16 THINGS YOU MUST DO TO SELL YOUR HOME

The latest update on the San Diego real estate market!

	2007 San Diego County home sales were off 12 percent from 2006. Sales in 2006 declined 27 percent from the levels in 2005.
	18,776 homes are currently listed for sale, up from only about 7,000 in August 2005 (the peak of this market cycle).
	8,859 homes were sold in the last six months - 4,836 homes are currently in escrow.
	The inventory of homes for sale in San Diego County stands at 13 months, based on the current sales rate.
	The average time on the market exceeds 100 days, up from only about 40 days in August 2005 (the peak of this market cycle).
	Only one-third of San Diego County homes are selling during their original listing period.
	In the last six months 12,809 listings expired unsold, 6,512 listings were cancelled and 1,839 listings were withdrawn from the market.

16 things you absolutely must do to sell your home today!

1. Design a solid written marketing plan . . . and stick with it!
Gone are the days when all you had to do was put a property in the MLS, hang up a sign and it would sell fast . . . often with multiple offers. Today, things are different! Your real estate consultant has to do everything . . . and do it right. My powerful 7-stage home market plan covers every step to successfully sell your home quickly . . . for the best price possible . . . and close it on time.

2. Stay on top of the market.
The real estate market is constantly changing and you must stay informed. Each day, new homes come on the market, listings expire and homes sell. Does your real estate agent keep you informed on these market changes? As part of my powerful 7-stage home market plan, I prepare a new written market report every week and review it with my sellers. We discuss specific adjustments that have to be made to sell their home. Sometimes, it involves a price change - often it does not. Sign up for free reports on San Diego real estate trends.

3. List your home at a fixed price . . . not a variable range price!
Variable range pricing is a poor tactic in any real estate market . . . it's an especially bad idea in a slow market. Inexperienced real estate people often suggest a variable range price because it's more difficult to accurately price a home in today's market . . . they don't want to make a mistake. Another reason agents propose a variable range price is because they're afraid to tell you the real price! You can bet that buyers are thinking the lower price and the seller is thinking the higher price. An accurate fixed price is the best way to list your home to sell.

4. Stage your home to sell.
Today, more than ever before, your home must show at its best. Home staging is essential! I've created the most comprehensive home staging program in the real estate industry. Less experienced agents often lack the confidence or the trained eye to discuss property enhancement with their clients. It's a real disservice to market a home in "as is" condition because thousands of dollars are left on the table . . . plus it takes longer to sell. As one of the top home staging Realtors® in the nation, I offer property enhancement as a valuable free service to my clients.

5. Make all known repairs.
Buyers can "feel" when a home has deferred maintenance. And, who wants to take on somebody else's repair problems when buying a home? Let's face it . . . your buyer is going to have a home inspection that will pick up any home maintenance problems. So, why not take care of the repairs right-up-front and build the buyer's confidence with a clean inspection report? As a part of my powerful 7-stage home marketing plan, I offer a free professional home inspection when you list your home for sale with me. Then, I'll help you schedule the repairs so that your home will sell for the highest price possible.

6. Use high quality and creative marketing materials.
Take a close look at how your home will be presented. You should expect only the best and most creative marketing materials! It's amazing to see the way that some homes are being promoted . . . poor quality photos, no virtual tours, weak Internet presence and cheap property brochures. With a slower real estate market, most agents are on a tight budget and their seller's are getting short-changed. I use a professional photographer for every listing . . . virtual tours are standard . . . the Internet presence is world-class . . . powerful 2 and 3-page custom color brochures are created for each listing . . . print ads are used strategically.

7. Create a powerful Internet presence.
When it comes to selling real estate, the Internet is essential - more than 80% of home buyers search the Internet for their new home. I've designed the best Internet presentation for residential real estate anywhere online. When you list your home for sale with me, a private web site is created exclusively for your home. Included are the specific details, special features, floor plan, photo gallery, video tour and a map . See the example at 1374-cassins-street.com

8. Make your home easy to show.
A common saying in real estate is "If you can't show it, you can't sell it." The more a home is shown, the faster it sells. And, usually the quicker the sale, the higher the selling price. The message is clear . . . make your home easy to show by installing a lock box or setting up another system with your real estate consultant. It's surprising to me how difficult some homes are to show, and how slowly some agents call back to arrange a showing on one of their listings. I promise to be available on short notice to personally show my listings that have special showing situations.

