Kathleen West Flagler County & Palm Coast Realtor

So what have we learned over the last few years in terms of advertising properties for sale? Well, we know that we must advertise on the Internet. We even know what websites to be on. But it takes a lot more than just Being anywhere. It takes great presentation that is both strategic and has all the components prospective buyers are looking for when shopping.

Consumers have been telling us a lot about HOW, WHY, and WHAT they are looking for when they use the Internet to shop. In some industries people are pretty comfortable making a selection on-line, adding the item to the 'shopping cart', entering their payment information, and placing the order. This works with low-priced items, but since Real Estate is one of the biggest purchases of one's life . . . the process is different. Regardless, we learn a great deal from the first scenario.

First of all, if I am shopping on-line for let's say a new laptop computer. I first know how much I want to spend. I also have a general idea of the specifications I want. So I begin my search. I go to the major store sites and search for laptops entering the features I want and get a list. Personally, I then sort the list by price (lowest to highest and always wondering why they even put that 'Best Selling' option because that's not the best deal). Now I'm looking at a list of choices, and what am I looking for? The best price with the features I want and more than I want. So I see one that is a great price and has more than I wanted, but I am not done. I want more information and read the specifications down the bottom. I want pictures to see how the ports are laid out. I do some research elsewhere to see how that manufacturer is 'rated' or 'reviewed' especially if I am not familiar with them. I've done all that and . . . I'm still not ready to make a choice. I want to go to the store, see the display, and play around with the machine and then I'll make my choice. I'm not going to the store 'blind'. I'm going educated so I can make an informed decision.

So is that just me? No. In fact it's the majority of the way people shop nowadays on higher-priced items. And it is the same way, people are shopping for Real Estate. They are targeting their shopping and educating themselves before making the decision to pick up the phone, send an email, click a link, or whatever to go see the property. Bottom-line . . . Buyers want to be able to experience the property as much as possible on-line and get as much information about the area before making the decision to take a physical tour. It is imperative in advertising on-line that key components be in place to accomplish all of that, grab the buyers attention, and get showings. In essence, tell the story of your house. So what are those components?

1. Photographs - A lot of them, from various angles, straight, and clear! Listing websites are now allowing 20+ photos to be posted. Use all of that space. I take more than is needed to have a better selection when back at the screen. They get touched up (NOT altered to be misleading), and posted in a logical order.
2. The Description - There is limited space to write these. So it's important to highlight the things about the property that stand out and are unique. These are the things that when I walk in to the house with my "buyer goggles" on that make me say, "Wow. I like that." I also look at who I could see living there and what type of buyer the property would appeal to most. That way, the description can be more targeted.
3. Specifications - Room-by-room dimensions and information. I can't tell how big a room really is when looking at a picture, but a picture and measurements gives me a much better idea.
4. Area information- All the demographics and historical sales information. The buyer is going to live there for several years of their life, you want to know the culture and make-up of the community. This is why I make sure to use an enhanced listing service on Realtor.com because it contains a ton of area information along with the property information.
5. Satellite and interactive map - I love this part of technology. Seeing a neighborhood from above is an amazing perspective. The new 'Street view' is also great because you can take a virtual tour through a neighborhood.
6. Virtual Tour of the house- I choose to go with video compared to the panoramic still style. The reason is that the experience is more realistic on-line. You can see the leaves blowing in the breeze, water moving in pools, etc. And since the quality has improved a great deal with uploading when done correctly, it is a great piece to the overall presentation.
7. Financial Calculators - These right in with the property give a great estimate of payments.
8. Contact Information - Make it easy. Phone number right there or an email link that has the code for an automated subject line. That way you know exactly what the person is emailing you about.

All of these components being present is very important to getting showings. The goal of advertising is to get you showings. Great Advertising Presentation + Widest Possible Buyer Audience = Showings => Sold!

Visit www.PalmCoastHomeShow.com for more information on beautiful Palm Coast & Flagler County as well as the unique services we offer!

Get listings based upon your criteria sent directly to your email. See listings as they come on the market.
Click here to get started today!

Click here to find out how much your property is worth!

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Like most people, you may have a lot memories on formats which make them difficult to look back on such as home movies on reels, slides, etc. Or maybe you want to insure you have those current memorable moments such as weddings filmed and stored on DVD. Bob offers a variety of great services to truly make your memories last forever. Some of the services include (from his website):

• Photogrpahy & Video:
  Video Conversion- From VHS, to DVC, just about any type of film.
  
  Photo Shoot- Have a photo shoot a your specified location (We COME TO YOU)
  Family photos or single person or even you animals whatever you want.
  All photos come on a CD so you can print any of the photos.
  Or if you want we can put all of them or a few of them on a DVD w/ Music.
  
  Video Inventory- Do you want a video inventory of the items in your house?
  
• Audio:
  • Can Convert:
    Cassette Tapes,
    Records(LP's & 45's)
    MP3 / Portable Drives
    To CD
    

Check out his website for pricing and make "Your memories Last Forever".

Visit www.PalmCoastHomeShow.com for more information on beautiful Palm Coast & Flagler County as well as the unique services we offer!

Get listings based upon your criteria sent directly to your email. See listings as they come on the market.
Click here to get started today!

Click here to find out how much your property is worth!

