USC,

I’m sure you are looking for some honest feedback, so please don’t take it personally. There are too much props that are cluttering your pictures. You are selling the house, not decorations or ornaments. I would recommend using a professional photographer for your pictires. Your place is also sort of missing the woman’s touch, it feels like a single guy staged the house himself. There is some magic that is missing in your pictures that IPO’s pictures had.  I downloaded all of IPO’s pictures so that i could benchmark how my home needs to be staged when i am ready to sell.

IPO’s detached condo was built in 2001 and yours was built in 2004, however your place looks a lot older. He gave me the advice to make your home look as new as possible.

I know that you are trying to save some money, but if i were in your situation I would hire the same staging company IPO used (probably going to cost you a couple $$$), and really considering listing with IR2. He stands out from 97% of all RE agents I’ve ever met. He knows how to market your home both offline and online and he is a “Man with a Marketing Plan”. Just PM both IPO and IR2, both guys are helpful as hell.

What allowed IPO to sell his Irvine condo in one week was combination of the right price, stellar agent who knows how to market, and an incredible staging job/ professional pictures. To be honest, I personally thought that IPO’s condo was about $25,000 over priced, but IPO and IR2 have proved me wrong. The saying goes, “When you see success, try to imitate the same success to your best ability.“

Trying to cut costs in the front end, can cost you a lot more in the backend.

Panda’s .02 cents

PANDA - 04 September 2008 07:59 PM

and really considering listing with IR2.

Panda,

I think USCtrojanman is a RE agent as well.

Take away some of the accessories. For example,  around the fireplace and on the mantle.

Oh my, I remember back in 2004/05. A 2 bedrooms in this area was going for the low $700k. I still remember the 2 snobby sales ladies who didn’t even look up to greet me.

Keanu - 04 September 2008 08:27 PM

PANDA - 04 September 2008 07:59 PM

and really considering listing with IR2.

Panda,

I think USCtrojanman is a RE agent as well.

Keanu, I know USC is a RE agent. Even if was an licensed RE agent, I would still list with IR2. How many agents do you know that can sell an Irvine house in just one week in this crappy market? How many agents do you know that will make a website site for you with your address as your domain name and fully utilize the online marketing channel? I don’t know any? I asked my selling agent if she has ever heard of redfin or zillow before and her reply is “No”. Her mind set is still in the 1980s in terms of selling a house, which is the reason her listings are on the market on the average of 6 months to a year.

I am glad that you are getting honest feedback.  The clutter is distracting.  Plus when I see lots of pictures and rugs on the floor and stuff in the way, I tend to wonder if they are there to cover up problems that will need attention.  I wouldn’t feel comfortable pulling back items in order to see if there are chips in the kitchen counters or if there are gouges in the wood floors or it will need repainting b/c decorations and light have discolored the walls.

You want to make it look elegant, simple and people need to imagine that this place looks “move-in-able” to them.  Making your place too personalized will reduce the numbers of people who truly share your taste in decorating.

Good luck to you and I hope the sale goes well!

NoWowway - 05 September 2008 05:49 AM

I am glad that you are getting honest feedback.  The clutter is distracting.  Plus when I see lots of pictures and rugs on the floor and stuff in the way, I tend to wonder if they are there to cover up problems that will need attention.  I wouldn’t feel comfortable pulling back items in order to see if there are chips in the kitchen counters or if there are gouges in the wood floors or it will need repainting b/c decorations and light have discolored the walls.

You want to make it look elegant, simple and people need to imagine that this place looks “move-in-able” to them.  Making your place too personalized will reduce the numbers of people who truly share your taste in decorating.

Good luck to you and I hope the sale goes well!

I agree.  The less is better.
If you have the time, take a tour of a few model homes in Portola.
You can get some great ideas from them.
Keep it simple. It will make your place look bigger.
Good luck on your sale.
Keep us updated

IR has a good post today about one of your neighbor.  Who’ll sell first?

I of course concur re: the clutter, abundance of decoration, etc.  Reduce, reduce. 

Also, I think some of the paint choices are not neutral enough and too dark.  The den and kitchen area comes across as dark and a bit dreary despite the lights being on and sunlight outside.  Lighter paint would help that room.  That minty color will turn some people off.  I wasn’t much of a believer in the whole neutral paint thing but my buyer’s interior design person recently asked me for the paint color in my condo so she could match it and do touch-up.  They are keeping the color so that must have helped sell the property, get a higher price, etc.

