You obiously have done 2 out of 3 essential elements for a succesful sale of your property:
1.) Preparation (staged)
2.) Price (competitive)
All what is left is a great Marketing plan, probably with agressive internet marketing.
One factor you have to consider is ECONOMIC CONDITIONS.
Nancy, I have lived in the Castro Valley Area since 2001, have sold 3 of my own properties over the past years and closed about 250 transactions.
However, right now we are in a declining market, and I have developed a guide how to maximize the sale of your property even in this challenging market.
Your property is in a special price range, and it will need a lot of exposure like you already mentioned.
My most recent listing in Alameda will receive 2 offers after my first open house because of exposure:
100 Hits on the MLS in 2 days, 92 hits on Trulia.com in 3 days, 250 hits on Realtor.com within 3 days,
25 hits on Loopnet.com, 110 hits on zillow.com etc...
I have a few special presentations, which makes my listings stand out, I give you one example
1.) digital scanned floorplans
Nancy one thing you want to avoid at any cost is a PRICE REDUCTION in a declining market.
However, usually homes are selling within 30 days, it the property is longer than 30 days on the market than you should consider a change in your marketing approach.
You can view my current listing at:
Good luck with the sale of your property!
Broker Associate/Windermere Welcome Homer
I was an original owner of a house in Five Canyons (Whispering Oaks) for 7 years and I sell a lot of homes in Five Canyons. I have a home listed for $995K which is the largest model (3,526 sq ft) and there is another home listed 50K lower than my listing that just went pending. The house that went pending kept reducing their price till they finally went pending (thank goodness). This floor plan was worth$1,150,000+ just about a year ago. As a matter of fact I sold my own house (2,992 sq ft) smaller than my listing for $1,125,000. So it is unfortunate that the prices are going down so much in such a nice area.
I wonder which one is your home since I know of all the homes on the market there. If I can answer any other questions, please let me know.
Help-U-Sell Achievers Realty
So....19 days on the market is not that long in Castro Valley. Also keep a mind that a higher priced home may be harder to sell. There are fewer buyers in upper price ranges and the money market is tight. (Median sales price in Castro Valley is $525,000.)
When you say your home is $30,000 less than other homes, are you talking about homes that are still on the market? How does your home compare to homes that have sold in the last 30-45 days? What is your Realtor advising you to do? (You are using a Realtor?)
My best source for selling Bay Area homes - Castro Valley and elsewhere - is Craigslist.....I use a service that incorporates 25+ photos, vides, etc all in the ad. Send your agent to craigs list and have them search under my name for ideas.
Good luck - and congrats on your new home!
You said it is listed with an agent. Is it a full service brokerage? If so, I suggest you set down with your agent and ask them what are they doing to get your home sold quickly. What is their marketing plan? Where are they advertising your home? I also suggest that you discuss what your alternatives are if it does not sell before your new home is ready. The reality is you may need make to 2 mortgage payments for a period of time. Are you willing to rent it out for a year? You might want to talk to your agent about a rent to own program. That might attract more buyers. Or if you don't get any showings you need to reduce the price even further. We live in Frederick, Maryland. It was a hot market a couple of years ago, over 20% appreciation a year. These days it is just the opposite. Now, we tell our sellers if it doesn't sell in 30 days and you don't get regular showings they need to reduce the price by 1% and continue to reduce the price every thirty days by 1% until it sells. The percentage in you area may be different , but you need to stay ahead of a falling market. One other idea that comes to mind is if your house can qualify for FHA you can give a gift to a buyer through a program like Nehemiah. The web site for Nehemiah is http://www.getdownpayment.com. With a program like Nehemiah and FHA you can get a qualified buyer to buy your home for no money down. That might attract buyers. I hope that helps
Okay, good, you've solved 95% of your exposure problem. What does your agent tell you, you need to do? Or said another way, while this forum is certainly full of ideas, since you have an agent, you should be able to get the best answers from them.
That said, have you gotten a list from your agent of who they think your top 6 competitors are in your neighborhood/market? Do you know why they are your top competitors? That is, how do you compare?
Have your agent take you to see every one of these competitors, and look at them the exact same way a buyer would. How do you think you compare after doing this?
Not knowing your purchase price, your days on the market is very low by any measure, so I'm not sure if maybe you're jumping the gun. How many showings have occured?
Have you seen the full listing report for your home in the MLS? It's not uncommon for a little mistake to make your house invisible to the market. Check every detail of the MLS listing to be sure it's accurate.