Today we go over some of the most common errors in listings that we think might have a negative impact on the length of time on market, and final offering price. In real estate “Fluffing” has become normal, but with the ability to “digitally stage” homes in the MLS, it will become more and more difficult for buyers to know what options they really have in front of them without physically visiting the property. The difference between the “digitally staged house” and “reality” my lead to more than a few frustrated buyers as they feel their time is wasted.
Location, Location, Location - Double check where the MLS places your property.
These are the expired and withdrawn listings in the last 3 years that were accidentally placed outside of the state of PA (our MLS coverage area). 529 listings placed in error. This may not be the only reason they didn’t sell, but anyone who did a geographical search for the actual areas these homes are in would have never known that these houses came on the market. If you’re wondering why 55 are all located in the same place in Kansas, there is a fun story about hate mail about that: https://splinternews.com/how-an-internet-mapping-glitch-turned-a-random-kansas-f-1793856052
There are currently 23 active listings outside of the state of PA. I’m sure the sellers would be thrilled. Though, that property in Washington County, just outside of Manchester England does has a certain appeal…
This is another instance - however, while the agent placed the property geographically correctly, they have listed the home in the wrong market area, instead of Washington Twp, this is placed in Murrysville. Individuals looking for properties in the Kiski Area School District may exclude this property by accident - and likewise - those looking for properties in the Franklin Regional School District which services 100% of Murrysville will also skip this property. The marketability difference of these school districts is the subject of another blog post.
Double check that bedroom/bathroom count.
When someone wants a 3 bedroom home and goes and sees that your listing actually only has 2 bedrooms, and a hole in the wall in the basement, you’ve hurt yourself double - 1. You’ve come off as unprofessional, 2. Your two-bedroom buyers may never see that home in their search. There is a difference between “fluffing” (presenting all of the benefits and possibilities of a property) and “misrepresenting and misleading.
This property has a bedroom on the first floor, with the only (tiny) stairway to the second floor, which is a small cape cod style room that could be used as a captive bedroom. However, this listing says 3, with the possibility of up to 5… Dividing the upstairs room into two bedrooms would result in 2 rooms, a captive bedroom and a captive, captive bedroom. The other space upstairs that is mentioned is a TINY unfinished attic space with bare timbers. Finishing this would result in a closet sized space, which if we followed the listings advice would be a captive, captive, captive bedroom.
Finally, the possible lower level bedroom that is claimed, is unfinished, damp basement space, with solid glass block windows… the perfect place to keep someone… captive.
Digital Staging
The West Penn Multi List has recently approved digital staging of properties, with the need to disclose that this has been done. They have expressed that no changes to the structure can be made in the pictures, only the addition of furniture and similar items… but what if these things are added strategically to hide major defects? It is the opinion of Town and Country that if digitally staged pictures are allowed, that the unaltered photos must also be included. To do otherwise would be an invitation to unethical behavior and a dereliction of the responsibilities of their board.