The condo has all the important things going for it - nice crown, upgraded baseboards, nice flooring, good counters, etc.  It should show better than it does in pictures.  It could have model-quality appeal, which you probably went for, but it’s not quite there.

At the high end of your price range, and I understand that you are likely not to comment re: pricing, your place is a late 2005 price.  If you are going with range, which is weak IMO, you’d be better served with one a bit lower.  Maybe $575-625K?  That way, when the inevitable bottom of range offer comes in, you can take it happily at $575K.  With you being a late 2004 buyer, your place will be an interesting benchmark of the market.

I would just add one thing:  The pictures should show the room, not the contents.  Your laundry room pic is a good illustration of this.  Your toilet and bed pics are bad.  Buyers want to see the whole room, and use the furniture for perspective (imagining their own stuff there).

freedomCM - 05 September 2008 10:53 AM

I would just add one thing:  The pictures should show the room, not the contents.  Your laundry room pic is a good illustration of this.  Your toilet and bed pics are bad.  Buyers want to see the whole room, and use the furniture for perspective (imagining their own stuff there).

I agree.
It might be worth hiring a professional photographer who specializes in Real Estate pics.
It really makes a big difference.

For fun, I had the ladies on my staff look at the listing pics.  Here’s their feedback:

“I hate that paint color, it’s hard to get past”

Lose the yellow table cloth
Wall paint and couch color are too similar
Need a neutral colored couch, maybe cream, tan, etc.
Lose the flowers and stand next to dining table
Lose the weeds on the dining table
Lose the fur on the couch
Need a smaller dining table maybe
Lose most of the artwork
Lose the stuff on the ottoman
Lose 80% of the stuff on mantle and around fireplace
Lose the stuff on the bar area
Lose the kitchen towels on oven
Lose the table and tusk-like things in entry
Lose the flowers above the bed in master
Need different lamps in master
Lose the cloth under the lamps, reminds of grandma’s house
Lose the orange bath towels
Get rid of desk in master
Lose the stuff on top of armoire in master
Lose the crap on the vanity area
Lose majority of runners (carpets) throughout

Ran out of room on my paper at that point.  They all thought the place overall was great, good choices on flooring, counters, etc.  Liked the crown.  Thought the place was too dark though so additional lighting for the photos and showing would be good.

Wow!  You guys are tough.  I will take a gander and see whatcha y’all are talkin’ bout.

USCdude - They are not being too critical.

Lose all the stuff, (clutter).

Get rid of everything on the kitchen counters.

Use a professional photographer.  Your photos suck.  Sorry.

There is way too much money at stake to try and save a dollar here and there.

And I hate to admit this part, but if I wanted to sell my property, I would probably use the Deuce, (IR2), and ask for help from Ipo.  They are a deadly combo.

awgee - 05 September 2008 12:59 PM

And I hate to admit this part, but if I wanted to sell my property, I would probably use the Deuce, (IR2), and ask for help from Ipo.  They are a deadly combo.

First it is me agreeing with AI, and now it is awgee saying that Ipo and Deuce kick butt. I just had a blackout here at my house, that must be another sign that hell is indeed freezing over. But, he does speak the truth.

I honestly could take better photos myself, and they would be sans IHB female clothing items. 

Thanks for the feedback guys.  I’ve gotten about 10 showings already and 90% of the people (mostly women) compliments me on paint colors and furnishings.  That being said, I got an offer on Friday at the lower end of my price range.

ipoplaya - 05 September 2008 06:59 AM

I of course concur re: the clutter, abundance of decoration, etc.  Reduce, reduce. 

Also, I think some of the paint choices are not neutral enough and too dark.  The den and kitchen area comes across as dark and a bit dreary despite the lights being on and sunlight outside.  Lighter paint would help that room.  That minty color will turn some people off.  I wasn’t much of a believer in the whole neutral paint thing but my buyer’s interior design person recently asked me for the paint color in my condo so she could match it and do touch-up.  They are keeping the color so that must have helped sell the property, get a higher price, etc.

The condo has all the important things going for it - nice crown, upgraded baseboards, nice flooring, good counters, etc.  It should show better than it does in pictures.  It could have model-quality appeal, which you probably went for, but it’s not quite there.

At the high end of your price range, and I understand that you are likely not to comment re: pricing, your place is a late 2005 price.  If you are going with range, which is weak IMO, you’d be better served with one a bit lower.  Maybe $575-625K?  That way, when the inevitable bottom of range offer comes in, you can take it happily at $575K.  With you being a late 2004 buyer, your place will be an interesting benchmark of the market.

