Expired? Cancelled? Off Market? What's a Seller To Do? You are not alone. Many homes in Seattle and elsewhere have languished on the market for months. In other words: Unsold. No action for weeks. You're the seller. The sign post in your yard has been leaning toward the street for so long you can tell it's trying to run away. What do you do? Blame your agent? Blame the market? Blame the banks and their lousy short sales and foreclosures? Let me help you here. There are only three reasons your home didn't sell. And you the seller are directly responsible for two of them and partially responsible for the third.

Here are the three reasons your house didn't sell:

1. Preparation
2. Price
3. Marketing

PREPARATION: The advice on how to prepare a home for sale is unlimited and it's free. Most sellers know well in advance of their own moving plans and have ample time to prepare. Sometimes sellers may not have the money to do major repairs, but a clean and tidy home, inside and out, is the first step in assuring that your home will sell. All you have to do is look and/or ask a professional.

PRICE: You know how hard you shop for bargains. Home buyers are out there scouring the listings for that special value. If you've been expecting that rare buyer with more money than brains is going to show up and fall so soundly in love with your house that they will pay way over market, you need to think again. That happens when the market has been trending up for years and even homes that seem to be over-priced get more than one offer. Select an agent and go with him to look at the competition before you decide on a price.

MARKETING: Some properties slip through the cracks. Not many, but a few do. Often properties marketed by owners are finally listed by agents but already have long market times. This is a turn off to buyers. Everyone wants to get something that's new on market, or they want a deep discount. Marketing can't cure all ills, but if your agent doesn't have a strong Internet presence, doesn't use high quality photography, doesn't advertise your listing online with more than just the simple MLS broadcasting, doesn't have a social media plan to expose your property on Facebook, Twitter, LinkedIn, Craig's List, Active Rain, Realtor.com, Zillow.com, Trulia.com and others, you aren't getting full exposure. There is such a diverse array of Internet sites these days, all vying to be "the only one" that no buyer is able to check them all.

As a seller, it is up to you to properly prepare and price you home. Don't kid yourself into thinking that those things are not that important. And it is up to you to interview agents and find one that will thoroughly work all avenues of listing exposure to assure that the right buyer will see your home soon after it hits the market.

Homes are selling in Seattle and all over the country. But not all homes. Too many end up expired, cancelled, or just off market.

My I have a dream moment

A post by David Ames made me think about how much we all rely on the Internet as we move through the day. Recently my wife and I bought bikes and so we needed a bike rack to haul the bikes around with the car (Riding in city traffic is not her thing...nor mine). First of all we needed a trailer hitch for the car, and I found a video with step by step instructions on how to install it. But we passed and let the hitch guys do it. Then she studied the three different types of racks and read every customer review on the level of satisfaction. I studied our physical waning abilities and suggested the platform type verses the roof top or the rear hanging style. Regardless of what we decided, we felt we knew it all when we made the decision and purchased the rack of choice.

Many people have heard that Zillow.com has offered an automatic evaluation of every home and they seem as willing to accept that as just as valid as the opinion of an appraiser or realtor. And why not? Realtors don’t agree, so they also have a margin of error, just like Zillow.com has. And a homeowner can read on Trulia.com 5 mistakes a home seller makes or 9 things for home buyers to be aware of, ad infinitum. Trulia has a thing for numbers.

For years I have been collecting first editions of works by fiction writers whom I like. As Marjie and I look forward to retirement, it has occurred to me that my heirs will not be at all interested in the significant weight of 1400 hard bound books in the age of tablet readers, nor I'm I interested in moving them myself. Our interest is in a smaller home and a more simplified life.

Although I’ve reread a few of them over the years, I’m not likely to really need too many of them in the future. Boxing and moving them is going to take some effort I’d like to avoid. Luckily, a past client happens to have a business, The Book Monger, and he does market books online. In the past I often thought that I would find a process online to sell my books myself, but it requires a certain professionalism that I don’t possess. I surely would rate all of my books in perfect condition and would eventually get some back from unhappy purchasers. Besides, I’d rather be bike riding in the sun with Marjie than slumped over a computer marketing books. So, tomorrow, I meet with Richard to discuss disposal of my collection.

The lesson for sellers of real estate is simply this: Just because you can do it, doesn’t mean you should. The success stories on Zillow and other places are the anomaly, not the rule. We all have dreams, but a good grasp of reality will get us further in life than chancing our futures with the dreamed successes of others.

The Ballard market didn't slow down on account of Octoberfest celebrations. There are currently 110 active single family homes listed in Ballard, a waterside neighborhood of North Seattle. And there are another 53 under contract. Over the past 30 days 26 sales have closed. That's slightly above a 4 for an absorption rate which means it's a healthy sellers' market.

One reason it is a healthy seller's market is because sellers here have come to terms with the current reality of what their homes are worth. The sooner sellers everywhere face the facts of today's home values, the better it will be for the economy in general.

This fine house on a quiet street in Ballard with a great walk score (86) and easy access to biking routes and bus routes sold quickly. In only 16 days the negotiations and inspections were completed and it is now on the way to closing. The average market time for the 110 currently active single family homes is 67 days. Some are still priced too high and some have not been properly prepared. But there are buyers for your Ballard home.

I'd be happy to speak with you if you are thinking of selling in the near future. There is talk of a shadow inventory of bank held properties and there is also talk of better times to come. If you're not one to wait, but want to meet the market head on, let's get together and size up your Ballard home.

