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Custom Floor Plans for St. Louis Homes for Sale

Most buyers have a hard time imagining homes decorated differently or with needed updates.

If you have pink paint in your living room or out of style furniture throughout the home, most buyers won’t be able to imagine themselves living there.

But seeing how the rooms are laid out and where the steps to the 2nd floor sit is different than imagining the pink living room repainted. 

Today, almost all buyers study homes for sale online before they decide which homes to go see. My marketing targets buyers most likely to be interested in your home, showing them what want to see.  The results are more showings from the RIGHT buyers who might actually want to buy your home.

Custom floor plans are one of those things that really make a difference in getting buyers into a home for sale. Whether the house is big or small, floor plans make a difference.

 

Click on the custom floor plans below to see larger images of some of my property floor plans.

If you are ready to sell your St. Louis home, the agent you choose really makes a difference.

Let's Talk

Hard to Sell Homes: Getting Them SOLD

Any agent can sell the beautiful home that is priced right.

I’m not suggesting that having an agent isn’t important for beautiful homes. There is a lot more to selling a home than just finding the buyer.

A top notch real estate agent will help you:

  • set the right price
  • present the home so it looks as good as possible
  • negotiate a contract that takes into consideration all of the terms, not just the price
  • deal with situations that arise related to the loan approval, appraisal, survey and title
  • understand what are repairs you really should do, and which repairs it’s ok to say no when the buyer asks

Plus a dozen other things that come up between listing a home and when the deal closes.

Hard to Sell Homes: Getting Them SOLD | Arch City Homes

Hard to Sell Homes:

It is even more important to choose the right agent if your home has a challenge that will turn off a lot of buyers.

In a market where about 25% of all homes that are listed FAIL to sell at all, there isn’t a guarantee that putting your home on the market means you will sell it.

4 Things that Keep Homes from Selling:

When a home is listed but fails to sell, usually at least one of these 4 things is to blame.

  1. Pricing the house too high – buyers look at a lot of homes and quickly get a sense of what homes are worth. They also have agents who will confirm that a home is priced appropriately before they make an offer by looking at nearby homes that sold in the last year. If a home is priced much more than 10% from what the buyer thinks it is worth, they will rarely make an offer.
  2. Poor presentation – sellers need to remember that living in a house and selling a house aren’t the same thing. When your house is on the market, every time you walk out the door the dishes need to be done, beds should be made and everything should be clean. Dog poo in the yard should be picked up and the litter box needs to smell clean. Furniture often needs to be rearranged and excess belongings need to be packed away. And don’t forget to set the thermostat at a comfortable temperature. You want people to dawdle, not rush out because it is more frigid inside than it is outside.
  3. Access isn’t easy – whenever possible, sellers need to let buyers come see the house when they want to see it. Saying no to a showing might mean they never see it at all. Or if they do come back, they immediately think that the seller will be inflexible during negotiations. The worst thing, however, is when sellers are home during the showing. Buyers will not feel comfortable when sellers are home (even if they go sit outside). They won’t spend the time talking about where they would put grandma’s hutch or the wall they want to take down. If they don’t have those conversations while standing in the house, they won’t buy it.
  4. Deal breakers – many homes have something about them that will eliminate the majority of buyers. It might be the outdated kitchen, wallpaper, a lot that isn’t very usable or backs to a busy street. When a home has a deal breaker for a large percentage of buyers, it’s even more important that the house is priced to reflect that challenge, has great presentation and easy access.

What About Marketing?

While I’m a big believer that quality marketing is very important, we see homes with terrible photos sell all of the time. If the house is great and it is priced right, it will sell.

However, it might not sell as fast, and that almost always means a lower sale price. In a hot seller’s market with limited inventory, the best homes that have great marketing often have multiple offers which drive up the sale price. Poor marketing means that buyers will trickle in one at a time and it’s unlikely a bidding war will occur.

The agent who doesn’t put an emphasis on marketing also is more likely to run into the other problems I mentioned earlier. They are less likely to be problem solvers who look for ways to deal with the challenges that come up in a contract…which can often lead to a deal falling apart.

Feedback is Critical with Hard to Sell Homes:

While there are homes that sell as soon as they hit the market, most do not.

The feedback provided by buyers who have seen the home but opted NOT to make an offer is critical in understanding if changes need to be made.

When the majority of buyers seeing the house say the house is overpriced or say it just is average, it’s time to talk about a price drop. When 10 people come through the home and give it a 3 star rating, the odds are you probably won’t find someone who thinks it’s a 5 star and will make an offer.

But feedback is more than just finding out if buyers think the house is overpriced. It’s important to know what they like and what they don’t. If they don’t like the size of the kitchen, there isn’t anything you can do to change that. But if they don’t like the red jacuzzi tub, you can have it painted.

