understanding the market's trend line you can price your home ahead of the curve instead of chasing the market. For instance, a seller who overprices his home in an area of declining prices is actually more overpriced everyday he remains on the market, while a seller using a more aggressive pricing structure may seem to be selling too cheaply today but may look like a genius in six months. Visit Trulia's Stats & Trends to check out the current trend in your area.

3. Look at the days on market

If you only have a limited amount of time to sell, it may be wise to closely study the average days on market. This number is the average length of time it takes a home to sell from start to finish in your current market. For instance, if on average it takes 90 days to sell in your neighborhood but you need to sell in 30 days - guess what? You may need to adjust your price downward to attract a buyer more quickly.

4. Get opinions

One way to help determine a price for your home is to ask for a competitive market analysis (CMA) from a local agent. Typically a free service, these reports will detail market statistics, active and sold comparables, and often include adjustments for unique items that your home may offer. But, because an agent has vested interest in building a relationship with you, it may be difficult for them to tell you a realistic price so be sure to give them permission to be brutally honest.

5. Avoid the traps

Many sellers fall into some classic pricing traps that can easily be avoided. One is assuming that the tax value of a home is an accurate pricing gauge. This is a bad idea as many taxing authorities use computer models that have not yet accounted for the steep price declines experienced in most areas of the country. Another trap is assuming that the insurance replacement cost is a good indicator of value. Nope - the replacement value is an estimate of what it would cost to rebuild the home, not what the home is worth today. The last trap is assuming that your home is always superior to the comparables. This is not likely - your home has pluses and minuses like all the homes that have sold in the marketplace.

So how will you know if you get the price right?

If you have a steady stream of buyers pouring through the front door every week, odds are you have done a good job with placing a fair market value on your home. On the other hand if all you hear outside your home is the unnerving sound of silence, you may need to make a quick pricing adjustment. Sure many home owners make the "I don't have to sell" speech in the mirror every morning, but the fact is if they have a for sale sign in their front lawn they do want to sell, and the best way to ensure a successful sale is to set a realistic price relative to the market conditions.

Using the power of price points

By Trulia |

Imagine yourself as a homebuyer. You are excited and motivated to begin looking at homes in your local market, so like most home buyers you hop online or head down to a local real estate office to begin your search. In either case you will probably do something very predictable. You, as a typical homebuyer, will pick two price points as in - We would like to look for homes between $200,000 and $225,000 dollars. Interestingly, even if you have been told by your lender that you are qualified to purchase a home up to $229,400 dollars, inevitably you will just round down to $225,000 or round up to $230,000. Because of this savvy sellers often use price points as a way to gain maximum exposure for their home. How? By slightly adjusting their listing price to a more strategic price - a price where more buyers are likely to see their home.

To understand the importance of using price points, let's try a thought experiment. Suppose a buyer walks into a real estate agent's office and asks to see homes priced between $400,000 and $450,000 dollars. Would this buyer be exposed to your listing if it were priced at say $457,000? Nope. A common misconception among home sellers is that all buyers are automatically exposed to their home just because it's listed in the MLS database. Not true. The only time a buyer will see your home is when it falls between the two price points the buyer has set as their acceptable price range. Miss the mark and you miss the opportunity. To gain maximum exposure for their home, successful sellers use price points to their advantage. For instance let's analyze three different sellers with three different pricing challenges.

The first homeowner, seller A, has listed his home for $307,000 dollars. The challenge with this number is that a typical home buyer isn't likely to say - "Let's look for homes from $292,000 to $308,000". So pricing a home at $307,000 doesn't make a lot of sense. Instead a strategic price for this home would be either $305,000 or $310,000. By making this simple adjustment homeowners can help keep their listings in the sweet spot for buyer searches.

Now let's look at Seller B. Seller B has priced his home at $283,500 dollars. A better pricing strategy might be to list the home for either $280,000 or $285,000. In addition,

Homeowner Seller Price Strategic Price Point Major Price Point

Seller A $307,000 $305,000 or $310,000 $300,000

Seller B $283,500 $280,000 or $285,000 $275,000

Seller C $196,000 $200,000 or $195,000 $200,000

you might notice there is another category for this home, called the Major Price Point. A Major Price Point is any $25,000 pricing increment. Major Price Points are important to recognize because these are generally the diving boards that buyers and agents spring their home searches from initially, and then slowly ratchet up from later. Because of this a seller who wants to secure a sale quickly may consider adjusting his price down to the nearest major price point. In Seller B's case that would mean a price of $275,000.

Finally, let's review seller C's strategy. Seller C has listed her home for $196,000 dollars. But could she improve this pricing strategy? Yes, but before we discuss her options let's put something controversial on the table. How many times have you heard the urban legend about a seller who, after unsuccessfully marketing their home, actually increased their price and then, bingo, sold the home. The truth is it can happen. How? The seller hit a more active price range. For instance take a look at this sample data:

Obviously the most active price range for this particular market is the $200,000$225,000 price range. It goes against the grain of traditionalist thinking which always says to price a home based on its individual merits compared to other similar homes, but this often ignores the overall market reality. If seller C is currently priced at $196,000 it might be a smart play to consider adjusting the price upward to $200,000 dollars. Why? There are significantly more sales in that price range. Of course this works both ways. For instance, a seller who was considering a strategic price of $230,000 may be wise to move down a category and price her home at $225,000. Why? For the same reason - it's a better pricing strategy!

To decide on a pricing strategy that is competitive and appropriate for your home, consult with a local agent and request a list of recently sold comparables to review, as well as a breakdown of sales by price category. This is often referred to as a competitive market analysis (CMA) and is often prepared free of charge.

Top Agents Reveal the 7 Biggest Myths About Pricing Your Home to Sell

Here’s a riddle: What do homebuyers care about more than “location, location, location” in finding the house of their dreams?

Layout? No. Amenities? No. Luxury upgrades? Sorry.

The answer is… Price. Price. Price.

Unwrap your mind from that pretzel and bear with us: The first thing buyers look at in their home search is the price. No matter how perfect the house, it’s a big “NO” if the price doesn’t line up with a buyer’s budget.

Miss the bar by a thousand dollars, and you could lose out on an entire pool of potential buyers. In August the national share of home price cuts hit 19.1% (compare that to 13.1% in 2012), meaning more sellers aren’t pricing aggressively enough from the start.

Real estate agents deal with this every day. Homeowners fantasize an ideal list price for their home even though it doesn’t align with the current real estate market.

We’re here to give you the dose of reality you need: Just like the “location, location, location,” cliche, these are the biggest myths you need to block out when pricing your home to sell fast and for more, according to the top real estate agents in the business.

Home Pricing Myth #1: Price your home higher to make more money.

One of the biggest mistakes you can make is to overprice your home. A higher list price will not translate to more money in your lap.