You've lived in your home now for one year or maybe thirty years. You know quite a bit about it, but probably not everything. If you are planning to sell this home you can hardly start soon enough to have it market ready when the time comes.

One good option, and it is required in some states, is to hire a licensed home inspector and let him go over the property to let you know what is wrong that might be called out in an inspection that the buyer will do later. This will probably cost you $400-500 and, if you are careful enough in what I've outlined below, you might be better off spending the money on repairs that are obviously needed.

Keep in mind that most home buyers become emotionally involved with the property because of how it is presented, not because the structure and mechanics are in top condition.

Taking an orderly approach to the task at hand will make your work proceed much faster than if you wait until the last minute, and then try to do everything at once.

Make your home look its best for that first day on the market. Get yourself a clipboard and some paper and let's get started.

1. Go across the street and look at the front of your property. Note the landscaping in general. Some yards are simply lawn and some have been extensively landscaped.
   • Check to see that trees and shrubs are not overgrown. If you don't know how to prune them, hire a professional.
   • Note where the sidewalk meets the dirt. Is there a crisp, clean edge there? If not, write it down.
   • Would the sidewalk look better if it were pressure washed? (Pressure wash cement. Never pressure wash wood surfaces.)
   • Check the planting beds. They should be weed free, and composted or barked (with the smallest bark chips you can find).
   • Does the front door need paint or need to be replaced? How about the hardware? Does the lock work smoothly?
   • Check the door and window trim, and the siding. If you can improve it, note it.
2. Check the sides of the house next. Besides the windows, siding, and trim, make sure that gutters and down spouts are attached and functioning. Water should be diverted away from the house if the downspouts are not attached to a drainage system.
3. The backyard will require some imagination. Decks and patios should be neat and clean. The yard should look like a fun place to be. You want it to be clutter free. Anything that might be "stored" there, behind or beside the garage, or under the deck needs to be removed. If you are not taking it to you next location, sell it, recycle it, or trash it.
4. Check the planting beds as in front.
5. Check the doors, windows, trim and siding.
6. If you know how old the roof is, and it's less than 15 years old, you are probably in good shape. If you can see moss growing on it, if you see plants growing in the gutters, if you can't remember when the roof was last replaced, call a roofing contractor and get an estimate for any work that may need to be done. The roofer's opinion will be good to have should the buyer's inspector call it out.

Take a look at what you've written. Write "To Do" at the top of the page. We'll take a look inside on another day.

The Ten Essentials for survival in the wilderness are as follows:

1. Map and compass and/or GPS.
2. Sun protection: for eyes and skin.
3. Insulation: extra clothing, hat.
4. Flashlight/headlamp.
5. First-aid kit.
6. Matches/lighter/fire-starter.
7. Repair kit/tools/knife.
8. Nutrition/extra food.
9. Hydration: extra water/purification system.
10. Emergency shelter.

Don't hit the trail without these things.

What are the ten essentials for selling your home? Selling your home without considering these things will not prove physically fatal, but you are not looking for a financial set back either, are you?

1. Preparation: Long before your desired sale time take a long look at your home and make a list of deferred maintenance. Start working on these things now. Landscaping takes time to mature. Painting and roofing could be issues. Heat, air conditioning, plumbing and electrical systems need to be in top shape.
2. Consultation: Interview a Realtor, or several. If you plan to purchase something else as a part of this move, get names of recommended lenders. Have your Realtor provide you with a market analysis to determining the value of your home.
3. Consideration: Give careful thought to the advice of you chosen Realtor. Should you stage your home or not? Does he offer any advice on furniture placement. Has he given you a potential time line to help you keep on schedule.  
4. Declutter: The "too full house" is one of the biggest turn offs to would be buyers. They are busy gawking at your "stuff" and pay no attention to the condition of the home, the flow of the rooms, or the ambience that has made this home special for you.
5. Goal Setting: Select the right price, not the highest price you've been told. Your goal is to sell this house. You will get a better price for your property if you price it right in the first place. Long market times lead to low ball offers. Testing the market is not a smart option. Be realistic and you will meet your goals.
6. Final Preparation: Go over safety issues. Stairways must have hand rails. Stairways must be clear of objects. If a room has an oddly placed light switch, leave the light on. Security: Key all exterior door locks alike and make sure all doors close and lock easily. Agents don't like to leave homes unsecured, but if your equipment doesn't work, it sometimes happens.
7. Availability: Make sure your home is accessible to agents for previewing and showing. The more completely you accommodate this process, the more quickly you will find the right buyer.
8. Be Unobtrusive: Don't try to help the agent show the buyers of your home its many features. The agent knows what the buyer is most interested in and will discuss those elements of the home the buyer is most interested in. A buyer, by being polite, will listen to you and not notice the things they came to see. It is best if your are not present during showings. And keep pets kenneled.
9. Listen: When your Realtor shares feedback with you, it may not be what you want to hear, but it is information from buyers who are in the market to buy something. Make adjustments to your price or the condition of your home.
10. Negotiation: There are usually four parties to a transaction. Buyers, sellers, listing agent and selling agent. That means four or more egos. You can usually get most of what you want by making sure other parties in the transaction feel compensated appropriately.

If you've considered and believe in these ten essentials, your home selling adventure will flow smoothly from beginning to end. Be sure to give your Realtor credit for guiding you through the process. For expert guidance in the greater Seattle area, give me a call. I'm interested in helping you get what you want.