Home Seller Guide | Strategy, Information & Marketing | Orlando Kissimmee

Home Seller Information & Marketing

Selling a home is no easy task.  There is much to consider.  It can be confusing, frustrating and overwhelming. 

This article will help home sellers understand the thought process behind my unique home selling strategy.  It will also explains some pitfalls of why buyers in contract fall though.  A home is the largest possession most people will sell in their lifetime and yet many times it is treated with as much care as buying a tv or loaf of bread.

Things to consider when selling your home.

  1.  Time frame for selling.
  2.  What price to sell at.  As a Realtor I will provide a market analysis which shows similar properties that sold and the price range.  I will assist in helping you choose a price but ultimately it is your choice.
  3.  Where are you moving to?
  4.  Consulting a Accountant for tax information prior to the sale.
  5.  Finding a Florida Licensed Real Estate attorney for contract/legal/law questions.
  6.  Hiring a Florida Licensed Home Inspector.
  7.  Hiring a Florida Licensed Home Appraiser.
  8.  What days and times can the home be shown?  Speed is of the essence as many buyers will want to see the property fast.
  9.  Will the house have a lockbox to show when no one is home?
  10.  Are you ok with your home on the main real estate sites, and going to all the small ones that brokerages and agents have.  Online is where listings are at now.  Newspaper ads are a thing of the past.  Without online and real estate agents most of the buyers would not find the property
  11.  Consider past repairs done to the home.  You will need to fill out a seller’s property disclosure.  It covers past and present things wrong with the property as well as other things like HOA.  For example if water leaked behind a wall in the past, and it was repaired, that would have to be disclosed.  Along with current issues.
  12.  Gather your HOA information
  13.  Gather permits for past work done to the house.  For example what dates the roof was replaced.  Having the permits or invoice helps.

Prepare The House for Sale

Its important to step into the mindset of a buyer.  Most sellers make the mistake of deciding what buyers will be ok with.  Every buyer is different.  Sometimes small things may turn a buyer off.  Sometimes larger issues may make the buyer ignore the house.  Again each buyer is different.  Many times what sellers are fine with passing off to buyer, would not be ok when the seller is a buyer and trying to find a new home.  Its a bit of a double standard..

  1.  Empty house as much as possible.  The less stacked up on walls the better.  Buyers like to see what’s hiding behind things.
  2.  A total wall to wall cleaning.  If needed hire a cleaning service to keep it maintained.  Be sure to clean toilets, sinks, tubs, showers, walls(be careful not to damage or stain the old paint), handrails, light fixtures, wall switch plates(hire someone to replace them), doors, floor and door frame molding, tile and wood floors. Clean out cabinets and closets.
  3.  A good Vacuuming.  Many vacuums after 3 years lose the ability to properly function.  The suction and brush wears down.  A new vacuum can really wake up carpeting and suck out dirt.
  4.  Carpet Shampooing.  This is a must. It gets out odors that some buyers may not like.  Its needed to clean out stains and deodorize the carpet.  Pricing a rug shampoo company to do this is a good idea.  If its too expensive purchasing a machine in a store may be a better option.  Remember not all buyers will replace rugs when they move in.
  5. Make repairs.  Lets face it.  Most people would prefer a home that does not need repairs.  Small repairs like filling holes where pictures were hung can make a good impression on buyers that the seller cares for the house vs the seller is dumping problems on the buyer.  When buyers find small issues it makes them wonder what else is wrong with the house.  Buyers will factor in issues when making a offer.  Most buyers will deduct contractor rates + a inconvenience fee for the repairs.
  6. Landscaping must be well maintained.  Keep all grass, trees, bushes and plants well trimmed and maintained. replacing dead grass sections is a good idea.
  7. Remove or maintain hazards.  Like trees that may drop unsafe growth or nails sticking out of walls.

Checklist to get the house ready for sale

48 ways to speed a house sale. Top tips for selling a home. how to get the homeready


Be Prepared for Pricing and Buyers Negotiating

Most people have heard over the years about house sellers in contract with buyers.  Those contracts failing.  Why does it fail?  Typically from being poorly prepared as a seller.  Most of the process does not have to be a surprise.

There are 4 main points of failures(surprises)
  • The Mortgage Approval or Verified funds for the buyer
  • The Home Inspection
  • The Appraisal
  • The Title

Great article which explains the legal side and responsibility.  https://www.floridarealtors.org/law-ethics/library/florida-real-estate-contract-laws.