In fact, the National Association of Realtors’ reported in 2017 that sellers typically sold their homes for 99% of the listing price while 22% reduced the asking price at least once.

Listing your home above market value could cause it to sit on the market longer and make buyers wonder why it hasn’t sold.

Buyers these days are smart they see comparable homes in your area online every day, they gather their own data, and they know how long a house has been on the market. Plus, the imminent home appraisal will reveal the true value.

In order to sell your home for the most money possible, you need to price it right. Gladys Blum, a Salem, Oregon real estate agent who’s sold over 67% more properties in Salem than the average agent, says that even a few thousand dollars over your target price could steer buyers away from your listing.

“If we’re at $259,000, I’m going to say, ‘We should price it below $250,000 because buyers search for homes in $25,000 increments online,” says Blum. “If you’re aiming for a buyer who will pay $250,000 you need to price it in that category.”

Myth #2: If you think your home is worth more, ignore the comps.

Everyone’s home is special to them, so everyone thinks their house is worth more than their neighbors’. When it comes down to it, buyers and their real estate agents compare house prices based on the facts.

Comparable homes have the same number of bedrooms and bathrooms, approximate square footage, and age as other homes in the area that were sold within the past 3-6

months. If your neighbor’s house is identical to yours and they sold it 3 months ago, stay close to their list price when pricing your home to sell.

Your real estate agent will tell you if your home can be priced higher than the comps in your area. Typically, you can get away with pricing your home higher than the comps when it has one or more of the following things:

• More bedrooms or bathrooms

• Added features such as an attached garage, a finished basement, or master suite

• Larger lot size

• Low market competition

“If there are 5 or 6 homes on the market, I’m going to say, ‘Hey, if you want to sell, what’s more important: time or money?” says Blum. “If you want to sell it in 60 days, we need to be below your competition.”

With all of the home value estimators online nowadays, it’s quick and easy to get various estimations of what your home is worth with the click of a button. However, when you try to figure out how much your house will sell for, the internet can be a useful starting point but should not be your end game.

Automated valuation models, or AVMs, gather data to guess the value of a property based on location and other measurable factors.

When you decide to sell your house, it’s harmless to compare online home value estimators with a trusted tool such as HomeLight’s Home Value Estimator. But, don’t get too excited. This value is a general ballpark amount that your house may or may not be worth based on the limited data available.

Myth #3: The internet says your house is worth “X”, so that’s the price you can list it for.

Worst case scenario, the estimate sets your expectations too high from the beginning, making it difficult for you to mentally reconcile with a lower price point.

Real estate agents will factor in hundreds of minor details that aren’t always measured by AVMs, like a home’s proximity to a big power line, noise levels, positioning on a steep hill, or general buyer sentiment in the area.

The best way to find out how much your house is worth is to meet with a top real estate agent. An experienced real estate agent with knowledge of the area can conduct a comparative market analysis (CMA) to tell you the actual value of your home.

Myth #4: Include the cost of renovations or updates you’ve made in your home’s list price, dollar for dollar.

It may come as a surprise, but not all home renovations have a positive ROI. In fact, Remodeling Magazine reported that the average payback for 20 common professional remodeling projects in 100 major U.S. markets was only 56.8% in 2017

Take HGTV’s Christina El Moussa. She and her ex-husband, Tarek, purchased their Yorba Linda, CA home for 2 million dollars in 2013. In mid-2018, the house was listed for just under 3 million dollars.

Now the kicker is: the Flip or Flop duo poured over 1.5 million dollars into renovations and remodels over the years. So hypothetically, in order to earn that money back, they would’ve had to list the home for significantly over 3.5 million dollars. Instead, they knew their house wouldn’t sell for that much based on the selling prices of similar homes in the area, so they listed it appropriately. Guess what! It sold in less than 3 weeks.

Remodeling projects are tricky the wrong project in the wrong market could cost more time and money than it’s worth. Before you take on any projects, talk to a real estate agent to find out which projects will recoup the cost in the sale price

If you factor every dollar you’ve ever spent on your home into your list price, you’ll lose even more time and money when your overpriced home sits on the market.

Myth #5. Price reductions always give your listing a bad rap.

Contrary to popular belief, price reductions aren’t all bad. Blum says she’ll sometimes reduce a list price by $1,000-$2,000 just to get buyer attention.

“If there’s a price change of any kind, whatever buyer has looked at that property online is going to be notified,” she says. “If they looked at it or liked it at all, they’ll be reminded of the home.”

Trust your agent on whether this is a good idea for your individual circumstance. Topnotch real estate professionals are also savvy marketers, so they’ll know when to pull out certain tricks in the book to drum up buzz.

Myth #6: If you accept the first offer that comes your way, you priced your house too low.

Fast offers aren’t a bad sign especially if the first offer you receive is full price. If a buyer really wants a home, they’ll make a competitive offer right off the bat to stand out against other buyers.

Don’t hesitate to accept the first offer. It could be the best one you get. Plus, full price offers are a sign that you priced your house right

Myth #7: Be patient, there’s no harm in waiting around for the right offer.

When your house is on the market, it’s easy to think, This offer is too low or This buyer isn’t perfect. The reality is: if you wait around for a generous offer from a perfect buyer, your house will never sell. When a house sits on the market, it becomes stale and obsolete.

Once you receive an offer or (hopefully) offers, sit down with your real estate agent to figure out your next move. If an offer is lower than what you’re comfortable with, counter back with something higher. Negotiations are a part of the game and a top real estate agent can help turn a subpar offer into a deal everyone’s happy with. Here are some tips to make a reasonable counteroffer:

• Separate your wants from your needs. Don’t expect a buyer to agree to every single term. Put your vital needs first to show the buyer what you aren’t willing to compromise on.

• Take another look at the comparable homes in your neighborhood. If you receive a lowball offer and the comps are significantly higher, you have reasonable justification to counter back.

• Listen to the advice of a real estate agent. Your real estate agent is there to help you through tough negotiations. They can tell you how much your home is worth, when to counter back, and when to walk away Don’t listen to myths about pricing your home to sell Using a top real estate agent’s comparative market analysis, you can price your home to sell fast and for more money. Remember these 3 things when pricing your home to sell based on an evaluation of the comps:

• Stay within the price range of the comparable homes in your area.

• Factor in the cost of renovations only if they add value to your home.

• Don’t base your list price on online home value estimates. Find the perfect list price for your home by working with a real estate agent who’s an expert in your area.

How to Price Your Home to Sell

Deciding to sell your home is a big deal, and coming to a consensus on the list price can be the first big hurdle. Whether you’re working with an agent or listing on your own, it can be a challenge to learn how to price a house. If you’re asking yourself “How much should I sell my house for?” this guide will help you through the process.

