Thanks for the open & honest constructive criticism. Answers below:
You're right.... the neighbor is an owner, but is not taking very good care of his property. I just got done mowing his weeds again today for him, and I painted the front and side of his house free-of-charge just to clean it up a little bit. Talk about a royal Jackass... Didn't even give me a "Thank You". I'm really starting to wonder if it's not THIS guy next door that is causing people to not want to move in... His yard does look like ass, front and back...2. Attached part (not the one you're selling) looks a bit overgrown/grass not as nice.
The fence is mostly knocked down, there is an old shed, and the weeds were once 4 feet high in back. I have since cut them down on my own, and today I ran the lawn mower over the entire yard front and back to cut them as short as posible before winter sets in. The paint looks pretty bad, and you can just tell that it's an empty vacant house from looking at it (i.e. no curtains, etc)3. Does the REO on the corner look really bad?
Ok... I can do more staging... I'm probably falling victim to the "Wow, I've aleady put so much money into this house, and now I'm not going to be able to make a profit on it... I don't want to put another dime into it!" -- syndrome... Which I know isn't good. Sometimes it does just take a little extra money to turn a bad investment into a good one. Strange that I have been able to sell 3 other identical houses on the street with the exact same staging though....4. You're right when you say "minimalist staging". No offense, but staging is designed to make people feel like they live there-- your place just looks empty, and cold-- to me. Some comfy chairs arranged in the living area (so people can sit and talk about things), a few well-placed pieces of artwork (nicely framed nature photos always work well), fluffy towels in the baths, and some fresh fruit in a bowl in the kitchen area would work wonders. A full sized bed (most folks think its' a queen) totally made up, with awesome comforters and loads of pillows-- so any girl just wants to fall back into it, and dream of what it's like to live there (they won't-- but it's a very powerful motivator-- believe me). Get your new wife to pick out the bedding at a discount store that has those "all in one" kits-- just make sure it's classy (should cost around $100). Add another $50 for a used mattress, a bed frame, and some pillows (get 'em all at a moving sale). That, a bedside table w/glasses and a book, and a few scented candles turns any master bedroom into something special-- for pennies.
Yep I've had good luck at Tuesday Morning, Michael's, Ross & Marshall's for stuff like this...You could get all of the other stuff at a local home store for less than a grand (or from a place like overstock.com). Cost Plus is a great place for little stuff--- like wire bowls for fruit. Granny smith apples are my fruit of choice-- they look good, and last for weeks.
Well, I have been mowing their weeds and I painted the guy next door's house for free... The REO across the street doesn't have the utilities turned on, and it's almost winter time here anyway (Grass and weeds are going dormant) -- but it's something to think about in the future. If I could go back in time, I would have had my workers seed & water the grass over there while they were at the property working. I could be more aggressive about tree and bush trimming though. Maybe will get by there again this week.5. If the landscaping on the foreclosures (or your attached neighbor's property) could use a little spiffing up, what prevents you from trimming the suckers off their trees? Or watering their lawns? We did this on our block, and everyone loved us. We called the owners first, and told them we were just cleaning up a bit, and if they did not want us to do it, to call us at ___-_______ (they never called).
It's listed in the MLS, yes... It's a tough neighborhood to really do a lot of comps from, because we've got brand new construction homes on one side for $250k, and guetto houses on another side for $75k. Compared to the last 3 I've sold, $105k seems to be the right price point for us, and it's generated about 1 showing every other day right now.6. Assuming you list this on the MLS. What kind of numbers do you have right now? How many places are in escrow? How many listings? Comps?
Ok, that's fair... Those are good observations...7. Purely an esthetic critique (from a guy who did video post production for part of his life): Your video is very jerky and not easy to watch. I'd take some snaps, make a slideshow, set it to music, and LABEL things (w/subtitles) instead of narrate. Makes a big difference, and really doesn't take very long (once you have the photos, one long evening's work does it). Only video I'd include is a couple of slow pans (wide angle) and a nice evening static shot of seating around the fireplace (with the fire going). I'd also sugggest you lost terms like "faux wood" and "simulated granite". Change to "brand new countertops" and "custom window treatments". But that's just me.
Yep, that seems to be exactly what I'm doing. Looking at doing something different to sell this place. Thinking that if it's not gone by the end of October I'm going to de-list it for a few weeks, make some big changes and then re-list it... I am considering some of the bonus features like a hot tub or a big flat screen TV, which might make a buyer swoon. Also considering repainting the entire house again to a Beige color... I never liked the baby blue which is what was already there when we repainted, more or less... And am wondering if that has something to do with the lack of a contract!?!Clearly, what you've done before is not working. It might be time to ask yourself "what changes can I make that might sell this place?"
Sorry if any of this seems to harsh--no insults intended. I tried to look at it w/a hairy eyeball, so by necessity, my comments are going to be critical.