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Old 01-20-2020, 12:18 PM   #1
glen
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OK guys and gals first Ill post my ideas and let me know the good and bad.

Been remodeling the land I live on and the house my family lives in. We are getting down to a short (shorter list) of things to finish up before putting a for sale sign out front.

Here is my idea. I have a friend that has a drone company. High dollar camera type drones. Have him fly it up my driveway- then elevate to show roofline and lake. Drop back down and take a tour of the house. Fly out the back door to over the lake and then show the house from the lake. Fly over property and that is it. Then get someone to take still shots with camera.

Get website (lake-Georgetown-waterview.com) or whatever. Have a website built and put information on a "Coming Soon" sign out in front of the house. Also get a burner phone from Walmart and put the number on there.

I'm looking for honest opinions on this before I do it. May actually try to sell the house myself as I will probably be off work and looking for something to do anyway. Have a Aunt that has been in the title business for 30 years and said she would walk me through or help out. Saving money could go a long ways into an offshore retirement boat.

Glen
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Old 01-20-2020, 12:24 PM   #2
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OK guys and gals first Ill post my ideas and let me know the good and bad.

Been remodeling the land I live on and the house my family lives in. We are getting down to a short (shorter list) of things to finish up before putting a for sale sign out front.

Here is my idea. I have a friend that has a drone company. High dollar camera type drones. Have him fly it up my driveway- then elevate to show roofline and lake. Drop back down and take a tour of the house. Fly out the back door to over the lake and then show the house from the lake. Fly over property and that is it. Then get someone to take still shots with camera.

Get website (lake-Georgetown-waterview.com) or whatever. Have a website built and put information on a "Coming Soon" sign out in front of the house. Also get a burner phone from Walmart and put the number on there.

I'm looking for honest opinions on this before I do it. May actually try to sell the house myself as I will probably be off work and looking for something to do anyway. Have a Aunt that has been in the title business for 30 years and said she would walk me through or help out. Saving money could go a long ways into an offshore retirement boat.

Glen
Forget the burner phone, just get a google voice number, make sure you list on Zillow, Realtor, and For Sale by owner.
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Old 01-20-2020, 12:37 PM   #3
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I wouldnít worry about creating a website or getting a burner. My house sold in two weeks by word of mouth. If you have Facebook then youíre miles ahead of me. Itís incredibly easy to sell something these days and the process just took a few hours on the phone and the same in the title office. Not worth me paying someone 6% for one day of work.


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Old 01-20-2020, 12:52 PM   #4
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I like your idea, Glen. You can even get Rob to shoot some still pics.
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Old 01-20-2020, 01:01 PM   #5
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Go for it. With your Aunt helping, she will make sure you complete the contract. Then she will be sure all the closing items are satisfied!

The video drone sounds really cool.
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Old 01-20-2020, 01:06 PM   #6
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Just a few tips that you probably already know. Clean the entire house top to bottom and remove any/all clutter. Clean off countertops. If you have a lot of furniture, remove some from the rooms because it makes them look bigger. Take down any family or personal photos. They saying goes, "They want to imagine them and their family in the house, not yours". Lastly, when taking pictures, try to do so with HDR lighting effects in the images with as much natural light as possible in the house. It really gives all the images a lot of pop.
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Old 01-20-2020, 01:08 PM   #7
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I like that idea, may have to steal it when I'm ready to sell. Like above said post on Zillow and Facebook also.
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Old 01-20-2020, 02:35 PM   #8
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Ken - we were going to take the house down to beds, a TV in the living room and a couch and love seat to sit on. The rest of the house will be vacant. Or we may take everything out when we fly the drone and take pics. I'm gonna trick Rob into taking pics so I know they will be good.

The drone footage will be under 3 minutes. Should I limit the amount of photos as well.

I have the place 3 sides good fenced. I took down the entry and the front fence. Should I put up a pipe fence or field fence and entry or let the new owners decide. Also I don't have a rail around my back porch and I know it is required. So many different styles would this also be better for new owners to choose?

Thanks for the replies so far.
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Old 01-20-2020, 02:43 PM   #9
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This is the project and the porch. Pics are upstairs master bedroom I added by taking down two rooms and making one adding closet and bathroom. As you can see the porch needs railing but it seems like with all the choices it may be something a new owner may enjoy picking out
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Old 01-20-2020, 02:44 PM   #10
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Upstairs
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Old 01-20-2020, 03:02 PM   #11
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Back in August I had an open house on my house on Sunday (I did myself) I had it under contract on Tuesday. I did have to pay buyers agent (3%) but it saved me a ton of money and 3% commission. It was totally worth the effort and time. I refuse to give an agent $20k+ for something I could do myself.
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Old 01-20-2020, 03:26 PM   #12
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I would imagine that your property is highly sought after and would get a TON of interest. Make sure it is priced reasonably and let her rip!

