Following in the footsteps of IPO...listing my condo Quail Hill condo for sale

NEW -> Contingent Buyer Assistance Program
[quote author="PANDA" date=1220514733][quote author="irvine2010" date=1220510598]did u check the zillow, eappraisal and cyberhomes estimate, zillow is way down to 490k.</blockquote>


Between Zillow, Eappraisal, and Cyberhomes, which one is the best estimate of what your home's true value is? I noticed that my house is appraised much higher on Zillow and eappraisal, but much lower on cyberhomes?</blockquote>


I usually take all of 3 estimates and calc the avg. most of the time, it gives me close to the appraisal value.



like in this case zillow is 490k, eappraisal is 568k, cyberhomes is 570k



(490k+568k+570k)/3=542k
 
[quote author="irvine2010" date=1220580780][quote author="PANDA" date=1220514733][quote author="irvine2010" date=1220510598]did u check the zillow, eappraisal and cyberhomes estimate, zillow is way down to 490k.</blockquote>


Between Zillow, Eappraisal, and Cyberhomes, which one is the best estimate of what your home's true value is? I noticed that my house is appraised much higher on Zillow and eappraisal, but much lower on cyberhomes?</blockquote>


I usually take all of 3 estimates and calc the avg. most of the time, it gives me close to the appraisal value.



like in this case zillow is 490k, eappraisal is 568k, cyberhomes is 570k



(490k+568k+570k)/3=542k</blockquote>
Those estimated prices are garbage at best. They estimate that my HB rental condo is worth $50k+ over recent comps. I used MLS comps of attached condos closed in the past 3 months and priced slightly below that on a price/sf basis.



Btw, pictures have been posted...let me know what you guys and gals think.
 
most of the pictures r very dark, difficult to figure out the space, also u have too much stuff to show, which makes ur home less spacious. also i don't see driveway picture.
 
Oops. I was looking at pictures of another property on your street.



Now that I've looked at the correct pictures, get rid of the fake flowers!
 
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
 
[quote author="PANDA" date=1220612344] and really considering listing with IR2. </blockquote>


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.
 
[quote author="Keanu" date=1220614050][quote author="PANDA" date=1220612344] and really considering listing with IR2. </blockquote>


Panda,



I think USCtrojanman is a RE agent as well.</blockquote>


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!
 
[quote author="NoWowway" date=1220647752]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!</blockquote>
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 :-)
 
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).
 
[quote author="freedomCM" date=1220666004]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).</blockquote>
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.
 
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.
 
[quote author="awgee" date=1220673580]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.</blockquote>


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. :-P
 
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