Click Below For My Elite Home Selling Promotion

Over the last year I worked exclusively with buyers. It was an interesting experience that gave me better insight into how and why buyers are making buying decisions. From the seller standpoint it gave me great insight into why buyers also pass over a property. I'm back into the full-service aspect of the business and have put together a seller program that is a combination of what worked in the past for me and what I learned over the last year from looking through the buyer's eyes. It's a no-gimmick program strategically designed for results. More on that later. I want to touch on two aspects of successful selling now and into the future.

Before listing any property for sale, you have to have a price. Pricing right the first time is more important now than ever before. The all-to common pricing strategy of pricing higher "because you can always come down" can cost you far more than you realize. An in-depth Comparable Market Anaylsis is a must, and the price derived should be one that will get the property sold within 90 days. It's understanding how buyers shop that really drives this point home:

1. It's no secret that the majority of buyers shop on the internet at places like Realtor.com. The national average is about 84%, and here in Florida where it's primarily a relocation area . . . that percentage is probably much higher. When that buyer shops online one of the first criteria they put in after location is . . . PRICE. Here's what happens if the property is priced incorrectly:
   1. Priced too high - Your property will be grouped in with other properties that most likely have more features and buyers will pass over your property. You may think, well it's a negotiation business so they can make an offer right? Buyers are not going to miss the opportunity of other properties within their price range that have more features by engaging in what they know will be a lengthy game of back-and-forth. Most will simply pass over the property causing the length of time on the market to grow and grow. It's no secret that the longer a property is on the market, the more it can cost the seller. The "what's wrong with it" mentality kicks in, sellers get anxious, and you start dropping the price. Usually lower than what it should have been in the first place.
   2. Priced too low - This can be a strategy if you want to sell quick to take advantage of better prices to buy another house, but if done because of oversight . . . you'll realize the cost later. Again, you'll be grouped in properties which have less features and your property will be considered "the bargain".
2. The other primary way buyers find properties is email notifications. They set up a targeted serach criteria on their own if available or with a Realtor and have properties emailed to them from MLS systems. Again, the above situations will both occur if you are not priced correctly.
3. Yes buyers find properties in traditional ways too such as lawn signs, magazines, word-of-mouth. But this does not mean they have not shopped online and educated themselves about pricing in the area.

Well can't I just go on to Zillow and use their Zestimate to get what my house should be priced at? First, I love Zillow.com and what they have done with the advertising of property for sale online for eveyone. I also like that they have given insight into the fact that automated valuations is something we all are interested in having. The problem right now is the large margin of error that exists and that could be very very costly to the tune of tens of thousands of dollars. These automated pricing systems are ESTIMATES and I can not stress that enough. Click here for more information about the accuracy of Zestimates from Zillow.com directly. In my area, Flagler County, the Zestmiate has been wihtin 5% of the selling price only 16% of the time. The 58%-of-the-time category was within 20% of the selling price. 20% of a $200,000 property is $40,000! That's a lot of money. Trust me, I would love an automated pricing system and I don't know too many Realtors who wouldn't. Although MLS computerized databases make the process a bit easier, we take great care in coming to a recommended listing price and one that can get your property sold within 90 days.

Check back within a day or 2 for the next segment will be about presentation and advertising through the buyer's eyes and how many possibilities to get showings you may be missing.

Visit www.PalmCoastHomeShow.com for more information on beautiful Palm Coast & Flagler County as well as the unique services we offer!

Get listings based upon your criteria sent directly to your email. See listings as they come on the market.
Click here to get started today!

Click here to find out how much your property is worth!

Click Below For My Elite Home Selling Promotion

Mezzaluna's Pizzeria is located in the European Village in Palm Coast.  This is one of my favorite places to go for lunch or dinner.  Not only do they have a great variety of traditional and specialty pizza, they also have a great variety of sandwiches and Italian dishes. Click here to see the menu. 

They offer both indoor and outdoor dining areas.  They owners, the DiBetto family, are all wonderful, and the staff always provides great service. 

My favorite?  Deifinitely the pizza first, and if I am in the mood for a sandwich . . . the Italian sub!

Address: 
101 Palm Harbor Pkwy
Palm Coast, FL 32137
Get Directions

Phone: (386) 445-1004

Visit www.PalmCoastHomeShow.com for more information on beautiful Palm Coast & Flagler County as well as the unique services we offer!

Get listings based upon your criteria sent directly to your email.  See listings as they come on the market.
Click here to get started today!

Click here to find out how much your property is worth!

Click Below For My Elite Home Selling Promotion
 

We paid our first visit the other weekend and I am hooked. They offer both take-out or eat-in with a great relaxing environment. The offer not only a wide variety of specialty bagels and spreads; they also have a variety of deli meats and salads.

My favorite? The Rueben! Growing up in South Philly, I can be very particular about food. But this is one of the best small restaurants in the area.

Located at:
1000 Palm Coast Parkway SW
Suite102
Palm Coast, FL
Tel: (386) 446-0074
7 Days: 7am - 4pm (dining room closes at 3pm)

Click Below For My Elite Home Selling Promotion

Visit www.PalmCoastHomeShow.com for more information on beautiful Palm Coast & Flagler County as well as the unique services we offer!

Get listings based upon your criteria sent directly to your email. See listings as they come on the market.
Click here to get started today!

Click here to find out how much your property is worth!