A lot of folks who sell homes themselves get an appraisal done prior to listing. That is actually very common and can save you a big head ache on the back end of the transaction.

The nightmare scenario is if the home is listed too high. Then you get a contract at that price. Then the appraisal comes back way lower than contract price. Then you've got additional negotiating to do.

I'm an appraiser near Houston. I wouldn't/couldn't do an appraisal in your area, so I have no interest. If you have any questions, send me a PM. I'd be happy to talk.
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Old 01-20-2020, 05:06 PM   #13
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Back in August I had an open house on my house on Sunday (I did myself) I had it under contract on Tuesday. I did have to pay buyers agent (3%) but it saved me a ton of money and 3% commission. It was totally worth the effort and time. I refuse to give an agent $20k+ for something I could do myself.
This may or may not be good advice. I mean if you REALLY know what you can get for the house then sure you can save 3% which is great. But if you get a good realtor that sells the house for 15% more than you thought you'd get you just screwed yourself out of a lot of money.
At the very least I'd get a realtor to help price it. IMO if you sell your house in 1-4 days you sold too cheap. But if you take too long you could run off buyers that won;t return.

You have the perfect set up. You may want to consider paying a good chuck of money to landscape the entry way. At least get good advice from a pro on how much more it may sell for if you do. My only concern is a lot of time rich people want everything done to perfection before buying. And they'll pay a ton more if perfect also. Your house will sell for sure so it all depends on how you play the end game.

If I were you I'd have to debate renting it out for a few years. If the economy stay this strong for 4-5 more years you could get a lot more then for it.

The drone footage is a great idea BTW.
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Old 01-20-2020, 05:13 PM   #14
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This may or may not be good advice. I mean if you REALLY know what you can get for the house then sure you can save 3% which is great. But if you get a good realtor that sells the house for 15% more than you thought you'd get you just screwed yourself out of a lot of money.
At the very least I'd get a realtor to help price it. IMO if you sell your house in 1-4 days you sold too cheap. But if you take too long you could run off buyers that won;t return.

You have the perfect set up. You may want to consider paying a good chuck of money to landscape the entry way. At least get good advice from a pro on how much more it may sell for if you do. My only concern is a lot of time rich people want everything done to perfection before buying. And they'll pay a ton more if perfect also. Your house will sell for sure so it all depends on how you play the end game.

If I were you I'd have to debate renting it out for a few years. If the economy stay this strong for 4-5 more years you could get a lot more then for it.

The drone footage is a great idea BTW.
I didn't leave a dime on the table. I know what my house was worth and priced it appropriately. The reason it sold so quickly was the buyer was 9 months pregnant. Paid cash and closed in two weeks. She had the baby during the option period....You just have to know your market, which I did.
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Old 01-20-2020, 05:17 PM   #15
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Nice place. Good luck.
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Old 01-20-2020, 05:19 PM   #16
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Its easy to do yourself, have bought and sold 2 with out a realtor, fisrt was word of mouth and 2nd i listed it on zillow myself, did everything though the local title office
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Old 01-20-2020, 06:52 PM   #17
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Itís always easy to do yourself until it isnít. Real estate transactions can get very messy. Getting tangled with a bad buyer can cost time and money. Having family that knows title is a huge plus.


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Old 01-20-2020, 06:58 PM   #18
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I don’t think it will be easy. I just know I’m about to have several months with little else to do. Might give me something to feel good about
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Old 01-20-2020, 07:13 PM   #19
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When I sold mine by owner the best money I spent was having a real estate lawyer look over and explain the ins and outs on the contract. He gave me a lot of insight and advice if this happens or what this legal term means to the seller or buyer. It wasn't that expensive either.
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Old 01-20-2020, 07:22 PM   #20
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We sold our log home and 5 acres off of a Zillow listing and did it for sale by owner. The realtors want to know if you are willing to pay a commission if they bring you a buyer- “No!” One realtor told me well good luck selling it. I told her ma’am I already have a contract on it for over asking price. We sold it ourselves for more than asking price and we took our own pictures. The only money we spent was on some for sale by owner signs that we put out. I would at least try it out to start. That’s what we did as we had a realtor friend who was going to list it for us for a cheap percentage if we couldn’t sell it. We did it ourselves with the only listing’s were Zillow and FB marketplace. Good Luck!

