Selling a Home in London Ontario & Area


    First impressions are everything

 A recent study has shown that 95.6% of all homes sold in London Ontario and area were viewed for the first time on the internet by the eventual buyer. This is an enormous change in a short time for the real estate industry and has literally made how well a real estate sales person in London  “markets” a property their most important skill set.

   selling a House In London Ontario Starts by searching

  I truly get it that technology plays a huge role in the success of selling a home but at the same time, understanding that real estate is still a people business! 

 When you go on to most real estate companies websites to look at a particular home for sale, your home and every other agent's home is shown as well. Who is competing with whom?

 There are many homes for sale in London Ontario and making your home stand out should be the most  important role a Realtor can do.

  Courtesy, professionalism and good work habits are also integral traits of a very good Realtor.

  There should be virtual tours of your home from  a buyer's desk top or handheld device, a good Realtor will spare no expense to ensure you are presented online in the best possible way. Along with  distinctive signage, social media, blogging and on many other websites, your home has to be seen !

  The pictures and other web based presentation tools are now truly the difference between a buyer seeing and potentially buying a home and a buyer simply deleting it from their search never to be considered again as a viable purchasing option.

                 selling a house in London Ontario the right way

  Market Based Pricing

 When the initial list price for a property is too high for the current market, it guarantees that the property will be on the market for an extended period of time. A consequence of an extended time on the market is that potential buyers develop an unfavorable opinion of the home prior to even viewing it.

 Rational or not, buyers often believe that there must be something wrong with a property if it has been listed on the market for a long period of time. To avoid this, we use an exhaustive market based comparison approach to insure that your home is priced right from the start, allowing us to sell your property for the best possible price in the shortest time possible.

 When a real estate person suggests a list price for the sale of a home based on what the real estate person thinks the seller wants to hear instead of what the market will bear, then that real estate person is misleading  their potential client. People’s time and money should not be wasted and listing a home too high is a huge waste of everyone’s time!

                      overpriced listings

  Homes have a value and there is accurate data that illustrates what that value is.

 Knowing your target buyer

 Every property has a target buyer audience. That audience is different for every property type, whether it is a two story double car garage house, Old North or Old South property, a downtown condo with city views, or a one floor detached townhouse adult orientated community.

 Identifying and marketing for the specific buyer audience that match up with your listing is crucial to the successful sale of a home.

 The key is knowing what the marketable aspects of a certain type of property are, how those aspects appeal to different types of buyer audiences & the best way(s) to make buyers aware that those appealing aspects exist within the specific property being listed.

 This is where skill really shows up. How many descriptions of houses have you read that says stuff like: '4 bdr, 3bath, dble.gr, 5 appliances, nice back yard, act fast, it won't last' Exciting, not. 

Or the wannabe Hemmingway' Outstanding 4 bedroom magnificent adobe nestled among the verdant street landscape that will tug at your heart when you tear yourself away to care for your employees who love you" Yuk!

 The sale of your home is worth hundred's of thousands of dollars and there is no need for you to throw away thousands of dollars because of misleading information, lack of thoroughness or 1990's  marketing!                                              

​    Those extra few days, effort and diligence spent is to make sure your property is market ready saves days if not weeks waiting for an offer and that is worth every second of preparation it takes.

  We Sell Homes , we do not just put up a sign and on MLS and hope your home sells!

 The homes we list typically sell for more and quicker than the average Realtor because of the effective marketing we do.

 We accomplish this first by doing a supply/demand analysis in the immediate area for any home we consider marketing.

 All Realtors have access to the same market information; it is the valuation and experience of what that information means to the marketing of a home that matters.

 X-rays mean nothing until they are evaluated by a competent physician. Similarly, knowing what the market is doing affects both the marketing time and value

 Our role as  Realtors is to sell your home . Period

  Ty Lacroix Realtor


Where Do Home Buyers First Start To Look For Homes For Sale?


           Where First Does a Home Buyer See Your Listing?

 

  96.7% of homes sold have been previewed by buyers on websites, either through Realtor's websitesMLS  or social media ! That is a huge number and why it is extremely  imperative when putting your home for sale in London Ontario & area  to have a great web presence or three!