Does a seller have to accept offers any offers, or even full price offers the answer is no.  This is a must read article https://www.floridarealtors.org/law-ethics/library/florida-real-estate-contract-laws

Can sellers cancel contracts  https://www.floridarealtors.org/news-media/news-articles/2022/12/right-first-refusal-can-sellers-cancel-contracts


The typical Realtor House Selling Method

Is to just do a CMA or Comparable market analysis.  And then let the seller decide on the price.  Why is this method flawed?  While it does show homes that have sold, along with the size and price and pictures.  It does not state each sellers logic for the sale.  Did the seller have to move fast?  Was the seller given poor advice?  Did the seller think they knew better then the professionals?  Was the home damaged with defects? Was the house priced wrong(then other homes sold followed that price)?  There are endless possibilities why each home sold for the price it did.


Rich Noto’s Advanced House Selling Method

Lets be ready from all angles. Who else should be hired?  These professionals are not free, but for few hundred dollars its better than wasting days and weeks in contract, mispricing, or dropping the sale price by thousands of dollars with guessing game style selling.  Because the Appraisal or inspection on the buyers side came back bad.  Many times buyers will add a contingency addendum(add on to contract)  It may state the appraisal(paid by the buyer and completed by a certain date) must come in at a certain price(selected by buyer) or the buyer gets back their deposit refunded.

A licensed Florida Home inspector.  Inspections are not just for buyers.  Smart sellers would want this.  The inspection would show what is wrong with the house.  It will have photos and text describing what’s wrong.  Its proof of condition at the time the inspection was completed.

The seller will know:

  • What needs repair.  Be a step ahead of Buyers.
  • What issues will make buyers drop the offer price.
  • What issues may make a buyer cancel a contract.
  • Let seller know if buyer is lying to get deal, by blaming things that are not damaged.
  • Have their own seller inspection(second opinion) that might disagree with buyers inspection.
  • Help price the home for top $$$ based on quality.
  • A good inspection report will show buyers the seller cares.
  • The report can be added to the MLS listing to attract buyers.

A licensed Florida Home Appraiser.  When buyers pay with a Mortgage it is common for the Lender/Bank to send out a Appraiser to see what the home is worth.  Smart cash buyers will also get the home appraised

The seller will know

  • What the home is worth to Lenders.
  • What the Banks will pay for the house.
  • A logical price to list the home for. So its Mortgage Friendly as well as Cash Buyer.
  • Seller will be ready for Buyers saying “this home is overpriced” just to get a deal.

 

Know your buyers.  Without understanding buyer types its hard to decide what offers to looks for

Rich Noto Realtor Certifications Pricing strategy advisor. Resort and second home property specialist. new home co broker

More about Rich Noto’s home selling method.

When I was a home seller many years ago.  Something that bothered me was the lack of respect towards my property.  I would find find my home(after showings) with water running, lights left on, blinds pulled all the way up or left open, food wrappers, dirty shoes worn and so on….. Some Real Estate Agents are great and leave the house as it was.  Others do not care.

I do care.  I bring shoe covers with me(for buyers).  To keep your house clean.  I will not allow food to be eaten or drinks when I am showing the property.  If I am selling the property the same applies if I am onsite.  Remember that a home being sold is going to becoming someone else’s new home.

Realtor Rich Noto Earned Pricing Strategy Advisor

Multi-Point Home Marketing

  • I have comprehensive multi-point marketing plan (more details are shared in person).  This involves the internet and the major home sites, or as some agents say it your home goes to “hundreds of websites”.
  • Camera photos of the home taken with and without a tripod.
  • In depth Videos of the house and community uploaded to YouTube and my top ranking website for the subdivisions page.
  • A special page section on my website about the house/community.
  • Social media posts such as, Pinterest, Twitter, Reddit, Tumblr and YouTube.
  • Plus for a added fee I can. Run special ads on social media sites that your house will be shown on.  Optional print mail ads are available as well.

See my home buyers guide here

Contact Rich Noto Today for Help With Your Buying And Selling Needs.

Safeguarding your home during showings. keep your possesions safe with this guide.

