So many people do not know what works best, the truth?  It really is simple both work and if do not have photos and have a virtual tour you'll be find.  So you don't have a virtual tour but you have photos that's ok too!

Think of it like this...if your home didn't have any windows you wouldn't know if it was day or night.  Selling your home is kind of like showing people the light!  You have to emphasize and highlight the features that promote your homes best features and benefits.

How long should the virtual tour be or how many photos are enough?  Here is my rule of thumb.  You only have to use the virtual tour or enough photos to get people to tour your home.  You want enough to show key features. 

Some homes have more features than others so the number of photos or the lenght of the virtual tour will depend on what you decide are the standout features.  Here is an example of four different tours.  The first link is of a (1)$600,000 home the next is, (2)$384,000 the next a (3)$131000 and finally a (4)$70,000 see if you feel these virtual tours show the best features.
1. http://www.flexitrealty.com/Listing/VirtualTour.ashx?listingid=1773359
2. http://www.flexitrealty.com/Listing/VirtualTour.ashx?listingid=1733367
3. http://www.flexitrealty.com/Listing/VirtualTour.ashx?listingid=1744826
4. http://www.flexitrealty.com/Listing/VirtualTour.ashx?listingid=1700279

Here is a few thoughts when getting ready to take your photos.  Notice lighting, check what might be in the background, make sure your reflection is not in the mirrors, look for clutter.

I don't know about you but the toilet seat always looks better down in a photo.  dirty dishes showing in a kitchen sink isn't going to make people feel like your home is move-in condition.


Think about the order of your tour, slide show or photo album.  This of yourself giving a tour of your home.  How would you guide people through your home from room to room.  The four photos above show you the outside, front, side entry garage and the decking and four season porch, but my third photo shows off the "entertainment" sized deck with a close up.  If you live in a nice neighborhood that is recognizable make sure you get a photo of the entrance to the subdivision.  Anything that creates value and a reason for a buyer to call you to see your home.

Here is the Rule....we have a lot of rules to sell homes but this one can make you money with a faster sale.

Rule # 1 in photos...If the photo does not present your homes image so if shows a feature and benefit to a buyer don't use it!  If you have great flower beds make sure you include an angle photo of the home to show off the flower beds.  If you have an exceptional garden area show it off.  If you just painted your home make reference in the remarks under the photo "just painted".  If you updated the kitchen or just had the family room redone brag...it is OK to brag...your selling your home and you want people to know the great features you fell in love with when you bought the home.

Thanks for stopping by....stop back again for more updates with "How To" posts that could help you sell on your own saving thousands of dollars in commissions.

  If you want to know more about selling on your own...Call a "Flexpert®"  They may be a Realtor but their goal is to have you sell your home.  Then represent you as a buyer.  In this market it is rare to find a company that has their goal the same as yours.  All they want is for you to sell...if they help you do you will use them and tell others.  What better way of advertising!

Thanks again for stopping by.

  Foreclosures and short sales are creating over 50% of the total number of sales.  Any that was the number last month nationally.  Some area are a little more and others a little less.

So what if you have lost your job...or became ill and can not make the mortgage payments.  What happens?  The first thing to do is call your lender.  The second thing to do is look at your budget and funds you are going to need and anticipate for how long.  If it looks like a long term problem then you need to take action.
                                                                                                                                                       
Action, in the form of selling or renting depending on your situation.  One of many issues that people face is the embarrassment of going through a foreclosure.  It is no time to worry about what your friends or neighbors will think.  It is time for survival, protecting your credit for you and your family.

Don't give up and don't walk away from you home.  If you attend a sellers workshop you may be able to sell your home yourself.  If you use that avenue of a short sale...meaning you can still may your payments for a while...put your home on the market for sale.  Talk to your lender and tell them your situation.  They will tell you the documents they need...If not I know a company that specializes in short sales and can help you.

Yes they are a real estate company but who else would specializes in short sales, besides the Sheriff?  The reason I like this company...they do not charge you anything.  I didn't say they don't get paid.  They do the negotiations with your lender for you.  They guide you through the paperwork process.  You may not walk away with a dime from the sale of your home but that is better than having your credit ruined and owing the bank money after they sell the home!  In most cases you will not owe the bank anything and you will have saved your credit enough to be able to purchase a home with 2-3 years.  Here is the link: http://www.flexitrealty.com/Short_Sales/page_2033675.html 

This company also does foreclosures and is an authorized HUD broker so they handle both buyers and sellers.  Buyers, like the sellers do not have to pay for the companies or agents services.  They handle the paperwork, they do the negotiations and they recommend different resources you can choose from for inspection companies, lenders and much more.

So don't walk away from your home no matter how disparate you are or how bad the situation looks.  Remember the key is action....act early to save your credit and get qualified help to assist you in saving your credit.

If you are a buyer, don't make bid after bid and think you are saving money by not having representation.  Quite the opposite is true in most cases.  Remember anyone representing the property represents the seller whether it is the bank or a seller.  The only way a Realtor can help you in Michigan is, if they are the listing and/or selling agent of record for the listing, they must have a "Dual Agency" agreement signed by both the seller and by you.  If you have not seen this document and it has not been mentioned the agent is representing the seller!  Not you...so no matter how nice they seem they are working on the sellers behalf.

If you live in Michigan and need help....without pressure, hit this link and drop them an email they will call you and set up a personal time to meet with you either by phone or in person.  I like them because you can count on them to be fair and honest....a rare thing these days!  Here is the link for the email.... FlexitRealty@comcast.net    

Stop back again for more specifics on Foreclosure help.   Hope this helps, ask your questions I will always find the answer if I don't know it.

Wondering how to promote your property?  Where will the buyers for your property come from?  How long will it take to sell?  What promotional options do you have?

Each one of these categories is a separate blog feature of it's own so let's address the first question of promoting your property.

Create a list of questions and then answer them best you can.

1. First you have to define your property.  Are you in the city, suburb, country?
2. Then, what is your advertising budget?  How much do you want to spend?  How much can you spend?
3. What is your time frame to sell?  Believe it or not if you have found another home or your banker is knocking on your door with a foreclosure notice, it makes a difference in what you do.  If you have time or if you have to sell fast!
4. We are in a "buyers" market so the first issue is pricing.  Price your home wrong and you will sell too cheap and leave money on the table.  Price to high and you will help sell other homes around you.
5. Pricing too high will mean your home will sit on the market and eventually sell for a lower price when you price your home competitive with others of equal condition, size and location.

Promoting is all about time frames.  You see yard signs...well they still work no matter what anyone says.  The other issue you are facing is promoting outside of your neighborhood.  Your neighbors may know your home is for sale but does anyone else?

Do you use the newspaper? Cable TV if available? Do you hire a service?  These are questions you will have to answer based on your own choices and time frames.

The next post will discuss selling options so you can choose what selling option will best meet your needs.

Here is a link with more information that could help you. 

I know this is a real estate company but they are very unique.  They are willing to help For Sale Buy Owers in Michigan.  They don't care how you sell as long as you sell if that is your goal.  My kind of company.  They have a FSBO or "For Sale By Owner" program that is a Flat Fee and you can choose the level of representation for yourself.  You can even add the MLS feature on the Realtors MLS not some make believe MLS.

http://www.flexitrealty.com/For_Sale_By_Owner_Option/page_1985786.html

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