1. Start with your Zestimate

Zillow’s Zestimate is the estimated market value for your individual home, computed daily based on millions of public and user-submitted data points, and it’s a great starting point for your pricing research. You can find your Zestimate simply by searching your address on our website. Make sure to claim your home so you can let us know if any of your home facts are wrong, which could be affecting your Zestimate. Potential buyers use Zestimates when researching homes, so you’ll want it to be accurate.

2. Review comparables of recently sold homes

What is a Comparative Market Analysis (CMA)?

If you’re working with a real estate agent, they’ll be providing you with a CMA, which is a compilation of recent sales from your area. It takes into consideration home details, days on the market, and final sale price.

If you’re selling your home on your own, you can definitely do your own research online and get a good idea of your home’s value. But, don’t be afraid to contact a few real

estate agents to request a CMA. They’re used to providing comps to potential clients, and they may not even need to step foot in your home. You might also consider hiring an independent appraiser. For a few hundred dollars, they can give you a fair market value for your home.

If you do search for comps on your own, note that comparable properties should:

• Be within ¼ to ½ of a mile from your home.

• Have been listed within the last 3 months.

• Be roughly the same age as your property.

• Have square footage within 10 percent of yours. So, if your home is 1,500 square feet, you should look at homes between 1,350 and 1,650 square feet.

3. Learn from other sellers’ mistakes

Review expired listings from your area to gain insights on pricing your home to sell. Compare original list prices of recently sold homes with their final sale prices. Did it take many price cuts to get a sale? Perhaps it was overpriced to begin with?

4. Don’t let your asking price lump you in with the competition

Ever heard of price banding? It’s the practice of looking over current inventory in your neighborhood and finding a less crowded price point. Prices tend to get bunched up as sellers try to price their homes competitively. For example, if there are four homes in your neighborhood priced between $274,000 and $276,000, and the next set of homes start at $290,000 and up, you should take advantage of the wide open $280,000 price band.

5. Avoid obscure and century pricing

Whether at the grocery store or in a home sale, there’s a proven psychology that items priced just under a “century” number (meaning a nice, round number) are more attractive to buyers think $9.95 instead of $10, $19.99 instead of $20, and so on. For whatever reason, your $299,999 home might seem more approachable than if it were priced at $300,000. However, pricing a house at a random and obscure number (like $123,456) is distracting to buyers and gives a bad impression of you, the seller.

6. Price for online search ranges

Consider the price range your home will fall into on popular online real estate websites. Most buyers have a price range they are considering or can afford. A buyer looking at

homes in the $280,000 to $300,000 range will likely not see your home if it’s listed at $305,000. But, if you choose a home listing price of $299,999, it’ll show up in their search results and they just might end up being your buyer.

7. Put yourself in the buyer’s shoes

It’s hard to put aside your emotional attachment to your home, but when selling your home, it’s a must. Look around at what else is selling around the same price. Objectively, are these homes worth more or less than yours?

8. A note on pricing for a bidding war

There’s a difference between “How much can I list my house for?” and “How much can I sell my house for?” Sometimes, especially in big seller’s markets, sellers list their homes for an attractively low asking price, in hopes of driving up the eventual sales price with a bidding war.

While this strategy can work, there’s always a risk of the financing falling through on your highest-priced offer, especially if your home doesn’t end up appraising for the offered amount. When that happens, you’ve jeopardized lower offers, and potential buyers may wonder if there’s a flaw in your home that made your deal fall through.

When evaluating offers, always look carefully at all aspects of each offer before deciding which to accept there are more factors than just the price offered.

9. Don’t hesitate to cut the price after listing

Even with the best research, sometimes you’ll come to the conclusion that you’ve listed too high. Luckily, it’s not unusual to see price cuts. In fact, according to the Zillow Group Consumer Housing Trends Report, 60 percent of sellers change their price at least once. The key is to recognize quickly that you’ve overpriced, and make an accurate adjustment.

Avoid the temptation of making a few little pricing tweaks over time. Older listings simply aren’t as attractive to buyers, and your goal is to sell quickly. It’s always better to make one big price correction up front. How to price your home for the current

housing market

To learn how to sell your house for the best price, keep in mind the following factors:

• Seasonality: In the majority of the country, spring is considered the best time to sell a home the weather is improving and families want to move during the summer break from school. Fall is considered second-best, as most people are back in town from summer vacations. Winter is the slowest season, not only because of bad weather, but because people are busy with the holiday season. Of course, the very best time to sell varies a bit city by city.

• Inventory: In Economics 101, we were taught the basics of supply and demand, and it definitely applies to real estate. If your home is one of 20 for sale in your neighborhood, you’ll have a hard time getting the price you want, since supply outweighs demand. But, if it’s a hot market and you’re one of just a few homes available in your area, you may be able to get your asking price, or even higher.

• Buyer’s market: In a buyer’s market, you need to be priced slightly lower than the competition, because there are more homes for sale than there are buyers in the market.

• Seller’s market: In a seller’s market, you can add about 10 percent to a comparable sale, since inventory is limited and buyers are competing for fewer homes.

• Neutral market: In a neutral real estate market, there’s a good balance between the number of buyers and the number of homes for sale. In this market, you’ll want to keep an eye on nearby comparables to make sure your pricing is similar.

4 Bottom-Line Tips to Decide: What Is the Value of My Home?

Here’s how to price your home to sell fast.

Your home is more than just a bunch of rooms under a roof. It’s the space where you watched your daughter take her first steps, hosted Super Bowl parties, and celebrated holidays. Those memories are priceless. But when sell your house, the warm and fuzzies can't factor into the question: What is the value of my home?

You aren’t selling your memories; you’re selling a house.

This is where an agent can help. You’re the one who will set your listing price, but your agent has the expertise and local knowledge to advise on how to price your house so it doesn't languish on the market.

#1 Don’t Go High Out The Gate

You think your house is great. The problem is sellers often think their house is so great that they list at too high of a price and miss the window of sales opportunity that comes with a new listing.

“By listing too high, you lose your most important leverage and timing because it’s new,” says Ali Evans, an agent in Santa Barbara, Calif. “If you overprice it, you miss out on all those buyers.”

The longer your house sits on the market, the less likely you are to get your asking price. Because buyers expect there’s a deal to be made on a house that’s been on the market for months.

“If something doesn’t move in the first 30 days or so, then people start thinking that they’re not going to be paying full price any longer,” Evans says.

Bottom line: Listen to your real estate agent about home value, because she knows how to price your home to sell fast. She's looking at all of the comp prices and knows what the competition is like in your market.

#2 Don’t Assume

Upgrades

Will Get You A Higher Price

You renovated your kitchen after you watched too many episodes of Property Brothers. You looooove the way your reno turned out, because your kitchen is now stunningly modern, as kitchens on HGTV are. Everyone else will love it too, right? So you want to push up the listing price.