 


Start of list of properties

New - today
23
16326 HAMLIN VIEW STREET
Winter Garden, FL 34787
$459,490
For Sale
3
Beds
3
Baths
1,715
square feet,
One or more photo(s) has been virtually staged. Under Construction. Images shown are for illustrative purposes only and will diffe... (more)
# G5076272
Olympus Executive Realty Inc
$459,490
For Sale
Residential
0 days on this site
New - today
23
16320 HAMLIN VIEW STREET
Winter Garden, FL 34787
$464,490
For Sale
3
Beds
3
Baths
1,715
square feet,
One or more photo(s) has been virtually staged. Under Construction. Images shown are for illustrative purposes only and will diffe... (more)
# G5076273
Olympus Executive Realty Inc
$464,490
For Sale
Residential
0 days on this site
New - today
23
16332 HAMLIN VIEW STREET
Winter Garden, FL 34787
$459,490
For Sale
3
Beds
3
Baths
1,715
square feet,
One or more photo(s) has been virtually staged. Under Construction. Images shown are for illustrative purposes only and will diffe... (more)
# G5076270
Olympus Executive Realty Inc
$459,490
For Sale
Residential
0 days on this site
New - today
23
16638 HAMLIN VIEW STREET
Winter Garden, FL 34787
$459,490
For Sale
3
Beds
3
Baths
1,715
square feet,
One or more photo(s) has been virtually staged. Under Construction. Images shown are for illustrative purposes only and will diffe... (more)
# G5076269
Olympus Executive Realty Inc
$459,490
For Sale
Residential
0 days on this site
New - today
2
16266 HAMLIN VIEW STREET
Winter Garden, FL 34787
$470,790
For Sale
3
Beds
3
Baths
1,729
square feet,
One or more photo(s) has been virtually staged. Under Construction. Images shown are for illustrative purposes only and will diffe... (more)
# G5076268
Olympus Executive Realty Inc
$470,790
For Sale
Residential
0 days on this site
New - today
9
14501 GROVE RESORT AVENUE, #2542
Winter Garden, FL 34787
$420,000
For Sale
3
Beds
3
Baths
1,544
square feet,
Amazing 3 beds condo introduce beautiful views from the 5th floor. Completely furnished and prepared to have fun and use. This Oas... (more)
# O6160629
Valentina Realty LLC
$420,000
For Sale
Residential
0 days on this site
New - today
2
16296 HAMLIN VIEW STREET
Winter Garden, FL 34787
$470,790
For Sale
3
Beds
3
Baths
1,729
square feet,
One or more photo(s) has been virtually staged. Under Construction. Images shown are for illustrative purposes only and will diffe... (more)
# G5076267
Olympus Executive Realty Inc
$470,790
For Sale
Residential
0 days on this site
New - today
2
16344 HAMLIN VIEW STREET
Winter Garden, FL 34787
$468,790
For Sale
3
Beds
3
Baths
1,729
square feet,
One or more photo(s) has been virtually staged. Under Construction. Images shown are for illustrative purposes only and will diffe... (more)
# G5076265
Olympus Executive Realty Inc
$468,790
For Sale
Residential
0 days on this site
New - today
2
16344 HAMLIN VIEW STREET
Winter Garden, FL 34787
$463,790
For Sale
3
Beds
3
Baths
1,729
square feet,
One or more photo(s) has been virtually staged. Under Construction. Images shown are for illustrative purposes only and will diffe... (more)
# G5076264
Olympus Executive Realty Inc
$463,790
For Sale
Residential
0 days on this site
New - today
2
16308 HAMLIN VIEW STREET
Winter Garden, FL 34787
$476,190
For Sale
3
Beds
3
Baths
1,644
square feet,
One or more photo(s) has been virtually staged. Under Construction. Corner Unit. The Harbor Ready April 2024 lot 1. HARBOR Townhom... (more)
# G5076258
Olympus Executive Realty Inc
$476,190
For Sale
Residential
0 days on this site
New - today
2
16302 HAMLIN VIEW STREET
Winter Garden, FL 34787
$476,190
For Sale
3
Beds
3
Baths
1,644
square feet,
One or more photo(s) has been virtually staged. Under Construction. Corner Unit. The Harbor Ready April 2024 lot 1. HARBOR Townhom... (more)
# G5076259
Olympus Executive Realty Inc
$476,190
For Sale
Residential
0 days on this site
New - today
43
235 VITORIA ROAD
Davenport, FL 33837
$469,000
For Sale
5
Beds
3
Baths
2,440
square feet,
Welcome home to this inviting and spacious 5-bedroom, 3-bath haven, perfect for both short-term and long-term living. No CDD. Id... (more)
# S5095729
Vylla Home
$469,000
For Sale
Residential
0 days on this site
New - today
2
16350 HAMLIN VIEW STREET
Winter Garden, FL 34787
$471,990
For Sale
3
Beds
3
Baths
1,644
square feet,
One or more photo(s) has been virtually staged. Under Construction. Corner lot no side neighbor to the Left. he Harbor Ready April... (more)
