North Kingstown, RI MLS # 1272982.  Listed by Erin Marsh, Mott & Chace Sotheby’s International Realty

Don’t underestimate the importance of curb appeal in getting buyers’ attention and getting them through the door to consider a purchase.

Cleaning the exterior of your home is a simple and inexpensive start to improving its presentation.  Power wash the structure, scrub the awnings, clean out the gutters, and wash the windows. Ensure the light fixtures are clean and replace bulbs where needed.  And, as always, my advice is to purge – no decorative flags, signs, or wall “art.”

A fresh coat of paint, including on window trim and doors, will make a big impact.  I strongly recommend contracting with a professional – a bad DIY paint job can be worse than nothing at all.  And you’re likely to negotiate a better price if you are painting both exterior and interior.

Landscaping adds a soft, warm element of charm to an already-beautiful home, and it can often compensate for the physical deficiencies of a plainer house.  Lawns, plants and trees should always complement the house itself, not stand out or compete.  Work with what you have – trim hedges, shape trees, clean out beds and mulch — before adding new plantings, as these are a dead giveaway that a property has been staged.  Always maintain your lawn, walkways and driveway, and be ever ready for a drive-by or showing.

Be mindful of your neighborhood and its character.  You want your house to stand out in a good way, not like a sore thumb.  Most prospective buyers will be drawn to your neighborhood first, house second.  (You know, “Location” etc.) Your exterior presentation should complement your neighbors’ homes. Don’t present an immediate disconnect for them by creating something too “unique.”  If your house is already unique, don’t try to turn it into something it’s not.  Celebrate it for what it is and remember that there is a buyer for every home.

Your agent will hire a professional photographer to create marketing assets for print and on-line advertising.  This is where your prospective buyers get a first look and your chance to pique their interest.  Ideally, a full-on exterior shot should be the “hero” image.   Otherwise, it can send up a red flag to buyers that the house is ugly or has no curb appeal.   We work with what we have, of course, but a little attention to detail can go a long way in getting your house ready for its close-up.

Michael Mosca is a real estate agent with Mott & Chace Sotheby’s International Realty in Narragansett, Rhode Island.

Michael specializes in properties in coastal RI http://www.CoastalRIHome.com and he is a member of Our Trusted Network of Sotheby’s International Realty agents around the U.S. and across the globe http://www.OurTrustedNetwork.com

Narragansett, RI MLS # 1277151.  Offered by Judith Chace & Erin Marsh, Mott & Chace Sotheby’s International Realty

If selling a home is a like a courtship, then staging is a candlelit dinner, flowers and a box of chocolates.

Your home is vying for eyes, visits and offers.  Staging allows you to show off the best use of your space and helps prospective buyers appreciate the home’s full potential.  If buyers in your market are used to seeing homes professionally staged, this is the bar that you have to meet.   And the more visually appealing your home is, the more you can ask for it.  Many buyers lack the vision or confidence to create a warm and inviting space on their own, so a beautifully furnished home enables them to easily imagine themselves there.

If your listing agent is recommending staging, consider the following:

Let Go of Your Ego.  Once you decide to sell, keep your eye on the prize of maximizing value. Sellers are naturally fond of their aesthetic and attached to their own stuff, so it’s often hard to acknowledge that your home may need staging.  Remaining objective and seeing your property through the eyes of prospective buyers helps.  Keep in mind that this is a business transaction.  No one is judging you or your taste.  (Well, maybe some are, but let go of that, too.)

Weighing the Cost.  Like repairs and renovations made in preparation for listing a home, think of staging as an investment that should yield a healthy return in an offer/sale price.  Depending on your market and the extent of your staging, you should expect to at least double the return.  For example, if you spend $10,000 on staging, you might be able to bump up your asking price by $20,000, assuming you have staged wisely.

All or nothing?  Your listing agent can provide you with sound advice on how much staging your home might need to photograph and show well in your market.  Like listing price, marketing expenses are driven by comparable sales in your neighborhood.  In some cases, you can work with a pared down version of your existing furnishings.  In other cases, it may be easier and more effective to completely move out and hand the empty property over to a professional stager.

You may even be pleasantly surprised by buyers’ offers to buy all or some of the furnishings along with the house, especially in second home markets.

Michael Mosca is a real estate agent with Mott & Chace Sotheby’s International Realty in Narragansett, Rhode Island.

Michael specializes in properties in coastal RI http://www.CoastalRIHome.com and he is a member of Our Trusted Network of Sotheby’s International Realty agents around the U.S. and across the globe http://www.OurTrustedNetwork.com

Narragansett, RI MLS # 1277151.  Offered by Judith Chace & Erin Marsh, Mott & Chace Sotheby’s International Realty

You have found your happy location at the beach.  Should you pull the trigger and buy?  Consider market conditions, lifestyle and long-term financial objectives.

A summer home can be a great investment, but all the regular rules apply in terms of location, maintenance expenses and market conditions.  And, like any investment, you should weigh the opportunity against other options.  Your financial advisor and your accountant will provide sound advice on this front, including tax and insurance implications.

Proximity to your primary residence may be a good indicator of how much time you will spend at your summer home.  The amount of time you spend there is probably a significant consideration of whether you should buy or rent.  If you have the option of settling in for the entire season, or if you can easily get to/from your summer home within a reasonable amount of time, you’ll use it more.  And owning very well may offset the expense of renting for an entire peak season.

Are you a nester or an adventurer?  If you like the familiarity of knowing the chair number of your favorite beach spot, go-to restaurants and not having to worry about packing your toothbrush every weekend, you’re likely a nester.  If you look forward to discovering a new town every summer and a regular change of scenery, you’re an adventurer.  This is an quick and easy litmus test of how happy you might be as an owner vs renter.

