As always though, I do my best to find out how I can improve myself and the services I offer and so I inquired of the owner’s why they’d listed with another agent and not with myself. Their answer was straight forward enough but was in reality, something of a moot point.

The owners said that they felt my agency didn’t have as much presence in the area as did the agency they had listed with. Well, the owners had signed up and I wasn’t going to do anything to make them feel bad about having done that, so I wished them all the best and said goodbye for now. They’ve signed with a capable agency and I’m sure they’re in good hands.

Personally, I am of the opinion that area presence plays a quite insignificant part in marketing your home. Most buyers attracted to your home these days will be directed to your home via the Internet. That’s where home buyers shop. Statistically, that’s the long and short of it. The pulling power of newspaper ads and shop windows is dwindling pretty fast.

If you browse to lets say www.reiwa.com.au which is just one of many sites I list on, you will see that it’s geared to help prospective buyers find a property in a particular area and not to buy from a particular agency. Makes sense right? So it’s down to features and price and it’s a pretty level playing field. I haven’t met a purchaser yet who had a preference for buying a property from one agency as opposed to another.

So, while it may be entirely true that my agency doesn’t have numerous shop fronts in your area, I really don’t feel that it impacts to any great degree on your properties exposure to the market. The internet today exposes your property far more efficiently than any newspaper or shop windows can.

The other point of presence I’d like to make is this. While buyers statistically shop on the internet, sellers find their agents in the newspapers. Agents know this and this is why agents are keen to have you give them a nice juicy budget for press advertising. Sometimes open ended I must say. When they have this, they can advertise your property of course to the smaller section of the market using the newspapers but they also attach their photos and the agency banners to these ads knowing that this creates the perception of area presence to prospective property sellers.

Sellers need to be aware that they don’t inadvertently fund the presence they rate so highly.

As a home owner, when selling, you may be tempted to list with the agent that appraised your home for the highest value. It’s natural enough. We would all want to sell our home for the best possible price. Agents though, do not have crystal balls and regardless of what they or anybody else says your home is worth,  the buyer ultimately decides the price of your home. Agents know that sellers are looking for the best possible price for their home and may be tempted to present an unrealistically high value to tempt you to list with them.

Attaching too high a sale price to your home can easily make your home appear expensive to prospective buyers as they compare your home to others.  This can significantly extend the period of time that your home is for sale and will likely result in no offers at all being made for your home. It puts your home ‘on the market’ but not ‘in the market’.

Following the initial listing, as the property struggles to find it’s true price in the market, a large number of price reductions can make prospective buyers suspicious or even hold off until the property bottoms out, resulting in your home being sold for a low price instead of a high price. The exact opposite effect of what you wanted. Wasted time, effort, money. Nobody wins.

In contrast, I prefer to put forward a realistic value. My experience, thorough research and knowledge of current conditions will yield a value that puts your house ‘in the market’ as opposed to ‘on it’. It may seem low to you and not quite meet your expectations. It may seem high and amaze you or even be just what you thought it should be but …. This price is an indication only. It serves as a starting point for you and I to determine the best price for your home.  You may want to wait until the market meets your expectation or perhaps price for a ‘quick sale’ . Each seller’s requirements are unique and your selling price needs to support your requirements.

Let’s be honest here. As human beings we love to hear what we want to hear and when an agent tells us “I’ll have your home sold in 30 days” or “I’ll get your asking price in full” or ‘I’ve already got a buyer for your home” that’s just what we want to hear. But, in reality of course, the agent doesn’t have a crystal ball. Unless that agent really does have a buyer for your home, the agent cannot possibly know how long it will take to sell or even the value of the highest offer you might receive from a prospective buyer.

Test the agent.

If an agent guarantees you a 30 day sale ask the agent to write up a 30 day listing contract or if the agent says they have a buyer ready and waiting have the agent write up a 48 hour listing contract and have the agent bring the buyers through. If an agent guarantees you full asking price let them know that you will not be making any adjustments to the asking price for the duration of the listing contract. The response should not surprise you but very well may.

The truth.

Provided your home is fairly priced and suitably presented, chances are that your home will sell within the market average for the suburb within which it is located. Your agent will negotiate on your behalf and present your house and its features to prospective buyers but ultimately the perceived value to price ratio and market conditions will determine the outcome.

Best wishes,

Marianne.

All homes sold must now be fitted with Residual Current Devices. When listing your home, I’ll be reminding you of this requirement. In the meantime, here’s a link you can follow for more information.

http://www.commerce.wa.gov.au/Corporate/Media/statements/2009/August/RCDs_now_mandatory.html

Marianne.

MAINS POWERED SMOKE ALARMS—EXISTING PROPERTIES

Hi there.

A lot of people are still seemingly quite unaware of this legislation but, if you are selling your home, you need to be sure that you comply with this legislation.  When you list with me,  I’ll be reminding you of this requirement.

Here is a FESA link with the info you need.  http://www.fesa.wa.gov.au/internet/default.aspx?MenuID=323&ContentID=643 that contains a condensed form of the requirements with an FAQ.

Marianne.

It’s now underway. I’m paying $500.00 for referrals. Check out the web site for the details. Just in time for December. Come along and get yourself some cash.

www.MarianneRobinson.com

Marianne.

This is is very belated. Another catch up from the old site. Sorry about this. It’ll be current from now on, I promise.

Well a new year has begun so I wish all my readers a Happy New Year!  It’s going to be an awesome year.  There will be some changes happening this year.  Some big and some small, but all very exciting. Overall, I hope that you will enjoy the ride with me as we head into the unknown.

Watch this space as soon I will let you all in on my changes.  In the meantime, if you have any real estate concerns, send me an email and I may be able to help you out.

Remember , your house is you biggest and most precious asset, so when you’re thinking of selling, make sure you have

an agent that will negotiate on your behalf, is honest, reliable and is not afraid of hard work.
Till next time

Marianne 0405 644 272

Hi All,
So much has happened in the last 4 weeks!  I have moved from Joondalup to North Coast, and have the most magnificent view every day
when I get to the office.  Even the drive down to work is a blessing with beautiful sea views.
The office staff are wonderful. The Peard Group is a wonderful group to work for and it’s so close to home.  Watch out for all the Peard promotions.  If you are thinking of selling your house, give me a call for a free market appraisal.  I can show you how I can represent you on the market with minimal marketing costs to you but with maximum benefit!

I’ve also started my Licensee course.  I have now  1 quarter of the way.  Yes, that’s right, I have completed my 5th week out of 20.  Still a long way  to go, but every week that goes by, brings me a step closer.

I look forward to hearing from you, and remember, your home is your most valuable asset.  If you want an honest appraisal of your home, and you live anywhere in Duncraig, Kingsley or surrounds, please give me a call and I will arrange a time to suit your for a complimentary appraisal.

Take care, Speak to you soon.

Marianne

Well it’s finally happened.  Today was my last day with Harcourts GBT and as of Tuesday 27 January 2009, I will be officially working in Real Estate under the banner of Peard North Coast.  I will be located  at 251D West Coast Drive, North Beach, WA, 6020.  My mobile number will remain the same i.e. 0405 644 272, and my office number will be 08 9246 5550.

With Peard North Coast, I’m ready to take my Real Estate career to the next exciting level.  The Peard Group was the outstanding choice because of what they have to offer, not only for myself but also for my current and future clients.

I look forward to hearing from you, and remember, your home is your most valuable asset.  If you want an honest appraisal of your home, and you live anywhere in Duncraig, Kingsley or surrounds, please give me a call and I will arrange a time to suit your for a complimentary appraisal.

Take care, Speak to you soon.

Marianne