 

                 Real Estate Websites

 

 Below is How  Home Buyers First See a Home

 

  • 59%  Salesperson contact
  • 27% For Sale Sign
  • 8%  Referred by a relocation service 
  • 3% Through family or a neighbour
  • 1% An advertised property in a magazine or print ad
  • 1% Through an open house they saw
  • 1% For Sale by Owner

 

  Knowing the above numbers and how buyers find your home among all the other homes on the market that are competing with yours, will enable you to make some wise decisions when it comes time to put your home on the market.

 

  • 15.2% market share in London Ontario and area, more sales than the other Big 3
  • 6,238 Realtors Across Canada for referrals 
  • 100% Canadian
  • Success Leaves Clues

 

   Exposure and traffic sells homes! Do you not think that a  15.2% of market share will make a difference?

Sutton Group Leads Sales

They say that money is not everything but it is to you when buying or selling real estate! We expose our properties through 37 different channels, from signage, newsletters, e-zines, MLS, social media and websites and work with 3 relocation companies.

 

Here's the thing!

 

As Realtors, we do not get paid until your home is sold and you have moved out. We are able  spend $6,000 to $10,000 a month on marketing because we get results and are prepared to risk our hard earned money before we even receive a dime!

 

So, if money is not everything, who you going to call?

Sutton Group Envelope Real Estate Brokerage Inc

 

Setting a Price Right The First Time


                       What to be Careful of When Setting Your Selling Price

  Meeting with a REALTOR   

   Meeting a Realtor

 

 You have decided to sell your home and have a fairly good idea of what you think it is worth. Being a sensible home seller, you schedule appointments with three local real estate representatives, (or a friend of a friend who has a friend). They set up a time with you and maybe arrive with a “Competitive Market Analysis” (which no longer is an accurate tool, I’ll cover that in another report) and they each recommend a specific sales price.

 Amazingly, two of the Realtors have suggested prices that are lower than what you expected. Even though they have backed up their recommendations with recent sales data of similar homes, you remain convinced your property is worth more.

 When you interview the third Realtor’s figures, his or her numbers are much more in line with what you think your home is worth. Or they may have even suggested to you a higher price. Wow! Now you are happy and an exited home seller, perhaps already counting the money.

   A Sales Practice Called “Buying a Listing”

 If you are like most people, you have chosen Realtor number three. This is a Realtor who seems willing to listen to your input and work with you. This is a Realtor that cares about putting the most money in your pocket. This is a Realtor that is willing to start out at your price and if you need to drop the price later, you can do that easily, right?

 After all, everyone else does it! Wrong!

 The truth is that you may have just met a Realtor engaging in a questionable sales practice called “buying a listing.” He/she “bought” the listing by suggesting you might be able to get a higher sales price than the other realtors recommended. Most likely, he or she is quite doubtful that your home will actually sell at that price. The intention from the beginning is to eventually talk you into lowering the price.

  Why do some “buy” listings this way?

 There are basically two reasons: A well-meaning and hardworking Realtor can feel pressure from a homeowner who has an inflated perception of their home’s value. On the other hand, there are some who engage in this practice routinely.

Overpricing a property in London Ontario

  If you start out with a price that is too high, there is likelihood you interviewed other Realtors. They did not get the listing, of course. They got “beaten” out by someone telling you what you wanted to hear.

  If your listing Realtor routinely engages in “buying “listings, he/she has probably has done this to other Realtors in the same way. Word gets around that their homes are overpriced and the home seller has an inflated value in mind. This can be very difficult to resolve.

 In short, you may have ended up with a Realtor who was good at selling you, but not good at selling your home. And you are willing to pay them a fee for it?

   wasting your time

 

  It is human nature for you to want the highest price for your home. However, when you choose the Realtor who promises what you want to hear, it often leads to stress and frustration. Most of the time, it will take you longer to sell your home. Possibly, and this happens, you will end up selling at a lower price instead.

 Or maybe as a result of reading this, you will choose one of the “good” Realtors in the first place. They are out there, you know!

What Happens Behind the Scenes?

  If you start out with too high a price on your home, you may have added to your stress level—and selling a home is stressful enough! There will be a lot of “behind the scenes” action taking place that you don’t know about. Contrary to popular opinion, a professional listing Realtor does not usually attempt to sell your home directly to a homebuyer. That would be inefficient.