Don’t be so sure everyone else will pay big bucks for it, Evans says.

“Upgrades that are done in very specific taste can be tricky. Updates that are neutral are going to appeal to a lot of people will see more value,” she says. “But upgrades don’t always equal value.”

In fact, research from the NATIONAL ASSOCIATION OF REALTORS® shows you might recoup 59% of your costs, based on a national average, on a complete kitchen upgrade.

In other words, just because you put $65,000 into your kitchen renovation doesn’t mean you can list your home for an additional $65,000. Your agent can help you assess the market value of your upgrades and answer the big question, What is the value of my home?

#3 Don't Set A Dollar Amount You Need To Make

Having an idea of what you want to earn from your house sale is fine, because you’re looking at your home as the giant investment that it is. But pricing your home so that you will make a certain amount of money is the wrong approach.

The number you have in your head may not be in line with the market. This is where doing research on the housing market comes in handy, as well as listening to your agent.

“Make sure you understand the logic behind the price your agent suggests,” Evans says “It’s important to not be frustrated that it’s $20,000 below where you want to price it, and understand the thought process.”

Your agent will research the market to see what other houses in your area are selling for. He also knows the market, the inventory of houses for sale, and how your home compares to others in the area.

If you’ve listed the home too high, and you’re not getting any bites, don’t be afraid to do a price correction, Evans says. Lowering the price shows buyers you’re realistic and motivated. Adjusting the price is a key part of knowing how to price your home.

#4

Don’t

Let Emotions

Get The Best of You

For most people, selling a home is emotional. Whether you’ve lived in your house for four years or 40, you’re attached to it. But it’s important to not let your emotions drive you to price your house for more than it’s worth.

Listen to your agent on how to price your home. His cool-headed knowledge of the market and real estate inventory will be a wiser guide for pricing than your irrational love for the bay window in the living room, the restored hardwood floors, and the way the light shines in your beloved sunroom in the morning.

“Pricing can’t be an emotional thing,” Evans says. “It needs to be based on market analysis, which is why an outside perspective is important.”

When you ask yourself, 'what is the value of my home,' think with your head, more so than your heart

Is There Any Psychology Involved in Pricing Real Estate?

by Lena J. Weiner

The psychology of pricing or the idea that different prices influence our perceptions and actions isn’t just a woo-woo concept peddled by marketing enthusiasts. Researchers have actually studied how pricing impacts consumer behavior extensively. Just look at these 42 pricing psychology examples backed by hundreds of academic journals.

Pricing real estate, however, is its own beast to tame. You aren’t selling a cup of coffee for a buck and a half…there’s hundreds of thousands of dollars on the line. When you go to set an asking price, your North Star is to determine fair market value, achieved with the help of your real estate agent’s analysis of comparable sales. Shoot too high and you could risk sitting stagnant on the market, and that’s usually a seller’s Achilles heel.

But there are a few real estate pricing strategies we vetted with top agents and through valid research (and even listing data) that fall more into the territory of psychology. While gimmicks won’t do you any favors, some subtle tweaks to your price may help you convey the right message. It can be as simple as whether the number you choose is highly specific vs. perfectly rounded, ends in “99,” or seems (magically) soft lobbed right into a buyer’s search filters.

1. Use ‘charm pricing’ with a twist

When cruising the aisles at the grocery store, ever notice how many prices end in 99s? That’s no accident. This strategy is called charm pricing and relies on the truism that $5.99 sounds less expensive than $6.00, even though the difference is only one penny.

But does this theory translate to real estate? An analysis of four million home sales showed that yes…you’d actually be wise to round your list price down to the nearest $9,000. So if you were to determine your fair market value was $450,000, you’d want to go for $449,000.

There are a couple reasons for this. The first is thought to be the psychological effect of charm pricing—simply put, 99s = cheap!

Secondly, since buyers often cap their budget at a rounded number like $450,000, your house might show up in more online searches if you price right below it. That said, you don’t have to go crazy with the 9s (like $259,999).

Anecdotally speaking, top-selling Atlanta real estate agent Trent Aldridge supports this strategy: “I think one of our biggest hurdles would $450,000. Listings priced under four $450,000 seem to sell a lot quicker than listings over $450,000,” he said.

However, you might want to avoid this tactic if you’re pricing a high-end property. A 2015 study found that consumers are more likely to feel good about spending $40.00 on a bottle

of champagne than $39.72 or $40.28. In this case buying a luxury item using a round number was a winning strategy.

2. Price with precision

A 2007 study of 27,000 real estate transactions showed that buyers are willing to pay more money when you set a precise, rather than rounded off, price point. This strategy is effective when you’re dealing with large numbers in particular.

As psychology and marketing guru Nick Kolenda summarizes: “Precise numbers trigger an association with small values thus influencing people’s perception.”

Aldridge recommends employing the tactic of exactitude in your counter offers in particular.

“When we go to counter, we make it so specific that it seems like the seller has to have that number in order to sell,” says Aldridge.

“We want it to seem like that number is thought out. Whereas if we came back at a rounded number, they just know that we’re throwing something out there.”

An example would be countering at $348,932, rather than a more rounded number like $345,000. 3.

The amount of money a potential buyer is willing to pay can increase when they enter the right property, says Aldridge, even if logically their budget is the same.

“There are leading questions we like to ask,” Aldridge says. “One of my favorites is, ‘Where do you see your furniture? Where would you put your TV? Your sofa?’

“That helps them visualize the thought that they could have it, which makes them want to go through with the purchase more,” he says.

If the guest stays in the space for an hour, “you know they are most likely going to be putting in an offer on that property,” Aldridge says.

4. Lucky number 8

In Chinese culture, “8” sounds similar to the pronunciation for “wealth,” so it can be a powerful (“lucky”) number to include in your real estate listing.

It sounds crazy, but in 2016, a Chinese developer bought an office building in Sydney, Australia for an interesting price: $88,888,888 and real estate insiders weren’t surprised!

Pricing real estate: part science, part psychology?

Ultimately your real estate pricing strategy should be grounded in reality and your agent’s thorough comparative market analysis, which is worth its weight in gold.

What’s more, selling a house isn’t like marketing a retail display at Macy’s where you’re just experimenting with customer responses.

But there is a certain psychology involved in any kind of pricing. Just remember that buyers will have their own Jedi mind tricks they’ll use to bring your price down!

•

The psychology of pricing a real estate property

Consumers' mindset about price can make or break a sale

BY ROBERT MCTAGUE

Is there a science or psychology to pricing your client’s property? I believe there is, and that price is a direct function of marketing. A strategic market price will complement your marketing campaign and position your client’s home effectively in the marketplace.

Let’s look at the four ways that psychology can influence the price.

1. The $19.99 syndrome

It amazes me how many agents price with a 999 or 900 at the end. You always see $199,999 or $199,900. Why does 99 percent of the agent population follow the crowd and price the same way?

