Success tools for todays home Seller!

With 2009 Home Sales in Franklin and Brentwood 30% lower than last year this time home sellers need to take advantage of every possible tool available. While most real estate agents "list" homes for sale. At Cobalt Premier Properties we make your home stand out from the crowd by implimenting a wide range of tried and true home marketing tools while leveraging the latest technologies all designed to maximize the exposure of our client's home and making them Premier home listings in Franklin, Brentwood, Spring Hill & Thompson's Station.

The Things that attracted you to the home are the same things that will attract the new owners... Showcase the positive features of your home!

Make Your Home Easily Accessible To Buyers!

OK, lets all admit it, it's kind of scary having strangers tromping through your home while you're away.... However one of the keys to a rapid home sale is making it easy for potential home buyers to see your home. Doing that will require us to make sure your home is accessible to Realtors® TO show your home throughout the day or evening. By doing this we increase the market exposure of your home to a larger pool of potential buyers.

The Franklin Home Sales Team has your families security and safety at the top of our list. The simplest way to ensure that buyers can access your home is by placing a secure "lock box" with a key to your home inside of it shackled to one of your doors. We use the latest technologies available in our lock systems which employs satellite technology to communicate with our lock boxes and control who we allow in when we allow them in and once they have gone past that window to ensure they are not able to return without our prior knowledge and permission.

If a lock box is not possible, the next best thing to ensure your home is convenient for realtors® to show is for your realtor® personally show every buyer and their agent through the home. Keep in mind our aim as your listing agent is to make seeing your home as easy and convenient as possible which means we work on the schedules of the buyers. We only get one opportunity to impress a buyer!

Add Curb Appeal

Inspect the outside ground. Remove any building materials, scrap wood, discarded household items, etc. from the property. Store garbage cans in the garage.

Check the home from the roof line down. Is the roof free and clear from obstructions and moss? Are the gutters clear and neatly hung? Are the windows clean and free from obstructions (such as overgrown bushes or trees)? Are bushes, trees and shrubs neatly pruned?

Inspect the condition of the paint or siding? Is it time to power wash the siding? Is touch up paint needed? Is the front door in good shape?

Do flower beds need an upgrade? Are plants neatly pruned? Is the bed free and clear of weeds? Is the bed properly mulched? Are flowers in bloom?

Keep the lawn neatly groomed. Is the lawn free from weeds? Is the lawn free from grass clippings? Is the lawn neatly edged?

Getting the Best Price for Your Home

An effective marketing strategy is the key to selling your Franklin TN home quickly for the highest price. The Franklin Home Sales Team uses Aggressive, effective marketing strategies to sell our Client's homes. By using every available medium we set our Client's home listing apart from the rest of the real estate for sale  in the Brentwood and Franklin area. It's my job to assure that you get as many qualified offers as possible, allowing you to extract the highest price the market will bear.

The Sales Price is one of the most important elements of marketing your home effectively - set the price right. Set the price too high, and you won't get any offers and your home will take too long to sell. Set it too low and you cheat yourself by not getting your home's full, fair value. As an expert in Franklin and Brentwood area real estate, I analyze the market trends every day, to ensure that my client's homes don't end up following the trends, and to determine that we are priced correctly every single day. I'll work closely with you to assure that everything possible is done to get the highest price, in the time frame you need.

The condition and appearance of your home are also critical factors in getting the best price for your home. I'll personally walk through your home with you and advise you of what you can do to properly stage your home most effectively. Some areas are much more important and more likely to pay off than others! Often, the buyer is motivated by emotional responses as much or more than financial issues. There are usually things I can point out to you that are easy and inexpensive, yet go a long way toward triggering those "buy" emotions.

As your agent, I'll negotiate furiously on your behalf throughout the entire process to ensure that your best interests are protected. Real estate negotiations and contracts can be intimidating in their complexity. Most people have almost no experience in these negotiations. After all, how often do you buy or sell a new house? As a top real estate professional, getting you the best terms and prices in all negotiations is simply part of my job.

Reasons why homes don’t sell

If you have had your home on the market for several months and haven’t seen much activity or any offers, chances are that one or more of the reasons below are to blame.

Your price is too high

No doubt about it, the most common reason for a home not selling is that the asking price has been set too high. The reasons for setting your price too high to begin with are many. Ranging from over enthusiastic listing agents to unrealistic seller expectations. Regardless of the reason though, if you’ve priced your home too high, you’ve set yourself up for a number of obstacles to selling your home. Even if you do get an offer for the overly high asking price, the deal may fall apart before closing because the buyer may have problems financing at too high a price. Look at other homes for sale, ones as similar and as close to yours as possible. If they are going for less than you are asking, you may be priced too high. The fact is, your home is competing against those other homes, and what buyers are willing to pay is what will determine final sales prices.