  Pro’s market and promote your home to hundreds of other local Realtors and even Realtors from the GTA areas who do work with homebuyers, dramatically increasing your personal sales force. During the first couple of weeks your home should be a flurry of activity with buyer’s agents coming to preview your home so they can sell it to their clients. (See my report “When is the most important time for a new listing)

   If The Price Is Right

    If you and your Realtor have overpriced, fewer Realtors will preview your home. After all, they are Realtors, and it should be their job to know local market conditions and home values. If your property is dramatically above market, why waste time? Their time is better spent previewing homes that are priced realistically.

  Dropping Your Price Too Lat

  If you start out with a high sales price, then drop it later—your property is “old news”. You will never be able to recapture that flurry of initial activity you would have had with a realistic price. Your property could take longer to sell.

   Price reduced

  

  Even if you do successfully sell at above market price to an uninformed buyer, your buyer will need a mortgage. The mortgage lender requires an appraisal. If comparable sales for the last six months and current market conditions do not support your sales price, the property won’t appraise. Your deal falls apart. Of course, you can always attempt to negotiate the price, but only if the buyer is willing to listen.

  Your property then goes “back on the market”. Other Realtors will know this, as will their buyers, what do you think their response will be to your home?

 Once your home sits on the market awhile, it is harder to get a good offer. Potential buyers will think that you might be getting desperate, so they will make low offers. By overpricing your home in the beginning, you could actually end up settling for a lower price than you would have normally received.

 In summary, when you decide to sell your property, why not work with someone who knows the market and is financially and emotionally strong enough to guide you? Who will not tell you what you want to hear. The truth hurts but you might as well hear it now than 3 months later! To get results, let’s discuss your options and let you start packing!


How to Get More For Your London House or Condo


  Here’s an informative  guide  to  help  you  realize the  most  profit  from your  home,  and perhaps avoid  costly  repair  rip-offs.

      There’s a little-known dynamic in real estate that can dramatically affect the successful, top dollar sale of your home.  

The Elements That Motivate a Quicker Home Sale…

Are the Same Elements That Sell Homes for Top Dollar

      Each year thousands of homeowners needlessly lose thousands of dollars when selling their home.  But they don’t lose the money for reasons you might think. They lose money because they unknowingly left it on the table…for the buyer to pocket…by failing to recognize the hidden profit potential of their home.

   small home repairs allow a large return

  And those hidden profits exist in two areas. 

      First, most homeowners never discover that certain small, even inexpensive repairs to their existing home could generate many times their cost in additional home value.  But on the other hand, other repairs and improvements can cost you dearly.  It’s critical to know what repairs and improvements to spend money on…and which ones to leave alone.

      Second, when many savvy homeowners decide to make profitable repairs before selling, they expose themselves to the ruthless world of some contractors and their potentially deceptive schemes that drive up the costs of home repairs.

      Between not knowing what to repair for maximum profit, and dealing with the world of contractor woes, it’s easy to understand how you might become overwhelmed with the whole process.  But don’t despair.

That’s Why I Created This Helpful Report

       I am going to reveal to you exactly what areas make sense to fix and what areas to leave alone…not using “opinion,” but real world facts.  Then, I’m going to give you a “behind the scenes tour” of the games some contractors play when fixing your home (by the way, not all contractors are sinister – I know many with stellar reputations).

      This way you’ll be armed to the teeth with knowledge and strategies to stay one-step ahead of the game…and maximize the value of your home when you sell.

 Many of the improvements that have the most value for you as a homeowner end up being the worst-performers as far as resale value is concerned.  ​

 I will cover:

  • How to Select Home Improvements That Pay Dividends

  • Functional and Structural Improvements  

 

  • How to Dodge Repair Rip-Offs When Improving Your Home

  • Selecting Painters     

 

  • Selecting Plumbers

  • Selecting Electricians

  • Selecting Roofers

  • Selecting HVAC Specialists   

 

    I would be very surprised and quite actually disappointed if you did not save at least a $1,000 by reading this report. All homeowners have had to get estimates from trades people, and yes, there are some real honest, good ones out there, but how do know?

 This report will at least keep them honest!

