How to List a Luxury Home

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How to List a Luxury Home In Colorado Springs.

I’ve been working with high end buyers recently and I can’t tell you how frustrating it has been. My buyers are very reasonable people and we worked very hard together to find them the perfect property. My frustration lies with the listing agents of these “luxury” properties.

My buyers selected and eliminated homes to view based on the pictures first and then the map location. If the pictures did not do the home justice, then they moved on.

Pointers for my fellow agents on taking good quality photos:

Killer View of Pikes Peak

If you advertise a “Killer View of Pikes Peak” then show the view. Buyers would really appreciate it if the view is shown framed in a window of the home to prove that it is a “Killer View of Pikes Peak.” Please expand on the description by including all the locations in the house where you have this view!

If you have a $1,000,000 dollar home, then stage it as if it is a $1,000,000 home. Hire a professional stagger and pack away the clutter, preferably into a storage unit.

Don’t take a picture of the counter with with breakfast dishes, or the cat, or both. It turns buyers off and just proves you are lazy.

Don’t take a picture of the seller’s teenage son sitting on the couch playing on his laptop, twice.

Don’t include the picture of the “well used” office. It does nothing for the room, unless the desk and credenza are included.

Don’t use the fish-eye lens just because you have it. It can give buyers and their agent headaches. It doesn’t make the room look any larger, but it does distort the straight lines in the picture, such as hardwood floors, columns, walls, etc.. Recommend using the standard wide angle lens, which works just fine for indoor pictures.

Don’t focus on the furniture unless it is sold with the house.

Don’t take pictures with your phone. I have yet to see a series of decent indoor pictures taken with a phone because the flash isn’t strong enough to cover the room.

Do eliminate the plants. Pictures framed by 6-8 plants really impacts the ability to view the room and makes it look closed in.

Do load high resolution pictures. The low resolution pictures are fuzzy and the smaller size pictures lead the buyers to think that you are trying to hide something with the home. Especially if the picture is for a key room like family room or master bedroom and is the only picture in the 1 inch x 2 inch size.

Do higher a professional photographer. I am amazed at how poor the quality of the lighting is in over 50% of the pictures for these luxury homes that we have viewed the past few days. This is really nothing new, I see this every day, but on luxury properties there is no excuse. Agents need to do their due diligence at providing quality pictures for any and every listing.

Killer View of Pikes Peak

Do upload the maximum number of pictures that the MLS will allow. We eliminated many “luxury” homes because there was only 5 or 6 pictures, no pictures of the interior, or no pictures of the “Killer View of Pikes Peak.”

Do ask the sellers to move their cars when taking a picture of the front of the house. Curb appeal is critical and the buyers don’t care what car the sellers drive. Cars don’t help with curb appeal, especially if it is the ONLY picture provided.

Do close the blinds to cut down on the glare, or better yet, take pictures of the different parts of the home at different times of the day to get the best lighting in the rooms.

Do call the dog out of the picture BEFORE you snap the picture. The dog isn’t going to help sell the home.

Do close the toilet seat. No one needs to inspect the toilet bowl until they are ready to make an offer.

Do share the listing with your seller so they can view the information and the picture quality and make suggestions on picture selection. I have had clients that pointed out something to me in the pictures that I didn’t notice and it gave me a chance to change out the picture before the marketing was completed.

For sellers of these luxury homes in Colorado Springs:

Make sure the listing does your home justice. Look closely at the pictures to make sure they are inviting to the buyer. Ask yourself “would I want to see this home based on these pictures.” If not, insist on new pictures or provide your listing agent with your own pictures. I have had clients that provided pictures of their garden in full bloom to include in the MLS in the winter.

Make suggestions on the description of the pictures. Sometimes the listing agent will miss something critical in the property description that can be added to the description of the picture.

These are great tips for any listing, but should be common sense for the experienced “Luxury Home” listing agent. It amazes me how many luxury agents have no common sense.

For more information on the Home Selling Process or for a Home Pricing Evaluation, Contact Nancy.