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Old 01-20-2020, 08:17 PM   #21
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Admittedly it depends on circumstance. Realtors certainly have a place. In my situation, it was low inventory and high demand. I knew within reason I could get it sold in a month. Got lucky and it only took 2 days.

If you know your market, go for it!

If you are worried about it, realtor may be a good fit.


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Old 01-20-2020, 08:28 PM   #22
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Drone- Good idea for outside.
Get someone that can build a 3D "Walkthrough" with very good pictures. This is where you basically walk around the home by clicking to move and then at every click is a 360 degree picture.
Do lots of research on your market and even have realtors price it.
List on all the MLS websites.
IF you don't leave any money on the table, saving 3% on a realtor with your house WILL go a LONG way into your boat.
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Old 01-20-2020, 08:35 PM   #23
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Looks really good Glen, I'll second the get an appraisal first notion. Are you still planning to move to the coast?
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Old 01-20-2020, 08:46 PM   #24
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So a 3d photo walk through is better than having a drone fly it and everywhere inside and out?

Still trying to move to the salt
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Old 01-20-2020, 08:55 PM   #25
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So a 3d photo walk through is better than having a drone fly it and everywhere inside and out?

Still trying to move to the salt
Look at what other people have done, and see what you like best.
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Old 01-20-2020, 08:59 PM   #26
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However you go about it, good luck with the sale and ultimate move to the salt, Glen!
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Old 01-20-2020, 09:04 PM   #27
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I figured the drone would be something nobody else has done. The guy I’m using has a drone company. I’ll get the website built and see what you guys think. Give me 4 weeks
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Old 01-21-2020, 12:05 AM   #28
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You shouldn't need railing around the porch unless there is a drop off of more than, I think, 30".
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Old 01-21-2020, 12:49 AM   #29
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3-minute drone is too long, BUT, drone footage is a good thing. I use professional photography and depending on house, a drone. And depending on house, we hire somebody to stage an empty house, or use a virtual tour and the professional will cirtually add furniture to rooms.

I will say that some are apt at doing a FSBO, but not all. I had a house listed late last year, but client wanted it listed at 260k+, which was way over what I told him we could get, my suggestion was 235k. Sat on market for 3-months and he turned down several offers in the 230k range. I finally suggested we terminate the listing agreement, after he daily complained it was selling. He called me yesterday, desperate to sell and asked if I knew anybody that would give him 170k just so he could dump it.

So be sure to price it right. Good luck....

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Old 01-21-2020, 12:52 AM   #30
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I figured the drone would be something nobody else has done. The guy Iím using has a drone company. Iíll get the website built and see what you guys think. Give me 4 weeks
Drones are used regularly here in DFW area, and one lady in the office uses a website on almost all her listings that are 500k or more. Look into a .info site, a lot cheaper than a .com site.

Just FYI, and do what you want, but I do know that to use a drone for commercial purposes, well just check regulations and such to be legal.

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Old 01-21-2020, 07:50 AM   #31
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I’ve sold a few on my own and recently had a realtor sale my last one. If you’re in no huge rush, I’d definitely look into selling it yourself. I’d get a CMA from a realtor, should cost you about $200, to give you an idea on where to list. The drone idea is great, but I’d make sure to include some professional pics of the place. When we were looking I liked the videos, but wanted to be able to really gaze at a pic. If you have it FSBO, you are not required to pay the realtor fee of 3%. A couple of the houses we have sold on our own the buyers had a realtor, they asked if we’d be willing to pay them their 3%, which I declined. In the end the buyer paid them their 3% and it seemed everyone walked away happy.

The only reason we used a realtor for the last house was because I was relocating and the company picked up the fees. There’s no way I could’ve lived with myself for giving away the amount of money a realtor would’ve made. As I was signing the CDs I saw the amount I’d have had to pay....no way I could’ve done it.
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Old 01-21-2020, 07:57 AM   #32
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Ken - we were going to take the house down to beds, a TV in the living room and a couch and love seat to sit on. The rest of the house will be vacant. Or we may take everything out when we fly the drone and take pics. I'm gonna trick Rob into taking pics so I know they will be good.

The drone footage will be under 3 minutes. Should I limit the amount of photos as well.

I have the place 3 sides good fenced. I took down the entry and the front fence. Should I put up a pipe fence or field fence and entry or let the new owners decide. Also I don't have a rail around my back porch and I know it is required. So many different styles would this also be better for new owners to choose?

