In listing hudson valley real estate, sellers want to sell their property at the highest possible price. How can you accomplish this?
The real estate market is in the initial control of the Seller. Unless Sellers are willing to offer their properties for sale there is no market. Today’s market is transitioning from a Buyer’s market with many foreclosures to a more balanced market. It is more important than ever to select a top notch independent broker to help you understand the market and price your property properly.
Listing your property for sale requires a complex understanding of the components of marketing real estate in the Hudson Valley. Like the rest of the country, the Hudson Valley was affected by a depressed real estate market. After 2008 the annual sales of existing homes dropped significantly. Average selling price dipped, while prime properties still held their value. While on the average a drop of 20% is a good guideline, the general scarcity of properties throughout the valley results in deviations from this norm. In the last year the real estate market has improved considerably.
Realistically listing Hudson Valley real estate, requires an understanding of the actual market value of a property. This is the price at which the property is likely to sell in the time frame determined by the Seller. Sellers often have unrealistic expectations about price since their experience is ordinarily limited to the knowledge of a few sales, whose details may not be available to them. The market value of the property is not determined by old sales or sales of non-comparable properties or by the amount of money the Seller has spent on purchase, upkeep, taxes and improvements. The market value is determined by the amount of money the property is likely to bring if sold in a reasonable time, typically within 90 days.
The best approach to determining value is to hire an appraiser. In New York State, appraiser’s are licensed. They typically charge several hundred dollars to provide an unbiased assessment of the value of the property. A list of appraisers may be consulted at http://appraiserusa.com/newyork, if you cannot get a local reference. An alternative is to contact one or more local brokers who will provide a suggested listing price. While a skilled realtor can probably provide more accurate guidance than an appraiser, who may not be familiar with the specific area, realtors have an axe to grind. They want to convince you to list your property with them. The result is often inflated values which may hinder a timely sale of the property.
Starting the Process With HVREAL.COM
Even before you hire a broker or appraiser to help you price and market your property, you can begin educating yourself about the market. HVREAL.COM is an excellent place to begin your education. It is the most comprehensive website for listing and selling Hudson Valley real estate. It has separate pages for 12 categories of properties in 9 counties, and every town and school district in those counties.You can search for properties currently and recently on the market by county, town and school district. It will provide you insight into properties sold by leading independent brokers.
Also you can access other information helpful in selling Hudson Valley Real Estate. Including restaurants, accommodations, weather conditions, news, events and local government. Also information about educational services, hospitals & medical services, the real estate market, banks, mortgages, real estate attorneys and house inspectors.
Each has its own page directing marketing at specific audiences. This facilitates listing selling Hudson Valley real estate throughout the region. Most individuals are searching for a single family detached residence, whether luxury, affordable, old or new. Others search for attached dwellings, including condominiums, or two-family or multi-family residences. These latter come into play when individuals are seeking income potential whether or not they will reside in the residence.
Getting Detailed Information from the MLS Systems
Once you familiarize yourself with the general landscape through HVREAL.COM or some other website you are ready to begin a detailed search of properties comparable to yours. The best way to do this is to search the 9 MLS Systems in the Hudson Valley. Go to the MLS search page in HVREAL to access any of these 9 mls systems. Click here.
Selecting an Outstanding Hudson Valley Independent Broker
When listing property you are attempting to achieve the widest possible audience for your property. Be sure your broker is a member of the Hudson Valley Multiple List System which focuses on your location. Links to the nine Hudson Valley Multiple List Systems are found above. Find out which of the MLS systems the broker has membership and if he covers all the MLS systems relevant to your property. Find out what other websites the broker accesses and what other services are provided. Does the broker use print media, including local newspapers and real estate publications? Does the broker use “open houses?” You are hiring a broker to get the widest possible exposure. Make sure you get it!
A real estate broker has direct knowledge of the current real estate market and access to the multiple list systems which are active in your area. The broker can also guide you through the many pitfalls you may encounter in completing the sale of the property. The broker will help you negotiate an acceptable sales price, evaluate the various contingencies such as inspections and mortgages and make sure you close the deal (get the money). You cannot over estimate these aspects of the Broker’s job. Make sure you spend time with your broker and feel secure that your broker is experienced and will truly represent you and protect your interests in reaching a closing. For an overview of the process from marketing or closing click here.
In selecting a real estate broker speak to friends who have worked with Brokers. Do not be swayed by nationally recognized names such as Coldwell Banker or Century 21. The importance to you is the quality of the individual representing you. Independent brokers will often be more experienced and successful in local markets than national franchises, who attract large numbers of inexperienced salespersons.
Large national chains cannot give you the same personalized attention and advertising commitment that we can. And they spend a high proportion of their funds in franchise fees. We keep overhead down and focus on serving you in selling Hudson Valley NY real estate.
Call our main office at 800-398-8802 or one of the Members of the Hudson Valley Real Estate Network to have an agent visit with you and discuss how he or she can help you have a pleasant and successful experience in selling Hudson Valley Real Estate.
Call any of our brokers in the Hudson Valley Real Estate Network and start selling your property with the most experienced, independent real estate agents in the Hudson Valley.
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