My pricing was based upon recent closings of attached 3bed condos in QH in the past 2 months.  The price/sf of those closed condos ranged from $344/sf to $355/sf with my price range being $325/sf to $352/sf.

usctrojanman29 - 06 September 2008 11:24 AM

Thanks for the feedback guys.  I’ve gotten about 10 showings already and 90% of the people (mostly women) compliments me on paint colors and furnishings.  That being said, I got an offer on Friday at the lower end of my price range.

a) when seller’s ask, what’s your response for selling?

b) and between IHB’ers, what is your REAL reason for selling?

cantaloop - 06 September 2008 11:28 AM

usctrojanman29 - 06 September 2008 11:24 AM

Thanks for the feedback guys.  I’ve gotten about 10 showings already and 90% of the people (mostly women) compliments me on paint colors and furnishings.  That being said, I got an offer on Friday at the lower end of my price range.

a) when seller’s ask, what’s your response for selling?

b) and between IHB’ers, what is your REAL reason for selling?

a) downgrading to a smaller place because it’s just me living there

b) downgrading to a smaller rental because it’s just me living there and I can save a good chunck of money

awgee - 05 September 2008 12:59 PM

USCdude - They are not being too critical.

Lose all the stuff, (clutter).

Get rid of everything on the kitchen counters.

Use a professional photographer.  Your photos suck.  Sorry.

There is way too much money at stake to try and save a dollar here and there.

And I hate to admit this part, but if I wanted to sell my property, I would probably use the Deuce, (IR2), and ask for help from Ipo.  They are a deadly combo.

IR2 is a great guy and I thank him for his help, but the reality is that without having to pay a 3% sell side commission it allows me lower the price of condo ($18,000 in commission).  Several closings recently have sold 96-98% of the final listing price so that 3% will cover that discount.  Even with the best agent in the world, I can’t expect to get more than 3-4% of a higher sales prices in this market.

regarding the pic G posted.  Get rid of that huge D.R. table, get a Glass top one with smaller chairs….4, not 6. 

Paint the walls a light color.

You need to make that room look bigger !

usctrojanman29 - 06 September 2008 11:35 AM

awgee - 05 September 2008 12:59 PM

USCdude - They are not being too critical.

Lose all the stuff, (clutter).

Get rid of everything on the kitchen counters.

Use a professional photographer.  Your photos suck.  Sorry.

There is way too much money at stake to try and save a dollar here and there.

And I hate to admit this part, but if I wanted to sell my property, I would probably use the Deuce, (IR2), and ask for help from Ipo.  They are a deadly combo.

IR2 is a great guy and I thank him for his help, but the reality is that without having to pay a 3% sell side commission it allows me lower the price of condo ($18,000 in commission).  Several closings recently have sold 96-98% of the final listing price so that 3% will cover that discount.  Even with the best agent in the world, I can’t expect to get more than 3-4% of a higher sales prices in this market.

It seems to me you just made the argument for not using a buyer’s agent.

awgee - 06 September 2008 02:16 PM

usctrojanman29 - 06 September 2008 11:35 AM

awgee - 05 September 2008 12:59 PM

USCdude - They are not being too critical.

Lose all the stuff, (clutter).

Get rid of everything on the kitchen counters.

Use a professional photographer.  Your photos suck.  Sorry.

There is way too much money at stake to try and save a dollar here and there.

And I hate to admit this part, but if I wanted to sell my property, I would probably use the Deuce, (IR2), and ask for help from Ipo.  They are a deadly combo.

IR2 is a great guy and I thank him for his help, but the reality is that without having to pay a 3% sell side commission it allows me lower the price of condo ($18,000 in commission).  Several closings recently have sold 96-98% of the final listing price so that 3% will cover that discount.  Even with the best agent in the world, I can’t expect to get more than 3-4% of a higher sales prices in this market.

It seems to me you just made the argument for not using a buyer’s agent.

Well in my case I get the benefit of being the listing agent which gives me the 3% benefit right off the bat.  If someone uses me to represent them as their buyer’s agent to buy my place then I’d be more flexible on dropping the price another 3%.