Thanks for the replies so far.
Houses that look abandoned usually sell for less because people assume it can't be sold so they lowball. There is a reason that people who are trying to get top dollar "stage" a house. If you can afford to leave it lightly furnished with very nice stuff, it'll look better in HDR imaging and you won't look "desperate" to get rid of it. Just my opinion but any agent will tell you the same.

I have bought/sold at least a dozen homes in my years on this planet and I'm always amazed at the stupidity of any given buyer. I.e. they won't buy a house or turn their nose up at something because of paint or blinds or ceiling fans or some other thing that is incredibly easy and inexpensive to change. If you have anything that isn't neutral, get it out, paint it, change it, repair it, etc.

You can spend a very small amount on what appear to be really nice fixtures like faucets, mirrors, lights, etc. and give it a bit more custom look if you have anything that's old, crusty, etc. Again, these are cheap fixes but there are so many that see that and say, "The whole bathroom needs to be remodeled"....
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Old 01-21-2020, 11:08 AM   #33
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I am a real estate appraiser in your area. There are lots of drone companies working for realtors that do drone pictures. Mainly overhead still shots of acreage, views etc. I agree with River Rat get a good realtor. A really good realtor will earn their commission. Buyers like to look at multiple properties and you have one. A realtor may have access to buyers that you don't for instance that may be working with an out of state buyer that will never see your home and it might be exactly what they want and they will pay a premium for it. I know the market is good in this area and homes are selling pretty quick, but higher priced homes have slowed down and new homes are a tough competition as the builders can offer sales concessions that you can't. Just my .02
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Old 01-21-2020, 11:20 AM   #34
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Good Luck on selling it, just let me know when ya move so I can come fishing with ya!!
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Old 01-21-2020, 11:53 AM   #35
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I am a real estate appraiser in your area. There are lots of drone companies working for realtors that do drone pictures. Mainly overhead still shots of acreage, views etc. I agree with River Rat get a good realtor. A really good realtor will earn their commission. Buyers like to look at multiple properties and you have one. A realtor may have access to buyers that you don't for instance that may be working with an out of state buyer that will never see your home and it might be exactly what they want and they will pay a premium for it. I know the market is good in this area and homes are selling pretty quick, but higher priced homes have slowed down and new homes are a tough competition as the builders can offer sales concessions that you can't. Just my .02
Great advice.

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Old 01-21-2020, 12:44 PM   #36
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Weve sold our last 2 rent houses ourselves and saved a ton.
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Old 01-21-2020, 01:42 PM   #37
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Main thing is getting the value right. It isn't that hard and with a little research you can get a good starting number. Look at similar listing and get the $/sq ft they are listing and adjust for features. Also you can get your own appraisal from an appraiser like Texan4ut. It can be a $350-450 well spent. I think you should leave it furnished and stage it like someone above suggested. Remove all personal stuff and clutter, but leave rooms staged. There are reasons realtors pay to have homes staged.
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Old 01-25-2020, 11:16 PM   #38
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Originally Posted by glen View Post
Ken - we were going to take the house down to beds, a TV in the living room and a couch and love seat to sit on. The rest of the house will be vacant. Or we may take everything out when we fly the drone and take pics. I'm gonna trick Rob into taking pics so I know they will be good.

The drone footage will be under 3 minutes. Should I limit the amount of photos as well.

I have the place 3 sides good fenced. I took down the entry and the front fence. Should I put up a pipe fence or field fence and entry or let the new owners decide. Also I don't have a rail around my back porch and I know it is required. So many different styles would this also be better for new owners to choose?

Thanks for the replies so far.
Glen,

the front of the property will be the first impression from the buyers. Ya need to dress it up. May want to think about putting in a 3 row pipe fence with the entry recessed in a ways...with no gate(optional for buyer choice). Paint the fence glossy black
Also, throw a buttload of grass seed in the front.
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Old 01-26-2020, 04:47 AM   #39
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Quote:
Originally Posted by texan4ut View Post
I am a real estate appraiser in your area. There are lots of drone companies working for realtors that do drone pictures. Mainly overhead still shots of acreage, views etc. I agree with River Rat get a good realtor. A really good realtor will earn their commission. Buyers like to look at multiple properties and you have one. A realtor may have access to buyers that you don't for instance that may be working with an out of state buyer that will never see your home and it might be exactly what they want and they will pay a premium for it. I know the market is good in this area and homes are selling pretty quick, but higher priced homes have slowed down and new homes are a tough competition as the builders can offer sales concessions that you can't. Just my .02
Great advice. A good realtor will more than earn their commission.
Title companies on the other hand not so much.
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Old 01-26-2020, 08:48 AM   #40
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Originally Posted by slayr View Post
Iíve sold a few on my own and recently had a realtor sale my last one. If youíre in no huge rush, Iíd definitely look into selling it yourself. Iíd get a CMA from a realtor, should cost you about $200, to give you an idea on where to list. The drone idea is great, but Iíd make sure to include some professional pics of the place. When we were looking I liked the videos, but wanted to be able to really gaze at a pic. If you have it FSBO, you are not required to pay the realtor fee of 3%. A couple of the houses we have sold on our own the buyers had a realtor, they asked if weíd be willing to pay them their 3%, which I declined. In the end the buyer paid them their 3% and it seemed everyone walked away happy.