Well, many agents are not looking at the price as a function of marketing. It has been said the 9s came about in the 1880s convincing the gullible that they were getting a bargain. Many discounters use 99 in their pricing, and it does not fool smart people.

The main reason it can hurt your listing is that most consumers start their search online when looking for a home. If a buyer is looking between $200,000 and $225,000 for a home, and you priced your at $199,999, that consumer might not see the property online.

The best advice is to price at $200,000, as you will capture both sides of the search. Someone looking between $175,000 and $200,000 and someone looking between $200,000 and $225,000 will find the property online.

Also, you should position your client’s home as luxury brands do, not as discounters. For instance, Godiva chocolate prices at $36.00, not $35.99, and Neiman Marcus prices at $625.00, not $624.99. Ferrari and many other luxury brands also use this model for their products. Do they know something or is this just coincidence? Does the consumer perceive this as a higher-quality product? These brands apparently think so.

2. The power of four and seven

Through my hours of research, reading and studying the psychology of price, the concept of the power of four and seven was evident. For example, a price of $247,000 or $244,000 is precisely priced, and appears that the seller has scrutinized cost, which could suggest to the buyer that there is less negotiation room. This assumption benefits the seller.

Another reason is that the price is unique and stands out to the buyer. Think about all the property listings displayed on all the website portals, like products on a shelf at a store. A price, unlike the others, stands out. Because it’s different and more unique, it will attract the buyer’s attention. Examples of this would be Home Depot or Wal-Mart, who use the four and seven frequently on their sale items. They want to differ from their competitors.

There is also something call the “Right Side Digit Effect.” So, a price of $227,000, has the perception of looking like a better discount or value than $229,999.

Some believe that using the four and seven in your pricing is more emotional to consumers. It’s a friendly number that leverages the buyer’s ego and self-image and has a higher perceived quality of what you are selling.

And don’t forget seven is a lucky number.

3. How you write the price matters

If you take your marketing offline, such as property fliers, ads, signage, etc., the way you write it can also have an effect on how people perceive the price.

The Journal of Consumer Psychology found that when people have to spell it out in their heads, it sounds higher.

Look at these three prices:

• $1,400.00

• $1,400

• $1400

The last price seemed lower to the consumer without the comma

So you the next time you write a price on your flier or in the newspaper: Price at $177000, instead of $177,000.

Conversely, Cornell University did a study and found the following:

• 5.00 (sold more)

• $5.00 (sold less)

• five dollars (sold more)

You see restaurants pricing this way on their menu. How can you apply this in your real estate marketing? Spell it out. Instead of $100,000, write one hundred thousand dollars or 100000 on your offline marketing and track the response you get.

4. Cuckoo for zeros

For discounts, sales or, in this case, home price adjustments, add more zeros to your promotion to show a bigger cut. When you tell other agents or buyers about a price change word it this way: $50,000.00 off instead of $50,000.

So, is there a psychology to pricing homes? You decide. I believe that price is the largest motivator when selling a product such as a home. And any edge you can gain for your seller is crucial in any real estate market. Be unique and consistent in your pricing approaches, and use a little psychology. This tool will separate you from all the other agents in your market.

The Ins and Outs of Setting a Price for Your Home

It’s a big decision with a lot of factors, but don’t worry you have backup.

Everything has value. Especially your home.

And when it comes to selling your home, assigning a price to that value is complicated. You made memories there. You’ve got a major financial interest in the place, too.

Buyers think of value, but they’re more concerned with price. And your home’s price is one of its most attractive or unattractive features. The right price can attract buyers, quickly. The wrong price may mean the house sits on the market, which can create the vibe among buyers that there’s something wrong it. (If the home buying process is Instagram, think of a wrongly priced home as a photo that isn’t getting any likes.)

It’s your agent’s job, as the real estate expert mining his or her expertise and knowledge of the market to determine the best price for your home. But it’s your house. You need to have your own idea of how much your property is worth. Here’s how to get it.

Work With Your Agent

This is crucial. Your agent brings the right mix of industry expertise and knowledge of your local market to the table.

To understand whether your agent is pricing your home properly, read through each of the steps below. Use what you learn about your home’s fair market price to evaluate any price your agent recommends.

Throughout the pricing process, a good agent will:

• Listen to your needs

• Take into account your research

• Use his or her knowledge of the local market to help you pick the best asking price

You’re a team. It’s in both of your interests to price your home correctly a timely, profitable sale is win for everyone.

And Yeah, You Should Also Check the Internet

Pricing a home is both art and science. To understand what will inform your agent’s pricing decisions and to be prepared to bring your own educated input to the conversation start with a pricing research phase

This includes taking advantage of online estimating tools but only to an extent. Property websites like realtor.com® and Redfin enable you to plug in your home’s address to see approximately how much your house is worth. They base their estimates on your home’s square footage and real estate data they’ve collected, such as recent home sales in your local market.

But those results are estimates based on generalized factors, not your unique situation. If at any point the price you see in an online calculator doesn’t align with what your agent suggests, prioritize the agent’s advice.

Online estimators also have a reputation among real estate professionals for misleading buyers and sellers alike with less-than-optimal pricing information. But as a starting point, they have their utility.

Know Your Local History

What your home’s listing price should be largely depends on what similar homes, or “comps,” recently sold for in your area. To price your home, your agent will run the average sales prices of at least three comps to assess your home’s value.

What constitutes a comp? A number of factors, including a home’s:

• Age

• Location

• Square footage

• Number of bedrooms and bathrooms

Agents will look into the difference between each comp’s listing price, and the price it sold for. He or she will consider price reductions and why they happened, if relevant. All the while, your agent will also rely on inside knowledge of housing stock and the local

market. That nuanced understanding is invaluable, particularly when measuring the unique aspects of your home with raw data about comps.

When selecting comps, agents generally look for properties that sold within a one-mile radius of your home, and in the past 90 days. They find these homes using the multiple listing service (MLS), a regional database of homes that agents pay dues to access.

Size Up the Competition

In addition to recently sold homes, your agent will also look at properties that are currently for sale in your area. These listings will be your competition. But because listing photos don’t always tell the full story, a good agent will check out these homes in person to see what condition they’re in and to assess how your home sizes up.

You can do the same. For additional perspective, you can also get in touch with your local association of REALTORS®. Ask if they have information to offer about your neighborhood and the local market.

Understand the Market You’re In

The housing market where you live can greatly impact your pricing strategy.

If you’re in a seller’s market, where demand from buyers outpaces the number of homes for sale, you may be able to price your home slightly higher than market value.

But if you’re in a buyer’s market, where buyers have the advantage, you may have to price your home slightly below market value to get people interested.

