We, literally, live and breathe Deep Creek real estate & vacation rentals every day. We see virtually every property that comes on the market and spend countless hours reviewing MLS data and compiling sales numbers and statistics. There is a lot of truth in those numbers, so we take them seriously. BUT, we realize that there are other factors at play. Selling a vacation home is also an emotional decision. When you work with us, we’ll keep you even-keel with market realities and help guide you through every step of the process.
The best answer is – it’s worth exactly what a buyer is willing to pay and what you are willing to sell for at this point in time. You know what it’s worth to you - the comparable sales tell the rest of the story. Ultimately, recent sales are the defining factor of what a buyer may be willing to pay. We'll review the last 12 months of sales data with you & get a better idea of where the home should be priced in TODAY’S market. Tax assessments and appraisals can also be useful when determining value – but they aren’t always indicative of current MARKET value.
WHY are you selling? Are you upgrading to a better location at Deep Creek? Or are you leaving the area entirely? What is YOUR timeframe to sell? That is THE fundamental question that helps determine a pricing strategy. Do you NEED to sell or do you WANT to sell? There is a HUGE difference. Comparable sales can give us a range of prices that I correlate to a sales timeframe. If you need to sell in 30-60 days, the price is $X. If you have 3-6 months, ideally the price needs to be in the $X range. If you can afford to wait 12 months or longer, then you can try this price $X and see how the market responds. Another factor is the condition of the property. No buyer wants to pay top dollar knowing they must spend more money to upgrade a roof or paint/stain a house that hasn’t been properly maintained. We have a pricing strategy that works for every home.
Staging your home is critically important for that first good impression, and staging can be simple & cost-effective, too. We manage 370+ rental properties and staging is part of our daily routine. We have great ideas that will help. On a scale of 1 to 10, how does your house measure up? Is it cluttered? Is the siding broken or in disrepair? Is the carpet showing its age? Are you willing to invest the money in preparing your home to sell, or would you rather sell it for less money in exchange for less hassle? These are factors which we can discuss and then weigh the options.
Time to review our listing & sales contracts. In this day and age, there are disclosures and addenda that cover EVERYTHING. And a few days from now, we’ll have another disclosure to cover some new hot-button issue. Windmills, chinese drywall (Fortunately, none have been found in homes in Garrett County!), lead based paint, water quality, mineral rights. Financial disclosures, inclusions, disclosures, HOA, DNR buffer strip, building permits, material facts. You name it, we have to cover it in our documents. Our MAR (Maryland Association of REALTORS) contracts can make all the difference in the world when selling your home. I will explain it all in detail, and we will present any and all buyers with a complete picture of the home they are considering. In fact, we go above and beyond normal disclosures to ensure that the person that buys your house knows everything they need to know up front. We want to avoid awkward, avoidable situations after settlement when it may be too late to correct.
This is the easy part-----Taylor-Made Deep Creek Vacations & Sales has an incredible marketing plan. Your home will be advertised on our website, where thousands of people will see it as they peruse vacation options. Our comprehensive marketing plan encompasses all aspects of advertising media. Your home is guaranteed to receive top notch exposure! We will "taylor” an advertising campaign to cover all aspects of internet marketing – Google ad-words, Facebook, Twitter, Craigslist, drip email marketing, blogging, e-newsletter, 370+ in-home vacation rentals, direct mail and more.
One of the most integral parts of the selling experience is showing your home to potential buyers, as well as to local real estate agents. We follow up with the buyer or the real estate agent and his buyer in order to get real-time feedback. They have valuable opinions, and we always try to pay attention to their comments. Our office staff will coordinate any and all showings of your home, and we will keep records of all showings that are logged in at our office. Showings by themselves are representative of whether the home is priced correctly and/or if the marketing is effective. If we aren't getting regular showings of the home, it may be time to adjust the pricing strategy.
What did the buyers think of your home? Did they like the view or the updated kitchen? What did they think of the price? What did the other agents think? Communication is key. We strive to get the best feedback from agents who show your home, as they are on the front line with the buyers. The goal is to sell your home; so, brutally honest feedback is what we’re hoping for. We ask tough questions and rely on the response - this is a huge part of selling your home. Price? Size? Condition? Location? What didn’t they like about it? What factor is keeping them from making an offer? We must use this feedback and correct any issues we can control to effectively sell the property.
If we are getting offers on the property, we are on the right track. The terms may not be right for you, but even a bad/low offer serves a purpose. And it is not just about price – buyers often negotiate for furnishings and contents, right down to the dishes and linens. Everything is on the table here – boats, lawn-mowers, rental income and inspections. There are many different terms to negotiate and consider, especially timing. How you respond to these offers is critical. I will help find the middle ground on points of difference and try to hammer out an acceptable accord. Negotiation truly is an art form - there are as many strategies out there as there are situations in which to apply them.
We have a signed contract! We're almost there. No deal is ever finished once it’s committed to writing – that’s just the beginning. There are inspections to navigate, repairs to negotiate and loose ends to tie up. We have a property management team and transaction coordinator that will make this process easier for you. The logistics involved from this point on are trying, but that's why you've hired a team of professionals to represent your best interest. We’ll keep the train on the rails and watch for trouble around the bend. There are always bumps and being prepared for these little surprises is the difference between success and failure. Rest assured, if it’s possible to get the deal done, we’ll get you there.
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