Finally, consider how your lifestyle and family size may change over the short- and long-term.  Are you looking for a home that can be in your family for generations or a starter summer home?  A tiny getaway or someplace large enough to invite friends for long weekends?  You don’t need to commit forever, but you don’t want to find that you’ve outgrown or are underutilizing your space in a year or two.  You’re unlikely to see marked appreciation in a short period, and you’re likely to lose money, considering selling fees and taxes.

If all the boxes are checked and you are ready to begin your search, you’ve likely narrowed down your wish list to a town or two that you’ve visited and enjoyed.  If you haven’t, I strongly encourage you to rent first.  Renting also can provide you with a “base” from which to conduct your search, see properties in person as they come onto market, and make an offer quickly.

Michael Mosca is a real estate agent with Mott & Chace Sotheby’s International Realty in Narragansett, Rhode Island.

Michael specializes in properties in coastal RI http://www.CoastalRIHome.com and he is a member of Our Trusted Network of Sotheby’s International Realty agents around the U.S. and across the globe http://www.OurTrustedNetwork.com

Jamestown, RI MLS # 1276741.  Offered by Jack Teeden & Nicole Carstensen, Mott & Chace Sotheby’s International Realty

Clients often put off listing their home until they make some improvements they believe will add to the value and fetch a higher selling price.  Usually, this is a misguided notion that actually decreases the seller’s profit.

Before you undertake any work on a property you intend to sell, first consider:

Less is more.  My first piece of advice to all sellers before we photograph and market their home is to purge.  Most homes don’t “show well” because there is too much stuff – in the rooms, on the walls, on the shelves, in the closets.  Eventually, the house will be empty when you move, so take the time before you list to scale down, thoroughly clean and make simple repairs.  Once you minimized, you’ll have a much better sense of how your home will show to prospective buyers.

Taste is subjective.  When homes are dated – especially kitchens and bathrooms – there is a temptation to update.  When sellers talk themselves into renovating these rooms, they naturally gravitate towards their own taste and what they think buyers want.  In 99.9% of cases, buyers don’t share the seller’s tastes.  They’re likely to tear out the improvements, and they certainly don’t want to pay for something that they’re going to get rid of, even if they have to live with it until they do.  A savvy buyer will usually see past the current conditions and have their own ideas about how they want to live in the space.

Consider offering an allowance instead.  It’s okay to acknowledge that your home may be in need of some improvements and upgrades – prospective buyers will recognize this once they see the property in person and will appreciate your honesty.  Aside from the items that will turn up in an inspection (which need to be addressed separately), consider listing some of the cosmetic upgrades and offering an allowance to prospective buyers.  Replacing carpeting, appliances and cabinets can be easily quantified, and the buyers will likely appreciate the opportunity to spend as they like.  This can be proactively marketed when you list the house or used to negotiate once you have an interested buyer.

If you and your agent think your home needs some refreshing (or if you are selling it empty), you might consider staging.

Michael Mosca is a real estate agent with Mott & Chace Sotheby’s International Realty in Narragansett, Rhode Island.

Michael specializes in properties in coastal RI http://www.CoastalRIHome.com and he is a member of Our Trusted Network of Sotheby’s International Realty agents around the U.S. and across the globe http://www.OurTrustedNetwork.com

North Kingstown, RI MLS #1263493.  Offered by Judith Chace, Mott & Chace Sotheby’s International Realty

Most of us city dwellers dream of a weekend home.  If you’ve been renting a place outside the city, you’ve likely already identified a community and may be thinking about pulling the trigger.  Here are some things to consider as you get serious.

First (always), MONEY.  How much do you want to leverage yourself?  Aside from the down payment, mortgage, taxes and insurance, will you have enough left over to make any improvements you want?  Don’t forget maintenance on your primary residence and, now, a weekend home.  As always, work with your financial advisor, and if you’re ready to proceed, establish a relationship with a lender.

BUYER’S MARKET VS SELLER’S MARKET. If there is a shortage of inventory where you are looking, it may mean that there is a lot of competition for the good properties and that sellers can command aggressive prices – a “seller’s market.”  It may also mean that you’ll need to put up more (or all) cash and make some other concessions in order to be competitive.  If, on the other hand, there is plenty of inventory, you may find yourself in the driver’s seat – a “buyer’s market.”

An AGENT who specializes in your target community is the key to getting a jump on properties as they come on the market, or even before.  They’ll also have access to non-MLS listings within their company that you won’t find on Zillow and other sites.  Obviously, the more you know about what you want and don’t want, the more your agent can help you tailor your search and present only properties that will work for you.  Be honest about your criteria and finances, otherwise it will be a frustrating experience for both of you.

The more prepared you are, the faster you can move on an opportunity.  In all markets, good properties that are well priced sell quickly.  And remember, “well priced” doesn’t mean bargain – it means priced in accordance with recent comparable sales.  Your agent can provide a Buyer’s Market Analysis (BMA) once you home in on a specific neighborhood or property. Once you have an informed idea of how much a weekend home is going to cost you; what you’re willing to spend; and have your lender’s pre-approval, you’re in a good position to jump on the right opportunity.

Michael Mosca is a real estate agent with Mott & Chace Sotheby’s International Realty in Narragansett, Rhode Island.

Michael specializes in properties in coastal RI http://www.CoastalRIHome.com and he is a member of Our Trusted Network of Sotheby’s International Realty agents around the U.S. and across the globe http://www.OurTrustedNetwork.com