You can see local market trends by checking the online resource realtor.com®. It offers charts that display important housing market data, such as a city’s average listing price, median sales price, and average days a home is on market. It’s a lot of information. At any point, you can ask your agent to help you make sense of how your local market will influence your home’s price.

Put Your Feelings Aside

As previously mentioned, many sellers think their home is worth more than it is. Why? Because memories. Because sentiment. Because pride.

But you have to stay objective when assessing your home’s value. Buyers, after all, won’t know your home’s personal history. What makes your home special to you may not be something that entices them. Read: They may want to convert that craft room you worked so hard to perfect into a man cave.

The lesson: As much as possible, set aside your emotional attachment to your home. It will make it easier to accept your agent’s realistic, clear-eyed calculation of its price.

Remember: It’s All Relative

As you and your agent are talking price, the local market may throw you a curveball or two.

In some markets, for example, it could make sense to price your home slightly below its fair market value to spark a bidding war.

Of course, there's no guarantee a pricing strategy such as this will pay off. Similarly, there’s no one-size-fits-all playbook. Your home should be priced for its own local, or even hyper-local, market. Period. Confer with your agent before you decide to try any market-specific pricing tactics.

Be Savvy With the Dollar Amount

Pricing your home requires careful attention. In some cases, fair market value may not be precisely what you should list it for and the reasons can be subtle.

For example, if comps show that your home is worth $410,000, setting that as your asking price can backfire the reason is that buyers who are looking online for properties under $400,000 won’t see your home in search results in that case. This explains why many agents use the “99” pricing strategy and, for example, list $400,000 homes for $399,000. The idea is to maximize exposure.

Have a Heart-to-Heart With Your Partner

Not the sole decision maker in your household? Talk to your partner about your home’s price before it’s listed. You can use this worksheet as a guide for that discussion.

The reason isn’t just to foster the kind of open communication that's important to any relationship. It’s that if you’re not on the same page about price or the other things that are important to you about sale, each subsequent step of the selling process will be impacted by that tension.

Keep Your Head in the Game

You’ve considered your agent’s advice, and the two of you have agreed on the right price for your home. Hey, champ! Your house is on the market.

Even after the listing date, price should be an ongoing discussion between you and your agent. Markets are fluid, so it’s possible that you’ll have to make tweaks.

In any case, it’s important to to stay in continuous dialogue with your agent, the MVP of Team Sell Your House. Together, keep your eyes on the price.

The seven deadly sins of overpricing

By Trulia

"We can always go down, but we can't go up."

If you're selling your home this statement has probably crossed your lips at least once. But when it comes to setting a pricing strategy for your home, is it a good idea to start high and work your way down, especially in a market flooded with inventory? Probably not, as most experts would advise that the best way to increase your odds of a successful sale is to price your home at fair market value. But, as logical as this advice sounds, for many sellers it is still tempting to tack a few percentage points onto the price to "leave room to negotiate". To avoid this temptation, let's take a look at the seven deadly sins of overpricing:

1. Appraisal problems

Even if you do find a buyer willing to pay an inflated price, the fact is over 90% of buyers use some kind of financing to pay for their home purchase. If your home won't appraise for the purchase price the sale will likely fail

2. No showings

Today's sophisticated home buyers are well educated about the real estate market. If your home is overpriced they won't bother looking at it, let alone make you an offer.

3. Branding problems

When a new listing hits the market, every agent quickly checks the property out to see if it's a good fit for their clients. If your home is branded as "overpriced", reigniting interest may take drastic measures.

4. Selling the competition

Overpricing helps your competition. How? You make their lower prices seem like bargains. Nothing is worse than watching your neighbors put up a sold sign.

5. Stagnation

The longer your home sits on the market, the more likely it is to become stigmatized or stale. Have you ever seen a property that seems to be perpetually for sale? Do you ever wonder - What's wrong with that house?

6. Tougher negotiations

Buyers who do view your home may negotiate harder because the home has been on the market for a longer period of time and because it is overpriced compared to the competition.

7. Lost opportunities

You will lose a percentage of buyers who are outside of your price point. These are buyers who are looking in the price range that the home will eventually sell for but don't see the home because the price is above their pre-set budget.

One popular myth is that a great marketing plan will overcome a pricing problem. Nopespending a zillion dollars on advertising, internet ads, and television spots won't motivate buyers to pay you more than the home is worth. Another myth is the assumption that a buyer will see your home, fall in love, and write you a check so the competition doesn't matter. Wrong. Buyers don't look at homes in isolation. Most look at 10-15 homes before making a buying decision. Because of this, setting a competitive price relative to the competition is an essential component to a successful marketing strategy.

House Numerology: Real Estate’s Lucky Numbers

From lucky 7 to magic 9, here are the numbers you need to use (and avoid) when it’s time to price your home for sale.

Setting real estate prices isn’t an exact science, but it can come close. Real estate agents look at recent sales that compare with your home to gauge market prices and consider lots of other factors when determining how to answer that common seller question: How much is my home worth?

But things like marketing psychology, cultural traditions, and even superstition can also play into listing prices. After culling through the asking prices of homes for sale on Trulia since 2011 (excluding foreclosures and listings that end in zero), we found that some numbers are pretty popular when it comes to pricing real estate.

Wondering how to put house numerology to work for you?

What numbers are best for pricing real estate?

When it comes to the last digit of your home’s listing price, choosing a 7, 8, or 9 can be a solid strategy for a variety of reasons especially if you can match the numerals in your listing price to where you live. In Nevada, where 7 is the number you want to see on slot machines, you’re also 37% more likely to see a listing price of a home for sale in Las Vegas, NV, end in 7. And what about hitting the jackpot with a 777? You’re three times more likely to see that lucky trio appear in the asking price of a home for sale in Nevada than anywhere else in the country.

It also pays to consider cultural beliefs and values. In Chinese culture, the number 8 has special significance including house numerology. The Chinese word for 8 (pronounced “ba”) sounds very similar to the word for “wealth” or “fortune” (pronounced “fa”), making it an auspicious number. Perhaps that’s why so many of the real estate listings in Asian-majority neighborhoods (the U.S. Census doesn’t differentiate between Chinese and other Asian backgrounds) include or end in the number 8.

In non-Asian-majority neighborhoods, 8 is the last digit in just 4% of home listings. But in Asian-majority neighborhoods, 8 is the last digit in 20% of home listings. And among homes listed for at least a million dollars, 37% of those in Asian-majority neighborhoods include the number 8! Case in point? This multifamily home for sale in New York, NY Located in the heart of Chinatown, it’s listed for $8 million with a price per square foot of $818.

When to reduce a home’s sale price?

When it comes to bargains, it pays to look for the number 9. From clearance items that end in .99 to the good ol’ 99-cent store, prices that end in 9 tend to signify a deal and that logic definitely holds true in real estate pricing strategy.

