Garden Towers
141 2nd Ave
Close to Temple Square
These photos are taken from the Garden Rooftop
Update: June 21, 2014:
A sold unit is now past the inspection contingency, leaving two nice units on the market.
One of the units just dropped their asking price by $10,000 to $385,000.00. This gives me an opportunity to emphasize a couple of points I try and make that makes my practice different.
1- This is a really nice home. It is kept in showing condition. You can immediately tell a young family lives here as the children's toys and things are many. Note, I said it is kept in showing condition. However most of us wouldn't know, including me, what my designer - staging expert wife points out. This is that with so many children's items in the home it is difficult for a potential buyer to relate to it. When people look at your home they go through a mental process of deciding if it will work for their things.
I refer back to this article Kathleen wrote in the staging category where she said Clean Up….Clear Out…..Fix In…..Fix Out; click here for that category link
Were we to counsel this family we would go through the home with them and look to see what could be taken to the storage unit. I do understand, as we have sold a few homes of our own, that having your home on the market is a major pain. The condition of this home says that this family gets it as to the importance of how the home is presented. This takes a big effort on each family members part. Yet, in this case, there are important steps yet to be taken.
2- No matter how agents present their marketing plan they all boil down to two approaches. In 99.9% of the time what I call plan A is used. Plan A is to do what happened here, if it doesn't sell in a reasonable time it must be the price that is the problem. In this case the price dropped $10,000.00, almost half the amount of the commission. Dropping the price $10,000.00 only costs an agent $300.00 to $600.00 depending on whether or not the agent becomes a dual agent by selling and listing the home.
I despise this approach. I believe it places the entire burden of the sale on the home and the decisions of the sellers on what price to ask. So what happens in another 73 days? Do you drop the price again? I saw a home go up over a year ago in our building. It started at $290,000.00. Everything that you can image was wrong with the whole for sale situation. Eventually the home sold for $240,000.00, a pretty serious 17+ % price drop. The seller wore out.
There is always a range agents can select for coming up with a price they believe in. They usually select a few comparable sales to justify what they recommend. I know agents that push for the lower price so it is more likely to sell. Whatever price is selected most you will find start pushing for a price reduction. It didn't sell, what is the other option?
I have what I call plan B. I don't broadcast it as it is different. It's a conglomeration of things I have learned over my many years in real estate. It is different. It's goal is to earn my commission by selling in the higher range. It's goal is to never ask or hint that you should drop your price.
By the way, I wont be presenting you a fancy pre-packed book. I will have facts and a plan. You will get your monies worth.
From June 4, posting:
Currently there are 3 units on the market at this time, actually two as one just went into contract subject to inspection..
A sold unit is now past the inspection contingency, leaving two nice units on the market.
One of the units just dropped their asking price by $10,000 to $385,000.00. This gives me an opportunity to emphasize a couple of points I try and make that makes my practice different.
1- This is a really nice home. It is kept in showing condition. You can immediately tell a young family lives here as the children's toys and things are many. Note, I said it is kept in showing condition. However most of us wouldn't know, including me, what my designer - staging expert wife points out. This is that with so many children's items in the home it is difficult for a potential buyer to relate to it. When people look at your home they go through a mental process of deciding if it will work for their things.
I refer back to this article Kathleen wrote in the staging category where she said Clean Up….Clear Out…..Fix In…..Fix Out; click here for that category link
Were we to counsel this family we would go through the home with them and look to see what could be taken to the storage unit. I do understand, as we have sold a few homes of our own, that having your home on the market is a major pain. The condition of this home says that this family gets it as to the importance of how the home is presented. This takes a big effort on each family members part. Yet, in this case, there are important steps yet to be taken.
2- No matter how agents present their marketing plan they all boil down to two approaches. In 99.9% of the time what I call plan A is used. Plan A is to do what happened here, if it doesn't sell in a reasonable time it must be the price that is the problem. In this case the price dropped $10,000.00, almost half the amount of the commission. Dropping the price $10,000.00 only costs an agent $300.00 to $600.00 depending on whether or not the agent becomes a dual agent by selling and listing the home.
I despise this approach. I believe it places the entire burden of the sale on the home and the decisions of the sellers on what price to ask. So what happens in another 73 days? Do you drop the price again? I saw a home go up over a year ago in our building. It started at $290,000.00. Everything that you can image was wrong with the whole for sale situation. Eventually the home sold for $240,000.00, a pretty serious 17+ % price drop. The seller wore out.
There is always a range agents can select for coming up with a price they believe in. They usually select a few comparable sales to justify what they recommend. I know agents that push for the lower price so it is more likely to sell. Whatever price is selected most you will find start pushing for a price reduction. It didn't sell, what is the other option?
I have what I call plan B. I don't broadcast it as it is different. It's a conglomeration of things I have learned over my many years in real estate. It is different. It's goal is to earn my commission by selling in the higher range. It's goal is to never ask or hint that you should drop your price.
By the way, I wont be presenting you a fancy pre-packed book. I will have facts and a plan. You will get your monies worth.
From June 4, posting:
Currently there are 3 units on the market at this time, actually two as one just went into contract subject to inspection..
The other two are listed at $645,000 and $395,000. I would classify both of these units as best buys on the current market. I would be glad to show them to you.
$395,000: 2028 square feet, 2 bedroom. Corner unit.
$645,000: 2326 square feet, 2 bedroom.
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