Back when the market was terrible and buyers had a ton of choices in any price range, I said that you had to have the online presentation perfect because buyers would not take the time to come see the house if you didn’t. I’m embarrassed to admit this, but I also thought that if we ever had a hot seller’s market again that buyers would come see any house that was in an area they liked, regardless of the presentation. I was wrong.
Here we are in such a market. Good houses are selling very fast. Overpriced houses and ones poorly presented are collecting dust. It is like buyers are not willing to go backwards in their searches. Like they see a new listing and either go see it or totally forget it forever. I think some of this is because buyers are setting up saved searches on sites like Zillow or realtor.com. They are only really looking at the new listings. In the old days, you know, around 2011, people would scroll through all the listings everyday just to see the new listings. You really need a price reduction or status change to get back in their portals.
Here is an example: I’ve got a listing that we put on the market during all the snow we had this past winter. The seller wanted me to wait to update the pictures until a certain tree was in bloom. We hardly had any showing since the outside picture had snow on the ground. This house has an amazing backyard. Mentioning it in the marketing remarks did not matter much without a picture to show it. The picture above was taken the day my photographer did the shoot. There was nowhere to park so I made my own space. Once the snow melted, we had maybe 3 showings in 45 days.
Finally, the seller agreed that it was time to update the picture. The tree had pushed out it’s blooms. I got my photographer back out. I deleted the listing and put it back on as a new listing with the new pictures. That was less than 48 hours ago and I have confirmed 4 showings since then.
The seller, a good friend of mine, credits the statue of Saint Joseph she buried. I get no respect ;-(