Thinking of Selling Your Home?

As many of you know, many of the homes in Hamilton Mill were built in the later 90’s and early in the 2000’s. During that time, contractors were installing white cabinets with gold knobs along with gold light and plumbing fixtures. During the height of the foreclosure era (2008-2011) there was no new construction, so buyers would find the best deal possible, knowing that in many cases upgrades would have to be done. Now, with new construction coming back to life, a homeowner wanting to sell has to consider whether or not to update the house before putting it on the market.

When I sit with sellers on a listing consultation, the same two questions usually come up. What work needs to be done and how much can we get for the house. Sellers typically want top dollar, but hesitate to invest money in a house they are about to sell. I tell every seller that they are going to pay for those updates one way or the other. A seller can choose not to do any updates and that will be reflected in a potential offer. As a buyer walks a house at a showing they are keeping a running total in their head how much it will costs to get the house comparable to the new construction or perfectly updated homes they have previously seen. In many cases they over “guesstimate”. Some buyers don’t want to do any work regardless of the deal so half your buyers are eliminated. This will result in a lower offer or no offer at all.

For a free list of the 7 Deadly Mistakes Most Home Sellers Make click here.

So, what are the top things I see in older Hamilton Mill homes that need updating?

1. Kitchen – The older homes in Hamilton Mill started out with white cabinets, white appliances (they might be a little yellow by now), gold hardware and white formica counter tops. Some homes have been updated over the years and some have not. Seeing that changing the cabinets is probably cost prohibitive, I would focus on updating the kitchen with a design that would accentuate the white cabinets. Granite counters with a nice backsplash is the first step, then add new stainless appliances and change the cabinet knobs. This kitchen upgrade will be the best investment and give the best return in selling the home.

2. Gold lighting and plumbing fixtures – Most of the older bathrooms still have gold faucets and light fixtures along with gold trim around the shower. Replacing those fixtures and installing a frameless shower door would also make a home standout. While the master bath is the most important, the secondary bathrooms need to be considered as well. The other key lighting fixtures are the ones in the main foyer, the dining room, the breakfast area and the old ceiling fan in the family room. Those are the four fixtures that are most noticeable. Most of the other small fixtures throughout the house are relatively inexpensive to swap out.

3. Carpet and Hardwood Floors – If your hardwood floors have not been refinished or replaced since the late 90’s then more than likely they are going to look weathered and tired. At minimum, having them refinished would take the floors from a negative to a positive in the eyes of a buyer. If you need to replace them, then it gives you an opportunity not only to make the floors look nice, but you can upgrade to today’s trending style, like a 4” plank. As for carpet, you may be able to have them professionally cleaned in order for them to look great. The great thing about carpet is that you can evaluate room by room and replace only those that are worn and stained.

4. Door Hardware – If you really want to standout, change out all your door knobs and hinges. Get rid of all those gold knobs and replace them with a dark bronze or brushed nickel. You can budget for $20-30 per door. Don’t forget to count all those closet doors and doors in the laundry room as they can be overlooked and forgotten.

5. HVAC and Hot water heater – If HVAC units and hot water heater have never been replaced, they are nearing the end of their life expectancy. Both have about a 15 year life expectancy, so depending on when your home was built both may need to be addressed. It is difficult for me to suggest to any seller to replace something that is still working, but keep in mind that a buyer will notice and make a mental note.

6. Landscaping / outdoors – Keeping your bushes trimmed and your yard looking nice is a huge plus. This is the first impression as the buyer pulls up to the house. If there are any projects that you have been planning on but never got around to, now is the time to get it done. You should prune your trees and trim your bushes both front and back. Make sure your deck in the back is in good repair with a fresh coat of stain or paint.

Now that I have shared the list of top upgrades and repairs, let me also say that I understand the economics of it all. When the real estate market crashed a few years ago, we all lost tremendous value in our homes. While the market is coming back, we are still not back to the values we shared in 2006. I am sympathetic to those who are considering selling at a price lower than they paid 10-15 years ago. Unfortunately buyers do not share my sympathy. They are trying to find the best home for the best price. Buyers have choices with new construction coming back strong. On the other hand, Hamilton Mill is still a very desirable community. So, if you are thinking about selling consider the items above. Do the best you can in updating the house and making repairs. Price your home keeping those items in mind. Be realistic and price it to compete in the market. What you paid back in 1998 has nothing to do with the value and price of your home in today’s market. I often tell my sellers that this is a beauty contest and a price war all at the same time.

To check out our 9 Step System to Get Your Home Sold and For Top Dollar click here.

If you would like a free market analysis and consultation give me a call at 770-722-5129 or send me an email at scott@scottlacyrealty.com.

or visit www.SearchingDaculaHomes.com.