 

Hard to Sell Homes: Getting Them SOLD | Arch City Homes

As soon as this tub was refinished in a neutral off-white, all objections about the bathroom stopped and we had an offer quickly.   Hard to Sell Homes: Getting Them SOLD | Arch City Homes

I also want to know if the buyers are local or relocating. Relocating buyers aren’t usually prepared to take on updating. They don’t know any local contractors and they have enough on their plate just finding softball leagues for the kids and finding new friends.

I want to know if my listing is at the top, middle or bottom of their price range. Buyers rarely buy something at the bottom of their price range. They do buy homes at the top of their price range, but only when the house is so much better than what they could get if they spent a little less.

Knowing more about the buyer helps you decide how much weight to place on the feedback. If I know that the buyer is relocating and I’m selling a home that needs a lot of work, I’m less concerned with negative feedback than if that buyer was local.

What Questions Do I Ask Buyers Who See My Listings?

Most agents use default feedback forms with questions that don’t drill down to the information needed to use the feedback constructively.

I have created a custom feedback questionnaire which gives me the information I need so I can understand who is seeing my listings and if changes need to be made in the price or home presentation. While every buyer agent doesn’t answer every question, patterns in the responses can tell us a lot.

Here is the feedback on one of my current listings:

Hard to Sell Homes: Getting Them SOLD | Arch City HomesHard to Sell Homes: Getting Them SOLD | Arch City Homes Hard to Sell Homes: Getting Them SOLD | Arch City Homes Hard to Sell Homes: Getting Them SOLD | Arch City Homes Hard to Sell Homes: Getting Them SOLD | Arch City Homes Hard to Sell Homes: Getting Them SOLD | Arch City Homes

I also ask open ended questions:

  • What would you consider the home’s best features?
  • What would you consider the home’s features that need the most improvement?
  • What do you think the home will sell for?

Hire Me to Sell Your St. Louis Home:

I specialize in selling homes regardless of whether they will be the hot listing to hit the market or if they have a challenge that makes it much harder to sell.

I have a track record of successfully selling challenging homes. I’ve sold homes in flood zones, homes without basements and homes that need a lot of updates. 

In the last 3 years, I have sold 92% of the homes I was hired to sell. Not a single client fired me and then hired an agent who was able to get the house sold. Compare that to only 75% of the listed homes selling in the overall market, and you have a much better chance of success if you hire me. Especially with a challenging home.

If you are thinking of selling a home, give me a call at 314-265-8073 and let’s talk about your options.

Home Seller Tip: Don’t Be Late to the Spring Market, Get Started NOW (VIDEO)

Earlier this week I recorded a quick tip video that every home seller who is waiting for spring to sell their home needs to watch.

If you want to stay informed of St. Louis real estate information, subscribe to the Arch City Homes weekly email so you don’t miss any posts! 

In the video, I talk about how long it takes most home sellers to get their home ready to go on the market. If you wait for spring to be just around the corner, you’ll be late on the market and will have missed the biggest rush of buyers who are actively looking in March through May.

I also talk about why buyers who don’t need to do much to get their home ready to sell should consider getting on the market now rather than waiting for spring.

In the last 30 days, over 1500 sellers have accepted a contract in St. Louis City, St. Louis County and St. Charles County.

Sellers with great homes that are priced appropriately are selling quickly even though it is January. One of the homes I showed 3 days ago had 7 offers within 24 hours of coming on the market!

If you are thinking of selling in the spring and can get your house ready quickly, waiting until spring to list your home means you miss out on buyers who want a house now. There will be more buyers in the spring, but you will also have a lot more competition. Selling in the winter means you will be noticed by every possible buyer.

Click on the ACH TV button in the menu to see all of my video tips and interviews. 

I’ll be making more of these quick tip videos, along with my interviews of local residents about where they live. I’ll be posting all of these videos here on Arch City Homes, plus on my YouTube channel and some of them will end up my social channels.

Are You Thinking About Moving?

I specialize in selling St. Louis homes regardless of whether they will be the hot listing to hit the market or if they have a challenge that makes it much harder to sell.  I also work with buyers who want to find the home of their dreams, but don’t want to overpay.

If you are thinking of buying or selling a home in the St. Louis area, give me a call at 314-265-8073 and let’s talk about your options.

VIDEO: Pricing Your Home for Sale Right So It Will Sell

How do you know if your house for sale is priced right vs overpriced?

During the housing boom, even homes that were a little overpriced sold. Homes also didn’t have to be in fabulous condition to sell.

Then the market crashed and only the cheapest homes were selling.

Thankfully, the housing market is back on track with rising prices. Since 2011, home prices in St. Louis have been climbing. Some parts of town are even seeing bidding wars for new listings due to a lack of inventory.

