Pearland Real Estate Expert

It has played out in your mind already, hasn't it? Less than 24 hours after you put your home up for sale, several buyers start a bidding war that results in an offer higher than your asking price. But what if that's not how selling your home plays out? What if 24 hours stretch into 24 days, then 24 weeks without a single promising offer? No doubt you'd like to avoid that second scenario. Steer clear of the following mistakes, and you'll decrease your chances of watching the months pass without a pending sale in sight.

Aiming too high

Some sellers figure they should determine the highest possible asking price for their home and then tack on a bit more for negotiating wiggle room. Who knows, maybe someone will offer full price anyway.

A pricing strategy like this backfires more often than not. For starters, many potential buyers won't even view your property if you value it above their price range. And if your home doesn't compare favorably to others offered for the same price, you are just helping sell other people's homes.

Even worse, when an overpriced home sits on the market, buyers wonder what's wrong with it. Many times, sellers wind up lowering their price below the level that would have attracted a sale had it been priced properly from the start.

Comparing your home to the wrong properties

When determining the asking price for your home, you can get valuable information from comparable properties. But that doesn't necessarily mean you should ask for the same price as the home down the street that sold last week. That house may have more rooms, better amenities, and incredible landscaping (or fewer, worse, and less-impressive).

You also may miss the mark if you base your price on similar properties in a different neighborhood. And don't pay too much attention to what other homeowners are asking. They may have over- or under-priced their property based on their own mistakes.

Finally, make sure to use recent comparable sales. The housing market can change quickly. Many Realtors are happy to provide you an assessment of your home's value based on recent, relevant comparable sales.

Ignoring the little things

Are you familiar with the book "Don't Sweat the Small Stuff ... And It's All Small Stuff"? I don't think the author was giving advice about getting your home ready to sell. Little things count. Maybe you've learned to live with some minor imperfections about your house, but buyers won't be impressed. Fix dripping faucets, touch up chipped paint, replace broken door handles, patch cracks, and clean, clean, clean.

Hanging out
Surely house hunters want you around in case they have any questions for you, right? Wrong. Many people get uncomfortable with the owners present. They don't feel free to discuss the property objectively and may cut their viewing short. If you can't leave your property during a showing, put as much distance between you and the buyers as you can.

Hiding things
Certain aspects of your home's history and condition must be disclosed by law. You definitely don't want to conceal that information. You may also want to reveal aspects about your property that you're not required to reveal. Why? Most people will find out about them at some point anyway-perhaps from a neighbor or through their own observations or a professional inspection. Nothing can derail a real estate transaction quicker than an unpleasant surprise.

Ignoring an offer

You receive an offer much lower than you are willing to accept. Lower than anybody would accept. You might be inclined to ignore it. After all, it's an insult, right? Take a deep breath. Someone has expressed interest in purchasing your house. That's a good thing. Your Realtor can help you prepare a counteroffer or communicate to the other party that the offer is unacceptable but you would be willing to look at another offer that meets certain criteria. When you hear back from the prospective buyer, you can then decide if this transaction has a future.

Assuming all agents are the same

The terms Realtor and real estate agent are not synonymous. Only those agents who belong to the National Association of Realtors and pledge to adhere to a strict code of ethics may call themselves Realtors. Your Realtor will look out for your best interests and help you avoid mistakes that can leave your home languishing on the market.

This column was published in the Jan 20, 2008 edition of the Galveston County Daily News.

For all of your Pearland Real Estate needs, contact Danny Frank

If you plan to sell your home, I have good news for you: You can increase your chances of quickly receiving an acceptable purchase offer. I'm not suggesting major financial investments or hugely time-consuming tasks. Take these simple steps that you can handle on your own, and they will pay off.

Give it a good scrub
I can't tell you how many homes for sale I've visited that were just plain filthy-food-stained walls, muddy carpets, dried dog slobber on the windows. If ever there was a time to roll up your sleeves and clean house, this is it. You don't want buyers to focus on the cobwebs in the light fixtures or the red-wine stains on your kitchen counter; you want all their attention directed to the positive aspects of your property.

Bring a sparkle and shine to windows, mirrors, windowsills, light fixtures-anything that hasn't seen a cleaning cloth in far too long. If you prefer to hire someone to do a thorough scrub-down on your house, some cleaning companies offer a special service to get a property ready for sale (or move-out).

Clean isn't the same as tidy
Cleaning dust and dirt is half the battle; the next step is to get a handle on mess and clutter. The piles of clothes on the floor and stack of dishes in the sink aren't working in your favor. If you're running out of time before you leave your house for the day or need to tidy up quickly before a buyer comes to view your home, you can improvise a bit. Stuff the clothes into your clothes dryer or under the bed and put the stack of dirty dishes in the fridge. Other last-minute places to stash a mess: your car, a box or garbage bag that you then place in the garage, or dresser drawers. The closet may not be the best place to stuff your mess, since buyers often take a peek to gauge the amount of closet space.

Get out in the yard
You've no doubt heard the phrase curb appeal. Your home's attractiveness from the street comes in part from its design and overall condition, but your yard also goes a long way toward making a first impression. Keep the yard mowed, edge the driveway and sidewalks, and remove all dead plants and tree limbs. Get rid of weeds, brush piles and old toys while you're at it. For just a little money, you can plant attractive greenery and flowers in beds and in pots near the entrance.

Make a grand entrance
A fresh coat of paint on the front door takes very little time but makes a big difference. Also, don't neglect the impression a buyer gets when they walk into your home. A fresh bouquet of flowers or another attractive focal point in your entryway sets the right tone from the get go.

The disappearing dog
I know you love your pets, but you need to minimize their presence. That means eliminating pet odors, stains and pet hair, and keeping them contained in some way (or off the property) when buyers will be in the home.

Take care of the small stuff
Look around your house from a buyer's point of view. Are there items you've leaned to live with that might turn off a prospective owner? Now is the time to fix leaky faucets, touch up paint, cracks, caulk and grout, and other minor things that will add up on a buyer's list of cons. Small problems can be enough to dissuade someone from buying your home; they leave the impression that bigger problems may lurk just under the surface.

Realtors can help
Of course, there are larger tasks you should consider when preparing your home for sale that will help you maximize interest and sales offers. Your Realtor can help you assess what repairs and changes can give you the best opportunity to meet your goals when putting your house on the market. For more on selling your home, I invite you to visit http://www.texasrealestate.com/, http://www.har.com/ or www.danfrankrealty.com.

This column was published in the 13January2008 edition of the Galveston County Daily News.