Phone: (314) 677-1477

Record Setting Condo Sale in Royal Pines Subdivision

Record Condo SaleOn May 6, 2016 our seller closed on their Royal Pines Condo in Maryland Heights at a record price of $181,000.

This was $18,000 more than the next highest sale in the past year, or an 11% premium over the next highest sale.  Even more important, this was the highest sale in the complex since the market peak in 2007.  Similar units have sold in the complex at a much lower price over the past year.

Why did this sell for so much more than other comparable units?

Selling a home in today’s marketplace involves much more than just putting photos on the MLS and sitting back waiting for offer to roll in.  It actually takes effort and exceptional attention to detail.  We constantly evaluate every step of the listing and marketing process to stay ahead of the competition and give our sellers the advantage.

We didn’t use a professional photographer for the photos of this home, we used the BEST photographer that specializes in photographing homes and nothing else.

Any home listed in the MLS will show up on all the same sites.  The difference is HOW a home is showed on the sites.  Zillow, Realtor and Trulia are the top 3 sites responsible for about 99% of all home searches.  By having a Featured Listing on the Zillow/Trulia Network and a Showcase Listing on Realtor.com our client received the highest level of advertising within the search portals.  The benefits are that our client’s home showed up higher in search results, featured ALL of the listing photos vs. just a few, inquires were submitted directly to the listing agent instead of a randomly assigned agent that had not been in the home and open house information was prominently displayed.  Be careful who you work with because the listing agent, not the brokerage or listing company, are responsible for a home being “Featured” on these sites.

What did the condo offer?

This beautifully renovated West County condo in the Parkway School District features amenities galore! Custom maple cabinetry, stainless steel appliances, and Indian slate tile in the updated kitchen and bathrooms. The kitchen and dining area open into the large, inviting great room with custom lighting, stone-front wood burning fireplace, vaulted ceiling and walks out to the rear patio. Other features 6 panel doors, new exterior doors, new insulated windows, extensive crown moulding to complete the polished look throughout. The finished basement offers an additional sleeping area and a large recreation room or play area, and has newer carpet. This unit also features a 2 car garage. Other amenities include access to the condo clubhouse, pool, tennis courts, snow removal and lawn care! This is steps away from Creve Coeur Lake and is close 270 and the Page Avenue Extension for easy access to anywhere you need to go.

How can I sell my home for a record price?

The best and easiest process for you to sell your home at a record price is a 2 part process.  First, you need to have your home fully prepped and move in ready.

What does that involve?

In order to make your home inviting and appealing to potential buyers there are a number of things you can do.  Most of our buyers are looking for homes that they can move into with no work.  That means new kitchens, bathrooms, systems, etc.  While we typically don’t ask our clients to take on a costly bathroom or kitchen remodel, sometimes its necessary.  In some cases just replacing appliances and a counter top is all that is needed.  This is really judged on a case by case basis.

The next two big things are flooring and painting.  Your floors should be clean and in good shape.  If your floor tiles are cracked with dirty grout you need to repair it.  If your carpets are warn and have stains or animal odors you need to replace them.  Many sellers just want to offer a credit, but most buyers just want it done ahead of time.  Also, in our experience home buyers often drastically inflate the cost of home repairs so the credit they could ask for may be two to three times what the actual cost is.  Painting is just as crucial, especially if you have raised children in your home.  Make sure your walls are freshly painted in a neutral color and be sure to use a flat or matte finish.  Repair and nail holes, dents, scratches, etc.  Also, make sure that your ceilings are painted with a flat paint or a ceiling paint.  Be sure that all nail pops and loose drywall tape is repaired.  If you live in an older home with plaster, be sure to properly repair any cracks.

Additional items to consider inside your home are to declutter by removing excess furniture, counter top appliances, wall decor and personal items.  If you have older lighting fixtures, plumbing fixtures, cabinet hardware you should consider replacing those.  Most are simple repairs that a homeowner can do over a weekend.

Another area to focus on is to catch up on any deferred maintenance.  If you have repairs you have been meaning to do or if you have an ever growing “honey-do” list, now is the time to knock it out.  Also, if you have an old furnace, air conditioner or water heater be aware that it will be flagged in the inspection report and most buyers will want that addressed.

Moving on, the outside of the home is equally as important.  I can’t tell you how many times I have had a buyer tell me they want to see a home, but then cancel after driving by because of the lack of curb appeal.  You should have your grass cleanly cut and edged.  If your grass is a little sparse consider adding some grass seed and fertilizer.  Pull weeds, mulch beds and maybe add some flowers or a couple of bushes or shrubs depending on the season.  Make sure that cracks in the driveway and sidewalk are repaired.  If you have blacktop, put a fresh coat of sealer on it.  Also, the roof can be a big ticket item that can kill a home sale.  Did you have your roof checked out after the last hail storm?  If not, have a reputable roofing company come out and assess it.  You might need to work with your insurance company to get a replacement.

What’s the 2nd part?

The second, and equally important part is selecting the right agent.  We pride ourselves on delivering every possible advantage to our clients.  After our clients get their home ready, we have to bring as many people through the door as we can.  We start with having the highest quality photography.  Why does that matter?  Because 99% of home buyers start their search online, either on a computer or on an app on their mobile device.  As they scroll through all of the listings ours will jump off the screen compared to the others with bad photos.  Even if your agent uses a “professional” photographer are you getting the best?  We interviewed and scoured the portfolios of all the real estate photographers in St. Louis and picked the best.

Back to the online searching.  Do you know that its up to your agent to have your home featured on the major search portals like Realtor, Zillow and Trulia?  Not all agents are willing to spend the money to have this value added benefit for their clients.  By doing this, your home will show up higher in the search results than the “non featured” listings, potential buyers are put in direct contact with us instead of a random agent that doesn’t know your home, we are able to advertise your open house on Realtor.com, and all of your photos will be shown instead of a few.

Do you have a large home, a home on a large lot or a home in a great location?  If so, we can utilize drone photography to give you the edge.  Also, if you have a larger home we can utilize a 3D tour that allows a potential buyer to have a virtual walkthrough of your entire home from the front door.

There’s a lot more that we offer, but the best service we provide is always being available to our clients and working as hard as we can to get them the most money in their pocket as quickly as possible.

If you have made it this far, thank you for reading.  If you have questions or want to know about all the other services that we offer give Brandon Radcliff a call at 314-608-6821.

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