But here’s where shoppers looking for a real estate deal might want to pay attention. Only 25% of homes priced at $1 million or more have a 9 as the last digit, compared with 53% of all listed homes. Taking it even further, homes with a price reduction are more likely to have a 9 as the last digit than the original price was. Bottom line: If you’re looking for a deal, stick with 9.

What are unlucky numbers?

In many cultures, the number 13 is unlucky. That’s right, triskaidekaphobia is real and real estate proves it. More than just a mouthful, triskaidekaphobia is a condition where people fear the number 13. The number 13 appears in asking prices 13% less often than the number 12 and 17% less often than the number 14. So add selling your home for $131,313 to that list of irrational numeric fears, along with Friday the 13th.

If you’re feeling superstitious when it’s time to sell your home, good news: your buyers probably are too. So go ahead and bury that statue of St. Joseph upside down in the yard and don’t hesitate to avoid notoriously unlucky numbers such as 13 and 666 in your listing price.

Unlucky 666, also known as the “devil’s number,” shows up in fewer than 1 out of every 10,000 asking prices. But what about the Bible Belt, which covers most of the South, aside from South

Florida, and is disproportionately Baptist? (For our analysis, we used the Association of Religion Data Archives to identify counties with high shares of Baptists.) Homes for sale in the Bible Belt are actually 39% more likely to include 666 than homes for sale in the rest of the country.

Of course, buying a home with a listing price that includes 666 is very different from buying a home that includes the number 666 in the address. After buying a home for sale in Spring Lake Park, MN, one couple petitioned the city to have the address of their new home changed. The cost to remove the “mark of the beast”? About $100.

The Lucky Numbers That Can Drive Up Your Home’s Value

By Yuqing Pan |

Got a lucky number? Like, a really lucky, Powerball-deciding, superstition-fueling, wedding date–determining number you evoke like an enchanted incantation? For surprisingly large numbers of Americans, that magic number is 7. But that's not the case with the Chinese. In Chinese culture, 8, or ba, is considered the luckiest number because its pronunciation is similar to fa, which means to make a fortune.

With the surge of Chinese buyers in the U.S. property market the National Association of Realtors® estimates that Chinese buyers will purchase $27.3 billion in residential properties by the end of 2016 we've seen increasing numbers of homes priced at $888,888 to lure buyers.

But could the pursuit of good luck really be driving unusual real estate sales? We asked our numerology-loving data team to help us find out.

8 is the luckiest

So far this year, there have been 178 homes on realtor.com priced at either $888,888 or $8,888,888. Those homes are concentrated in New York City (34), San Francisco (27), Los Angeles (25), and San Jose (23). The first three cities are among the top markets viewed by Chinese buyers, according to Juwai.com, a website for Chinese people searching for real estate properties abroad.

"It's an eye-catching strategy. [Chinese] buyers would see the price and be like, 'why not check out the home?'" says Hao Yuan, an LG Fairmont real estate salesperson based in New York. "The important thing is that it makes them feel lucky."

We compared those "lucky homes" with nearby homes of similar size, and found that on average, they sell only 0.32% faster a difference so small, it's negligible.

"It's not so much that a lucky number helps sell your home," explains Tina Ying, a broker with New Century Real Estate in the San Francisco Bay Area. "Buyers can always counteroffer, so the final price is hardly ever the original list price." But many sellers set such a price in hopes of getting a smooth sale, she adds.

The real luck (and price premium) lies in the street number. A street number is gold among the Chinese if it's crammed with as many 8's as possible, and especially if it ends with an 8.

A Bel Air, CA, home with the address of 10888 Chalon Road was recently sold for $4,175,000 which was 36% higher than similar-size homes in the same neighborhood. We couldn't confirm whether the deep-pocketed buyer was indeed of Chinese descent, because the home was bought by a limited liability company—a common practice for buyers to hide their identities.

4 is unlucky

Chinese people often have a visceral negative reaction to the numeral 4, which is pronounced the same as "death" in Chinese. For properties with a 4 in the street number, a Chinese home buyer might ask for a discount of 5% or even 10% on the asking price, according to Ying.

Ying cites a Fremont, CA, home that has not only one, but two 4's in its street number. The seller slashed $200,000 off its $2 million asking price before the buyer finally agreed to the sale. Both the seller and the buyer were Chinese.

One apartment building in Long Island City, NY, doesn't have a fourth floor. The building developer even went out of the way to hire a feng shui consultant to certify the building.

Rearranging a home according to feng shui

It's more than just a numbers game other superstitions come into play, too. So far this year, 355 homes on the market tout feng shui in their listing description, a 57% increase in just three years. Feng shui is the ancient practice of placing things within a living environment to affect the flow of energy, and therefore to influence the fortune of the people who live there.

The most frequently mentioned feng shui attribute is "south-facing," which is thought to maximize luck. Kevin Zheng, a Re/Max Realtor® in Los Angeles, says that in his experience, it's the one thing Chinese buyers simply won't compromise on. (Southfacing homes also get the advantage of all-day sunlight without too much glare or heat, so they have a practical appeal as well.)

Other common practices include mindfully positioning a fountain in the yard (which is supposed to bring fortune) and designing the entryway to prevent fortune from flowing out the front door. Depending on the buyer, the importance of feng shui ranges from high to extremely high.

Zheng says he had a client who walked away from a deal because of bad feng shui. The client took great interest in a $1 million–plus home in Orange County, but wanted to know the direction rainwater flows on the ground. The seller's agent confirmed that water flows from left to right unfortunately, that's the so-called "backward water," an ominous sign.

The most dreaded 13

But Chinese people are not the only superstitious ones many buildings don't have a 13th floor because in much of the Western world, 13 is associated with bad luck. In Manhattan, out of 629 buildings high enough to have more than 13 floors, 91% of them relabeled the floor as 14, 12A, 12B, or M (the 13th letter in the English alphabet), according to CityRealty's data released last year.

Yuqing Pan, a Stanford graduate with a multimedia journalism background, writes datadriven stories for realtor.com.

Follow @YuqingPan

Your Home's Lucky Number

Trulia Jed Kolko, Trulia Chief Economist

Want to know the secrets to setting a "lucky" asking price for your home? Trulia's Chief Economist reveals how marketing psychology, tradition, and superstition can sneak into home prices.

What tricks do sellers and their agents use when setting the price of a home? To find out, we looked at the asking prices of homes for sale on Trulia since October 2011, excluding foreclosures, to see whether certain numbers show up in home prices more than others. We found that some numbers are a lot more popular than others, and different lucky numbers turn up in home prices in different regions of country.

Of course, lucky numbers aren’t the only factor sellers and their agents use in setting asking prices. A seller who loves the number 54 isn’t going to price a home at $540,000 if it’s really worth $200,000. But they might work “54” somewhere into the price without straying too much from the home’s expected value, such as pricing at $200,540.