Regardless of whether the housing market is a buyers market or a sellers market, there are always some homes priced right to sell and others that are overpriced.

If you want to stay informed of St. Louis housing market information, subscribe to the Arch City Homes weekly email so you don’t miss any posts! 

Is Your Home Priced IN or OUT of the Market:

Jay Papasan, co-author of several real estate industry books explains how your price and your condition will determine if you are IN or OUT of the market.

Make no mistake, homes that are OUT of the market simply do not sell.

This video was recorded during the housing crash, but the concepts are still true today. The only difference is that the area on Jay’s chart that represents which homes are IN the market is bigger now than when the video was recorded.

How Many St. Louis Homes are Overpriced (OUT of the Market)?

Just a few years ago, about 50% of the homes and condos listed for sale in St. Louis City, St. Louis County and St. Charles County FAILED to sell.

Luckily, the market has improved.

Still, there are a lot of homes and condos listed for sale this year that did not sell. Here are the numbers for homes listed during 2015 YTD.

  • St. Louis City:  79% of listed homes sold (5,458 sold vs. 1,477 didn’t sell)
  • St. Louis County: 72% of listed homes sold (11,355 sold vs. 4,305 didn’t sell)
  • St. Charles County: 62% of listed homes sold (2,749 sold vs. 1,670 didn’t sell)

Most of the homes are selling in today’s real estate market. But for every 10 homes that are listed, 2-4 come off the market without selling. 

Just deciding to sell your home doesn’t get it sold. Waiting it out doesn’t get it sold.

I’m a big fan of creative and aggressive marketing. But all the marketing in the world won’t sell an overpriced home.

Pricing your home appropriately for the condition, features and location IS what gets your home sold.

Hire Me to Sell Your St. Louis Home:

I specialize in selling homes regardless of whether they will be the hot listing to hit the market or if they have a challenge that makes it much harder to sell.

Every single one of my homes listed for sale this year sold, except for one in which the owners decided to lease it because they weren’t prepared to sell for the current market value. 

In fact, if you look at my home listings from 2013 to today, only 3 didn’t sell.

  • 2 owners decided to lease their homes because the value was below what they were willing to accept
  • 1 owner was foreclosed on even though I had a contract on it, but the bank wouldn’t accept the true market value

That makes my record for almost 3 years a 92% success rate!

If you are thinking of selling a St. Louis area home, give me a call at 314-265-8073 and let’s talk about your options.

St. Louis Homes DO Sell in the Fall and Winter

Most people assume that you can’t sell a home in St. Louis in the fall or winter.

There ARE more people looking for homes in the spring and summer. But there are also a lot more homes on the market that become competition for home sellers.

If you do put your house on the market in the fall or winter, be prepared for few showings. But fewer showings doesn’t mean homes don’t sell.

St. Louis Homes DO Sell in the Winter | Arch City Homes

There may be fewer St. Louis buyers looking in the fall and winter, but the people who are looking are serious buyers. They NEED a house. If your house is the one in your area with the best features and condition for the price, you have a very good chance of selling…even in the slowest month of the year.

If you want to stay informed of St. Louis housing market information, subscribe to the Arch City Homes weekly email so you don’t miss any posts! 

Homes Sell Every Month During the Year:

The chart below shows all of the MLS listed home sales with a sale price between $100,000 and $1,000,000 in the St. Louis area that sold in the last 4 years. 

While sales have been increasing every year since 2011, the trend of sales by month has been fairly consistent.

Data includes homes sold in St. Louis City, St. Louis County and St. Charles County that were entered into MARIS as a residential listing. This category includes resale single family homes and most of the new construction listings, but excludes the majority of condo sales. 

 

St. Louis Homes DO Sell in the Winter | Arch City Homes St. Louis Homes DO Sell in the Winter | Arch City Homes

Take a good look at the chart above. Yes, there are fewer homes sold during November, December, January, February and March. But, added together, 30% of annual home sales occur during these 5 months.

Keep in mind that the typical home sale gets an accepted contract 6-8 weeks prior to closing. If a seller accepts an offer in October, the home will probably sell in late November or December. Since the fewest number of buyers are looking at homes during the Thanksgiving and Christmas holiday season, this results in the low level of sales in January and February.

But there were still over 1,300 sellers who sold their homes over the holidays and closed during January and February last year.

Hire Me to Sell Your St. Louis Home:

I specialize in selling homes regardless of whether they will be the hot listing to hit the market or if they have a challenge that makes it much harder to sell.

I also work with buyers who want to find the home of their dreams, but don’t want to overpay.

If you are thinking of buying or selling a home, give me a call at 314-265-8073 and let’s talk about your options.