I'm sorry to hear you had a not so stellar experience with your last agent. I can understand your pain. It can be difficult, stressful and disheartening to work with an agent who doesn't quite understand or want to perform all of the duties of the job entailed. Been there, done that. It's no fun on this end, either.I think Brandi and Jim gave some solid answers for you. Jim gave you some detail as to what we do and Brandi made a great recommendation - interview more agents. I don't blame you for mot wanting to hire an agent who says they will take pictures, get the house on the internet and post it on youtube. There IS way more to selling a house, and marketing, than that.Finding an agent with a good reputation with other agents and the public is important. There are some agents out there whose listings I dread showing. I still do because my clients want to see them, but doing business with that specific listing agent is not on my list of desirable things to do. Find an agent who not only markets to via the internet, but also does some type of print advertising - consistently. Print still holds a place in real estate and is effective if used properly. Find an agent who not only markets to buyers but also markets to other agents. You want an agent who is not afraid to pick up the phone and let other agents know what a great house they have listed for sale.I always talk about my list price to sales price ratio in a listing appointment. I am proud of it. Most good agents will be more than happy to share such stats.I could go on, but I won't since Jim did a pretty good job of covering what we do. Keep in mind, you can always find another agent if the agent you hire isn't living up to his/her word. If you aren't happy with the services your agent is providing, let him/her go. Better to cut loose early then be stuck in a sour relationship.
If you are using a realtor for this sale, (s)he should be able to point you in the direction of a local lender that may be able to help you. As stated before, big banks are likely not going to be able to make this scenario work. I know you put out some money already, but sometimes we have to bite a bullet for something we really (reasonably and justifiably) want and have the ability to hold onto. I am not sure there are a lot of lenders that will be able to help you, but I am sure there are one or 2 out there that can. Best of luck to you. I hope it all works out.
sell a home. What information are you looking for exactly?
I don't know where you are located, but homes listed in that price range in the Orlando area do not last long, especially if priced according to condition and market. Look at recent comparable sales in the neighborhood - go 1 to 2 miles out if you have to. You may be surprised to see that homes like the one you are interested in are selling at or above list price. If it's a home you really like, don't play the games. Put your best offer in. This way if your offer is not the winning offer, you wil not be kicking your self with the "what if's" Today's market, in fact the market of the past few years, is not like a traditional market where one buyer is bidding on a house and negotiating with a seller for a few days. This house likely has several people bidding on it -- coming in low is not the approach to take in scenarios like this.
I am with Brandi on this. A lot can happen in a year and maintaining 2 homes can get costly fast. Sounds like the job is something you are looking forward to as well. If buyers know the construction is coming or see the vegetation disrupted during road work, they should know and be able to accept that this is only a temporary situation. The right buyer will be able to look past it.
If finding true comparables is a difficulty, you may need to go a little further out of the area to find them. This is not typically advisable, but it sounds as if you do not have a typical property. First and foremost, I would suggest you contact 3 agents in your market area to get their perspective of your market and the value of your home. Pay close attention to the properties they are using as comparables. If you feel you are getting a just valuation, you may choose to proceed with the agent you felt best represented him/her self and will be represent you and your property in the transaction. I believe it would be advisable to follow up these agent visits with an appraisal as well. This could aid you in the marketing and sale of the home. It could also provide some peace of mind. Do not use an AVM -- Automated market values will not paint an accurate picture. Find an appraiser who knows the area and seems to have an open mind (an open ears)
John's idea of offering a rebate at closing is a good one. Another option would be to discount the rent for the following month based on the number of showings that the tenants allow - say $20 off the rent for each SUCCESSFUL showing. A successful showing should be clearly defined and I would strongly urge that definition to include a showing were the home is presentable and all occupants have vacated the home for the showing so the perspective buyer can feel comfortable enough to "kick the tires."Maybe you could present both options to the tenant and see which would be more appealing to them. If the tenants choose the discount per showing, and regardless really, be sure your agent uses an electronic lock box so that the showing agent's information and the date/time of the showing are recorded.
no more than a third.
Zillow is very good at calculating values for "cookie Cutter" neighborhoods. When you are outside of a subdivision and have a home that is not like the surrounding properties is when Zillow gets it wrong. I have seen Zillow use houses in a golf community filled with similarly styled and built homes as comparable properties for an older home on acreage that is nearby to the subdivsion. Zillowpulls comps by distance with no regard for the types of properties they are. It's all computer based. Again, works well when you are in a subdivision, usually, but not if you've got a home that is distinct or on acerage/land.
good for you Dani. It looks like you have the right attitude. Be sure to take this time to educate your self about the process. Knowledge is power!! Best of luck. I am sure you will find your dream home sooner than later :)