To find patterns, we looked for numbers that appeared anywhere in the asking price, and we paid special attention to the “last non-zero digit” in the price. For instance, in the above example, the last non-zero digit of $200,540 is 4, and the last non-zero digit is 9 in $149,999, $259,900, and $11,900,000. Nearly all home prices – 96% – end in 0, and the vast majority – 91% – end in 00. The last non-zero digit is the number that “costs” the least to set based on marketing psychology, tradition, or superstition because it won’t change the value of the home as much as digits further up in the price. It turns out that 9 is, by far, the most popular last non-zero digit in asking prices, so let’s start there.

The Power of 9

The number 9 shows up in a lot of everyday prices. A Ronco knife set costs $39.99, the featured product on Trader Joe’s website last week was roasted & mashed sweet potatoes for $2.49, and my 16-gig iPad mini is $329. Why do prices of goods so often end in 9? One theory is that people rarely have exact change when a price ends in 9, and in a traditional retail store the cashier needs to open the register to make change, and therefore can’t cheat the storeowner by pocketing the cash and not recording the sale. Of course, that’s irrelevant in a world of credit cards, debit cards, and online shopping, so another reason prices end in 9 is perception: those Ronco knives sound like a much better deal at $39.99 than at $40 because the price is in the $30 range, rather than in the $40 range.

Do home prices use the same psychology? Absolutely. Even though the vast majority of home prices end in 0, the most common last non-zero digit is 9: more than half – 53% –of home prices have 9 as their last non-zero digit. The next most common is 5, which is a nice halfway point between round numbers. No other digit comes close to 9 and 5.

Do sellers use 9’s to make asking prices seem cheaper? We put on our data-miner hardhats and dug a little deeper to find out. It looks like the answer is yes, for a couple of reasons:

1. Expensive homes are less likely to have a 9 in the price. Only 25% of homes listed for one million dollars or more have a 9 as the last non-zero digit, compared to 53% of all listed homes. Perhaps sellers think buyers who are ready to spend two million on a home won’t be fooled into thinking it’s a bargain at $1,999,900, and those buyers probably aren’t looking for bargains in the first place.

2. On homes with price reductions, the reduced price is even more likely to have a 9 as the last non-zero digit than the original price was. In other words, as sellers get more eager – or desperate – to sell, they’re more likely to price with a 9. On homes with reductions, the original price had 9 as the last non-zero digit 52% of the time, while the reduced price had 9 as the last non-zero digit 54% of the time.

Since lower-cost homes and reduced-price homes are more likely to have 9 in the price, it seems sellers or their agents use 9’s to signal a good deal.

Here’s a puzzle: 9 is the last non-zero digit in more than two thirds of listings in upstate New York (Buffalo, Rochester, Syracuse) and several New England metros (Boston, Hartford, Worcester, MA), but in less than one third of listings in El Paso, Omaha, Tacoma, Seattle, and Honolulu. Why would sellers in upstate New York and New England think 9 is the right pricing strategy so much more than sellers elsewhere? We’re stumped.

Lucky Numbers Across the USA

Pricing with 9’s is a strategic move to make homes (or Ronco knives) seem like a better bargain. But what about lucky 7, unlucky 13, and other numbers with special meaning? Let’s spin through the digits:

• 13: For a variety of reasons, triskaidekaphobia is widespread. Lots of hotels and office buildings skip the 13th floor, and Friday the 13th has long been considered a highly unlucky day. Plenty of sellers skip the number 13, too. We looked for the number 13 anywhere in a home price – such as $136,000 or $213,900 – and found it to be much less common than the numbers on either side of 13. The number 13 appears in asking prices 13% less often than the number 12 and 17% less often than the number 14.

• 7: Where is 7 lucky? Las Vegas and Reno, of course, where 7’s are what you want to see on the slot machines. You might not think selling a home has a connection to gambling, but home prices in Nevada are more likely to have a 7 in the price than in the rest of the US. In Nevada, 3.8% of list homes have 7 as the last nonzero digit, compared with 2.8% of listed homes outside Nevada – which means that 7 is 37% more common in Nevada than in other states. Triple-7 is very rare in home prices anywhere – it’s found in only 8 out of every 10,000 asking prices – but is three times more common in Nevada than in the rest of the country.

• 3:16 and 6-6-6: These numbers represent the good and bad of Christian numerology. John 3:16 ranks #1 in many lists of the most popular Bible verses,

even before Tim Tebow put those numbers on his eye-black. At the other extreme, the number 666 represents the devil. We guessed these numbers would resonate the most in America’s Bible Belt, which covers most of the South, aside from South Florida, and is disproportionately Baptist. (For our analysis, we used the Association of Religion Data Archives to identify counties with high shares of Baptists.) Our hypothesis held true: both 316 and 666 are significantly more likely to appear in Bible Belt home prices. The number 316 is 27% more likely to appear somewhere in a home price in the Bible Belt than in the rest of the country – though 316 is very rare everywhere, showing up in roughly 3.4 out of every 10,000 asking prices nationally. And good wins out over evil: the number 666 shows up in less than 1 out of every 10,000 asking prices. Even so, 666, like 316, is more common in Bible Belt home prices than outside the Bible Belt – 39% more common, in fact. Apparently, in this region, both God AND Satan are in the details.

• 8: Nevada may love its 7’s, and the Bible Belt its 316, but nothing approaches the importance of the number 8 in Chinese culture. The Chinese word for 8 sounds like a word that means “prosper,” “fortune,” or “wealth,” making 8 a very lucky number in Chinese culture. Need proof? The Beijing Olympics officially began at 8:08:08 pm on 8/8/08, and United Airlines flight 888 is non-stop San Francisco to Beijing. For home prices, we compared the prevalence of 8’s in neighborhoods where the US Census reports that the majority of residents are of Asian ethnicity, like Monterey Park in Los Angeles and Flushing in Queens, NY, with the rest of the US. (The Census doesn’t distinguish between Chinese and other Asian backgrounds.) In non-Asian-majority neighborhoods, 8 is the last non-zero digit in just 4% of home listings. But in Asian-majority neighborhoods, 8 is the last non-zero digit in 20% of home listings. And, among homes listed for at least a million, a whopping 37% of homes in Asian-majority neighborhoods have 8 as the last non-zero digit!

Setting the right asking price for your home isn’t all science and it isn’t just an art: sellers and their agents pick numbers to signal their strategy, and to appeal to the traditions and superstitions of local buyers. Housing is local, and so are lucky numbers in home prices. And that’s just one more reason to know the market when you’re selling your home.

(To recap, check out this infographic outlining all the findings below.)

Michael J. Okun is a Broker Associate, DRE #01430970 and is the #1 Sotheby’s International Realty Agent in The Valley by sales