The condition of your home

There is a lot of competition out there to sell homes. Your home has to compete against other similar homes for sale, as well as competing against shiny brand new homes. The more you can do to make your home look appealing to a buyer, the better your chances for a quick sale. Look at your home with a critical eye – put yourself in the buyers position. A buyer doesn’t want to have to do anything except move in. Your best “bang for the buck” in improving the condition of your home are paint and flooring. Make sure that all of the paint is in great condition, both inside and out. Repainting doesn’t cost too much, and will usually make the biggest impact on buyers. Make sure all of the flooring looks good too. You may want to consider putting in new carpet. Again, it’s not that expensive but it sure does make an impact on buyers coming to look at your home.

Location, location, location

It’s the oldest cliché in the world, but it’s true. When it comes to real estate, it’s all about location! When it comes to homes, things like how good the schools are, crime rates, visual appeal of the neighborhood and noise or the smell of pollution can all effect how desirable the location is. If you’re in a bad location, a good real estate agent may help to minimize some of the impact by suggesting improvements to the house. But the only really reliable way to overcome a bad location is with a lower price. Simply put, an identical home in a bad location won’t sell for as much as the same home in a better location.

Your marketing campaign is out of steam

The best listing agents all use an aggressive marketing plan to market their listings. If your listing agent isn’t making sure your home can be found easily on the internet, isn’t actively touting his or her listings to other agents in the area, isn’t running ads in the local newspapers and real estate publications, then it might be time to change agents. The best agents might even run radio or television ads for their listings. If all your agent has done is put a sign in your front yard and add your home to the local MLS, then that agent isn’t coming close to doing all that can be done to effectively market your home.

The market is slow

You’ll hear it described as a slow market, or a buyers market, or maybe a cold market. But it all means the same thing. That home sales in the local area, or market, are slow. That there are too many homes for sale and not enough active buyers. There are several things you can do to combat a slow market. The most effective strategy is to sell at a lower price. Buyers are expecting to find bargains during a slow market. You can also help yourself by offering to pay some concessions to help a buyer that might not have a lot of cash. The ultimate way to beat a slow market is to simply wait it out. But that’s not always an option for many sellers.

Your home isn’t easily accessible

To get your home sold quickly, it’s important that other agents in the area show it to as many potential buyers as possible. When a busy agent is compiling a list of homes to show a buyer, the agent will naturally tend to show those houses that are easiest to gain access to first. Many homes on the market have “lock boxes” on them. The lock box is a device which holds a key to the home, that only qualified local agents can access. Homes that are listed as being “lock box, no appointment needed” will get shown more often than homes listed as “agent has key, call for appointment”. If at all possible, you should let your agent put a lock box on your home for easier showing. If not, you should do anything else you can to make it as convenient as possible for agents to show your home.

You have an agent nobody likes

Sounds almost silly, but it’s very true. If your listing agent isn’t liked or respected by other agents in your area, it could slow down the sale of your home. When an agent prepares to show properties to prospective buyers, the agent begins by talking to the buyer to find out what kind of home they are looking for. Then the agent searches the local MLS and other sources for homes that fit the buyer. If there are a number of good matches to choose from, and one of them has been listed by an agent that is hard to get along with, or arrogant, or has otherwise made himself unpopular, well… It’s just human nature to tend to skip over someone you don’t like.

Setting the Sales Price

Before we set the sales price of your house, Keep in mind ultimately the value of a home on any given day is determined by what the pool of quealified buyers are willing to pay for it. I run a Comparative Market Analysis (CMA) that shows the listing price of similar houses in the area as well as what homes in our target community are actually selling for. Additionally, the analysis will give us information about houses currently on the market and about houses that were on the market but never sold.

Understanding your goals in selling the house is important to me. Everyone who sells a house has different goals that need to be factored in when calculating the selling price.

I take into consideration several Market conditions when setting the sales price of your house. How quickly houses are selling in your area, interest rates, school zoning, community amenitites, proximity to conveniences, are prices trending up or down and finally whether it's a buyer's or seller's market.

I'll then recommend a price at which to list your house to meet your goals in the local market.

Staging Your House

When listing your home we take first things first - before putting your house on the market we need to prepare your house for sale. My home staging team will show your house off in its best light to maximize your earning potential. playing up the best features of your home and accentuating the things that drew you to the home are an esential part of attracting the right buyer. I will tour your house with the eye of a buyer - what works, what doesn't work.