The only reason we used a realtor for the last house was because I was relocating and the company picked up the fees. Thereís no way I couldíve lived with myself for giving away the amount of money a realtor wouldíve made. As I was signing the CDs I saw the amount Iíd have had to pay....no way I couldíve done it.
Where did you end up?

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Old 01-26-2020, 08:59 AM   #41
glen
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Thanks everyone. I am taking some advice. Putting in front mailbox and fence.
Drone footage I will have will be different than any and I am fortunate. This guy is flying my entire house inside and outside. He said he can make it 3d interactive and allow people to “fly where they want”. Photos will be good. I’m gonna horse trade AtTheWall another tarpon trip.
Have contacted a appraiser that lives close and been in business for 20 plus years. It may cost me $1k but then I will know exactly what to ask for place. I’ll post up the website when I get it for feedback before I advertise
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Old 01-26-2020, 09:24 AM   #42
Atfulldraw
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We are now using a camera system called Matterport for 3D interior photos.

https://try.matterport.com/matterpor...RoCYA8QAvD_BwE

I do remote appraisals for insurance litigation, and I swear their photos are better than the ones I can take if I'm there in person, and I tend to think pretty highly of my skills

One of the advantages (not as much for real estate work) is that they can also create a scaled sketch from the images as well.

There's probably someone in your area with a Matterport camera that wants to make some extra cash.

On the realtor - I love a realtor when someone else is paying (when I'm buying) and hate them when I'm selling

Last edited by Atfulldraw; 01-26-2020 at 09:26 AM.
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Old 01-26-2020, 09:30 AM   #43
Huntindad
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As far as using a realestate agent or not. Once you get the house the way "you" think it needs to be. Interview 3 different high end realtors. Have a set of questions for them. such as, how ya gonna market it, anything need changing to the house, What would list it for?.
If your appraisal comes back close to their listing price and you think your marketing strategy is similar and being laid up for a few months... selling it your self just may work out. You can always throw in a fishing trip as an incentive.
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Old 01-27-2020, 08:00 AM   #44
DimmitCo
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Quote:
Originally Posted by TildenHunter View Post
Admittedly it depends on circumstance. Realtors certainly have a place. In my situation, it was low inventory and high demand. I knew within reason I could get it sold in a month. Got lucky and it only took 2 days.

If you know your market, go for it!

If you are worried about it, realtor may be a good fit.


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Tilden has some great advice. I would also consider what your house might sell for, and accordingly what that 3-6% savings is in gross dollars, versus the value of your time. I’ve always bought without a realtor, and recently sold my house without one using Facebook, NextDoor and sending the listing to all my area realtors offering a 3% commission if they brought me a buyer.

Redfin is a good resource in addition to your local appraiser...and it’s free to create an account and pull sales comps for last 3-24 months.

Texan4ut also has good advice. However, taking into account what I wrote above, if you have a realtor you’re guaranteed to receive 96-94% of your ultimate sales price, regardless of whether you have a desirable house or it sits for a few months (and possibly has price reductions). In my case, like Tilden, I kept up with my market regularly, used Redfin to create my own CMA and priced it for sale in a hot summer market. 99% certainty that I would have had to have a special unique bidding war while using a realtor in order to have generated the same net sales price to me as I got when selling it on my own.

Is your home in a rural area with several different sized lots, varying years of house builds, topography, etc? Or is it in an area with standard characteristics that make it easily comparable to other properties? The more standard, the easier it *should* be to sell on your own. The more unique, the more an *experienced* realtor may be able to help you.

Last, an appraiser is only going to give you his/her own opinion on value. If you have a good relationship, I would ask the appraiser what range of values he sees before you price. Then check out what is comparable using Redfin filters and come up with your asking price.
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