# G5076257
Olympus Executive Realty Inc
$471,990
For Sale
Residential
0 days on this site
New - today
2
16260 HAMLIN VIEW STREET
Winter Garden, FL 34787
$471,990
For Sale
3
Beds
3
Baths
1,644
square feet,
One or more photo(s) has been virtually staged. Under Construction. Corner lot The Harbor Ready April 2024 lot 1. HARBOR Townhome ... (more)
# G5076260
Olympus Executive Realty Inc
$471,990
For Sale
Residential
0 days on this site
New - today
14
20200 WOLF SPRINGS COURT
Clermont, FL 34715
$1.56m
For Sale
4
Beds
4
Baths
3,700
square feet,
Under Construction. Sitting atop a 2.5 acre private lot is a custom estate with an anticipated Jan 2024 completion date. This smal... (more)
# O6162756
Keller Williams Elite Partners Iii Realty
$1,560,000
For Sale
Residential
0 days on this site
New - today
1
SR 33
Clermont, FL 34711
$39,990
For Sale
1.88
Acres
Land land and more land. Enjoy the several potential uses for this great almost 2 acre site!
# C7484869
Cracker & Associates, Inc.
$39,990
For Sale
Land
0 days on this site
New - today
22
239 LONGVIEW AVENUE, #216
Celebration, FL 34747
$405,000
For Sale
3
Beds
2
Baths
1,584
square feet,
Enjoy Florida's beautiful year-round weather with your own peaceful balcony nestled on a quiet street in Celebration's Georgetown.... (more)
# S5096075
Imagination Realty, Inc
$405,000
For Sale
Residential
0 days on this site
New - today
1
15054 BRODIE LANE
Winter Garden, FL 34787
$777,183
For Sale
4
Beds
3
Baths
2,109
square feet,
This beautiful home was crafted for the way you live. The open-concept kitchen and great room provide the ideal space for entertai... (more)
# O6163074
Orlando Tbi Realty LLC
$777,183
For Sale
Residential
0 days on this site
New - today
28
14845 MILFOIL AVENUE
Orlando, FL 32827
$658,000
For Sale
4
Beds
3
Baths
2,095
square feet,
One or more photo(s) has been virtually staged. Welcome to 14845 Milfoil Avenue in the highly sought after Lake Nona Community of ... (more)
# O6163096
Keller Williams Advantage Iii Realty
$658,000
For Sale
Residential
0 days on this site
New - today
25
503 PINE LAKE VIEW DRIVE
Davenport, FL 33837
$415,000
For Sale
3
Beds
2
Baths
1,344
square feet,
Welcome home to this true Florida oasis! This home features everything you have been looking for both inside and out. Step inside ... (more)
# O6158526
Keller Williams Realty At The Lakes
$415,000
For Sale
Residential
0 days on this site
New - today
99
6013 GREATWATER DRIVE
Windermere, FL 34786
$6.999m
For Sale
5
Beds
7
Baths
7,607
square feet,
Welcome to this exquisite high-end luxury lakefront home at 6013 Greatwater Drive, located on a premium lot on a cul-de-sac in th... (more)
# O6162537
Iron Valley Real Estate Osceola
$6,999,000
For Sale
Residential
0 days on this site
New - today
37
828 VINEYARD RIDGE ROAD
Minneola, FL 34715
$529,990
For Sale
4
Beds
2
Baths
2,236
square feet,
Come discover this brand-new construction home nestled within the beautiful Parkview at the Hills community in charming Minneola, ... (more)
# O6162655
Compass Florida, LLC
$529,990
For Sale
Residential
0 days on this site
New - today
49
5220 OAKBOURNE AVENUE
Davenport, FL 33837
$690,000
For Sale
7
Beds
5
Baths
3,629
square feet,
FULLY FURNISHED and professionally decorated!! This gorgeous home offers a perfect blend of comfort and style, featuring seven sp... (more)
# O6163048
Agent Plus Realty
$690,000
For Sale
Residential
0 days on this site
New - today
14
8953 CALIFORNIA PALM ROAD
Kissimmee, FL 34747
$400,000
For Sale
4
Beds
3
Baths
1,902
square feet,
One or more photo(s) has been virtually staged. Excellent luxury vacation home or investment rental property.Beautiful 4 bedrooms,... (more)
# O6162842
Ms Land & Building LLC
$400,000
For Sale
Residential
0 days on this site
Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX information is provided exclusively for consumers' personal non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by MLS GRID. Based on information submitted to the MLS GRID as of 10th December, 2023 00:00 MST. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information. Properties displayed may be listed or sold by various participants in the MLS.
Listing Data last updated: 10th December, 2023 00:00 MST
Equal Housing Opportunity
Service by Buying Buddy® IDX CRM
Copyright © 2003 - 2023 Buying Buddy. All rights reserved.
%d