I hope I’m not too late. I second everything IPO wrote regarding decorating tips. I like to study Pottery Barn catalogs and take pics of model homes for tips. If I may offer some specific suggestions of things you could do with your existing decor…

- Take decorations off dining table that are above eye-level when seated.
- I am curious to know what is under the table cloth. The dining chairs give the room a big ol’ expiration date stamp from the early 90’s. Invest in a smaller, round, glass table with 4 chairs in preferably a ladder-back style or something with a rush seat. Or else something that coordinates with your bar stools.
- Take that rug out from under the dining area and put it under the front legs of the living room couch to define the space. Ideally the rug should be as long and side as the couch from front to side.
- Remove the plant stand and floral arrangement.
- Remove all the clutter on your mantle and in front of the fire place. You have one nice mantle there! That is definitely a feature you want to show off. Now take that black dining room mirror off the wall and (if it fits) - and hang it above the fireplace. I can’t really tell what the dimensions are but see if it will hang above the fireplace without being too wide or too tall. If it’s too wide, find another mirror you have lying around somewhere and put it above the mantle. You may then place a few candles or other decor in ODD numbered groups on the mantle - groups of 3 are best. For a formal look arrange accessories symmetrically and for a casual look it does not have to be symmetrical.
- In the desk area off the kitchen - remove that office-looking chair and replace it with something that would resemble more of a casual dining chair. You can even use an old one or something from a garage sale. You can paint it black or brown (although I disagree with the color scheme and all those green walls.)—then you use a fine grit sand paper to shabby-chic it. It’s the best way to give a distressed look to furniture without spending a lot of money on something new.
- Declutter, declutter, declutter
- You have some nice furniture in your master bedroom so show it off. Remove the floral arrangement above the headboard. Take the two pictures you have above each nigthstand, and hang them side-by-side in its place. Remove half the pillows from the bed. Get some neutral pillow cases to disguise your personal pillows, make sure you have nice clean sheets and fold back the comforter at the top. Take the buffet lamps off the nightstands! They are meant for exactly that—buffets—and maybe dressers but definitely not nightstands. Get some shorter table lamps Remove the runners on the nightstands - they just do not go.
- Remove the really high bouquet on the vanity. Don’t let anything block the mirror. Again - keep decor simple. Group things primarily in 1’s and 3’s. If you have more things you want to group, put them together on a mirrored tray, in a basket, or something else to keep them visually grouped together.
- You already have an office area downstairs so remove the one next to the armoire. It would be better to place a comfortable chair there perhaps with a reading lamp - something to show that you have somewhere other than the bed to sit comfortably.
- Please take that sheet and silk vine off the top of the armoire.
- Last but not least I highly recommend painting most of the interior a light tan. I can tell you like rich colors and yes, green has been in vogue lately as a wall color (mainly in kitchens) but the green is really overboard and will lose everyone who doesn’t like the color. If you are determined to keep green walls then choose an accent wall. If you don’t want to paint everything - my top pick would be the living room.

There is more but my fingers need a break from typing. I hope this helps. I sold my house in under a week by decorating well and pricing right. Remember to pick A focal point in the room… do what you can to make everything seem as light, open, and breezy as you can.

usctrojanman29 - 06 September 2008 02:27 PM

awgee - 06 September 2008 02:16 PM

usctrojanman29 - 06 September 2008 11:35 AM

awgee - 05 September 2008 12:59 PM

USCdude - They are not being too critical.

Lose all the stuff, (clutter).

Get rid of everything on the kitchen counters.

Use a professional photographer.  Your photos suck.  Sorry.

There is way too much money at stake to try and save a dollar here and there.

And I hate to admit this part, but if I wanted to sell my property, I would probably use the Deuce, (IR2), and ask for help from Ipo.  They are a deadly combo.

IR2 is a great guy and I thank him for his help, but the reality is that without having to pay a 3% sell side commission it allows me lower the price of condo ($18,000 in commission).  Several closings recently have sold 96-98% of the final listing price so that 3% will cover that discount.  Even with the best agent in the world, I can’t expect to get more than 3-4% of a higher sales prices in this market.

It seems to me you just made the argument for not using a buyer’s agent.

Well in my case I get the benefit of being the listing agent which gives me the 3% benefit right off the bat.  If someone uses me to represent them as their buyer’s agent to buy my place then I’d be more flexible on dropping the price another 3%.

If you go back and read what you said though, you will see that you just made a case for a buyer to forgo the use of a buyer’s agent.  Not speaking of just your property, but any property any general, a buyer can use that 3% to negotiate better and according to you even the best agent in the world could not negotiate a final price difference of greater than 3%.