A Home Seller's Guide For Money Saving Fix Ups
Here’s an informative guide to help you realize the most profit from your home, and perhaps avoid costly repair rip-offs. Each year thousands of homeowners needlessly lose thousands of dollars when selling their home. But they don’t lose the money for reasons you might think. They lose money because they unknowingly left it on the table…for the buyer to pocket…by failing to recognize the hidden profit potential of their home.
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Most Critical Time When Selling a House in London Ontario


  When selling a house in London Ontario, The first 10 days are critical and will make the difference how quickly it sells and for how much!

          New real estate listing in London

The most important time for a new listing in London Ontario is 2 days before it officially goes on MLS and the 8 days after!

Why 2 days before? When you and a great listing Realtor prepare and assemble all the necessary marketing tools, the following happens:

  • The listing documents are completed accurately and thoroughly, no mistakes or missing information
  • All the pictures are taken, edited or retaken to show the home in the best way possible way.
  • Care can be taken to describe the home to prospective buyers.
  • All the marketing material is ready such as feature sheets, your "Buy me" binder, your www.youraddress.com webpage and cards!
  • All the websites are loaded, virtual tours are ready
  • You, the home owner can do the final touch ups or any cleaning that may be required.
  • The For Sale sign is up and any directional signs if needed are placed
  • Extra keys are cut

Day 1 to Day 8:  This is when buyers and their Realtor are searching the web for buying a home in London and certain streets for something new. When excitement is the highest. You can now:

  • Be ready for all showings, have all the marketing materials and home information ready for that one buyer who loves your home!
  • You have at least one weekend when historically home viewing is the busiest.
  • If no serious offers, the pricing may be wrong or if not enough showings, the marketing needs to improve  after 10 days!

                            Focus on marketing your London Home

Once day 11 starts, do something drastically to attract new buyers to your home!

  The way a transaction starts is indicative on how your sale will go, quickly or a long rocky road before you sell your home.                   

 Listing with a strong listing Realtor who has a reputation for being thorough will never do you any harm. Who uses the web  properly, has a follow up system and the finances to see your property through to the final stages.

Ensure that before the sign goes up and the listing gets to the MLS, everything from the lock box, listing brochures and presentations is in place and ready to go. Make sure your listing Realtor has a system to let you view the comments and feedback about your house on a special listing website . Do they have a check list (we have 201 items on it) that they share with you before it even gets on MLS?

Do not let others get in the way of selling homes .

In summary, the most important time for a new listing when selling a house in London Ontario is BEFORE it gets on MLS.

Sold by Envelope Real Estate


How Not To Price Your Home For Sale in London Ontario and Area


            How not to price your house in London Ontario

  • Take your mortgage balance.
  • Add your credit cards.
  • Throw in your cars.
  • Add a generous portion of all the money you borrowed from relatives. 
  • Pile on your down payment for that other house you have your eye on.
  • Last but not least, give yourself an extra $25,000 for just for being you. 
  • Get a blank look on your face when you are told by a professional listing Realtor that the buying public doesn't care what you owe. 
  • Wait
  • Wait some more. 
  • Decide you'll stay after all. 

​                           how to sell a home in London Ontario

          Here's a better plan:

  • Find out what homes like yours have sold for in the past 90 days
  • Price the house at that number or 5% less. 
  • Pack your bags.

      The buying public is utterly ambivalent about what you owe to who as it relates to pricing your property. They only care about their own needs. What you need isn't on their radar, and if you aren't priced in line with the current perception of value, your listing will get stale and sit unsold for months as you chase the market. 

  Chasing the market is always being one price point behind what the public is willing to pay. You enter the market at $459,900 when you really ought to be at $449,900. You lower to $449,000 when the market for the house is $439,000. By the time you hit $429,000, it could be 2 months later and the public isn't willing to pay more than $420,000. (True story)

  Each price drop seems harsh, but your real enemy was you starting out too high. 

   overpricing a house

  Sellers are in a war of attrition with buyers who lurk before they call, call before they look, and look at everything before they buy. You won't get a call, look or offer until your price conforms to what the public deems fair.

   The only offers overpriced homes get is low ball offers from bold types who wouldn't pay as much as fair minded people would on a fairly priced home. The only way to win the battle is to price your home at the market price and not allow your ego or personal preferences to cloud your objectivity. 

 Why go into a battle if you cannot win?

 


Home Seller E-Zines


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