9. Open houses are a waste of time . . . and they're not safe!
Open houses seldom sell the property being held open. Instead they benefit real estate agents who use the opportunity to meet buyers to sell other homes. Discover the truth about open houses by reading Who really benefits from open houses. I am amazed to see some homes being held open every weekend for months and months . . . what an inconvenience for the sellers! Also, opening your home to the public can be a security risk because it's impossible to monitor everyone who comes through. When meeting with home sellers for the very first time, most are relieved to hear that I do not do open houses

10. Choose a large, full-service real estate broker.
The big national real estate brokers, like Keller Williams, sell an overwhelming majority of the homes in San Diego. Their superior marketing programs, communication systems, Internet web sites, massive advertising programs, legal teams, experienced agents and corporate relocation networks offer home sellers a huge advantage. Keller Williams Realty is the 4th largest real estate company in North America, with 72,303 sales consultants in 591 market centers. My office in Carlsbad is one of the busiest real estate offices in San Diego with almost 200 active, full-time agents.

11. Select an experienced real estate agent.
A lot of new people were drawn into the real estate industry during the recent boom . . . it seems like everybody has a real estate license! As a seller, here's what's important for you to remember - only a handful of experienced real estate professionals have been through several real estate cycles and know exactly how to sell your home in today's slower environment. Use these 26 questions for sellers to ask as a guide to help you select the best real estate consultant.

12. If your home is not selling - reduce the price.
Suggesting a price reduction is the least favorite part of my job - but it's often the most important. That's because when it comes to real estate - price is everything. If your home is priced right it will sell. The big problem is that most real estate agents are in denial about the San Diego real estate market. They have never seen a slow market and they don't know how to deal with it. I've been through three real estate cycles and I know how to analyze the market, how to keep my clients informed and how to ask for price reductions, when needed. Most people are so relieved to get their home sold that they quickly forget about the lower price.

13. Carefully scrutinize potential buyers.
With so many homes to choose from, today's buyers are very selective and nervous. They take their time looking at all the homes for sale and often change their mind. They walk away from counter offers, cancel escrows for no reason and waste everyone's time. A slower real estate market brings out weak and fraudulent buyers and it encourages sellers to take offers they normally would reject. Choose a real estate advisor with the skill and experience to carefully evaluate potential buyers before a purchase agreement is ever signed.

14. Don't ever take a contingent offer.
Less experienced real estate agents may encourage their clients to accept a contingent offer, which essentially takes the property off the market until the buyer's home sells. There are many other ways to structure a contingent offer that will give a seller more to count on . . . for example, a lease/option agreement is a creative way to get a buyer into a home before they sell their existing property. That being said, if a potential buyer's home is in escrow and their buyer's contingencies have all been removed, it may be ok to take a contingent offer.

15. Negotiate a solid purchase agreement.
The purchase agreement is the basis of a successful real estate transaction. It should be carefully drafted and executed to properly reflect the obligations and responsibilities of the parties. The deposit should be large enough to protect the seller. And, remember that the deposit is not at risk until all contingencies are removed in writing . . . a step often overlooked. If a purchase agreement is poorly written, buyers have an easy way out if they change their mind. Years of experience helps me draft the most thorough and protective purchase agreements in the industry.

16. Manage your transaction perfectly.
After getting a purchase agreement signed by all parties, some agents simply turn over their files to a transaction coordinator, wait for the sale to close and collect their commission check. Many even charge the sellers an extra transaction fee for this service! Managing a real estate transaction is one of the most important roles of a professional real estate advisor and I could never understand charging people extra for something that's part of the job. I manage my own transactions and have one of the best on-time closing records in the business.

And, here's some good news!

	Last year, one-third of my business was selling listings that expired with other agents.
	90 percent of my listings sell during the listing period.
	The average market time for my listings is approximately 52 days.
	In the last 12 months 90 percent of my escrows closed successfully . . . and on time!

HINT:  If you're thinking about selling your home, use these 26 questions for sellers to ask as a guide to help you find the best real estate advisor. Be sure the person you select understands and includes these 16 things you absolutely must do to sell your home today in their marketing plan!

BONUS HINT:  When selecting a real estate advisor to sell your home, be sure to compare their ideas with my powerful 7-stage home marketing plan.

FINAL HINT:  If your home is listed for sale with a real estate broker and they're not doing these 16 things you absolutely must do to sell your home today, you should get a new real estate advisor when your listing agreement expires.

DISCLOSURE:  If your home is listed for sale with a real estate broker, I respect that relationship and this report is not intended to solicit you as a client.

Take the first step in getting your home sold!

Are you thinking about selling your home? Is your home just sitting on the market and not selling? Has the listing agreement on your home expired or been cancelled? Take the first step in getting your home sold by calling Neal Hribar today at 760-496-7935 or fill out the form below..

Click here to view more Seller Reports.

Keller Williams Realty
6005 Hidden Valley Road, Suite 200

Carlsbad, California 92011
Office: 760-496-7935

Cell: 760-822-8690