When is the best time to move?
There are more buyers out in the spring and summer months, but since we don’t really deal with snow here, it is by no means dead in late fall and winter. In fact, there is less competition, so it can actually be a good time to sell. Each year is a bit different but generally my favorite month to list is February. Of course we wouldn’t want everyone to list in one month because then we’d have way too much inventory at once. Right now, inventory has been fairly low so there really isn’t a bad time to sell. Markets can be very specific though so we’ll look at how many homes you are competing with in your community and price range. We want to make sure you are one of the best homes for sale at the time, in that price range. That sets you up for success!
Do I need to use an agent to sell my house?
No, you can do all of the prep work, staging, marketing and negotiating yourself, but remember that over 90% of all homes here are sold by agents and the vast majority by co-oping agents. Most buyers are represented by agents as well, so what are you really trying to save? Savvy buyers will realize you aren’t paying a commission and try to take that deduction off of the price. So, then you haven’t saved any money and you’ve spent a lot of time and money representing yourself. Save yourself the headache and potential legal issues and hire a good agent.
Does marketing really work?
Well, I’m a marketing major, so of course I’m biased, but yes it works! When you are looking at homes online don’t you just pass by the ones that have horrible pictures and little to no copy? Representing your home in the best light is our job and we take it seriously. Getting you the exposure you deserve is another part of marketing that is very important. Your agent has to have the budget to do this correctly. Every house deserves this attention to detail! We spend over $300,000 marketing our listings each year.
Do open houses work?
I’ll admit, I used to be a critic, but now I’m a fan. They have to be done correctly though and advertised. We have a process down to a science to push people to your home when you are listed and then get buyers through your home that weekend at an open house. It creates a sense of urgency in your buyer to see others going through “his home”. They don’t want to lose it, so they make an offer quickly, which helps us get the most for your home. They also give us feedback on the home and they allow us to try to “sell” the home ourselves. No one is as incented to sell your home as we are!
How long does it take to close on a home?
From the time you go under contract, a cash sale can close as quickly as a week. We just need enough time to get title pulled and to go through the inspection process. If there will be a mortgage on the home, the lender will take 30-45 days to close. Some government loan programs can take slightly longer to close.
What will it cost me to move?
The total cost of moving varies on what you need to do to the house to get it ready. I would set a budget for repairs and renovations with your agent. Do just the things that will help you get a return. If you do a pre-listing inspection, this will cost you $300-400. You will pay 6% in commissions at closing. This comes out of proceeds. Other than commissions, you will pay your prorated share of property taxes and hoa dues if those have not been paid for the year. You will pay a small fee, usually under $100 to the attorney for recording fees. If you are using movers and the move is local, it can cost anywhere from 1-5k. If it is out of state, it will be higher, most likely 5-8k unless you rent a truck and do the cross country trip yourself. Having the moving company pack costs more of course too.
Can I fire my agent?
The short answer is Yes. If you are not happy, you should have the right to get out of a contract. Our Georgia contracts do allow for an agent to charge a fee for their time and marketing that they have put into listing the home. Our team does not charge any such fee is you needed to get out of a contract. This doesn’t happen with our team, but if someone was not happy, we would release them from their contract, as long as they are not under contract with a buyer, no fees charged. It’s our guarantee to you to do our very best for you always.