Here are three things you can do TODAY to make sure your home NEVER SELLS.

1. Use a few really horrible photos. Our local listing service (In the Indianapolis area, we call it the BLC) permits listing agents to post up to 24 photos of the properties they have in the system. That seems like it should be a no-brainer, right? How many times have you said that when you’re looking at homes online, they must have lots of photos, and they need to be good ones? I hear it from my Buyer clients all the time. Homes with no photos don’t even get considered, and bad photos may be worse. They may make a decent house appear horrible. I can’t get over how many properties in our BLC either have no photos, bad photos, or only a few photos (good or bad). Why not use 24 good photos? Want to know how some people in my profession do their jobs? Check out the shots below. I have removed the names and companies to protect the guilty, but you can be sure that this is the kind of work that you might be getting from some of the biggest companies and most recognized names in the local market. They should be paying you to sell your house if this is the best they can provide. (Interesting note, one of these photos was used by the agent to sell THEIR OWN HOUSE. For the love of Pete...) 

2. Keep it cluttered and overly-personalized. I get this one all the time. How much stuff do I need to take out, and do I need to neutralize? The answers? Everything except what’s absolutely necessary. And yes. Get rid of your DVD collection, your kid’s Pokemon cards, the 7 pairs of sling-backed pumps that you never wear anyway. Ditch the dust-gathering exercise equipment, the 46 sets of holiday dishes, the sewing machine your grandma gave you, and the pasta maker/juicer/bread maker/foot massager that you used once on Christmas day because your kids gave it to you and you feel guilt about not keeping it. Call PODS or SAM or just get a dumpster. You're trying to sell the place, and keeping it looking like an episode of Hoarders isn't going to get the job done. As far as neutralizing goes, there's a bit of flex here, but a typical house in a subdivision ought to be neutralized and staged to look like a model home in the area. There are stagers and furniture rental places who'll help with all of that. It's their buisiness. If you want to sell for top dollar and in the shortest amount of time, you're going to have to use the experts and invest some time, energy and money so that your agent can then do his or her job. No agent can sell a cluttered, filthy, freak show at the highest price possible. If you want to leave it a pit and painted hot pink from stem to stern, that's your choice. Just be prepared to get kicked in the teeth on your price.

3. Set the price too high "just to see what happens." Really? REALLY?!? We know "what happens." You don't sell your house and you waste your time and your agent's efforts marketing an overpriced house. There's no need to experiment. This isn't Biology class. Prices continue to decline, and if you're priced above the competition, you'll be continually chasing prices downward. Think long and hard before pricing anywhere above the average price for comparable sales for the last 6 months. Remember, a 10-month inventory means that you have a 50:50 chance of selling in 10 months.

Contrary to what some might think, a 10-month inventory does NOT mean that it'll take 10 months to sell the homes which are on the market. There will always be new homes coming on to replace the few which do sell. The bucket's always getting refilled. Price it to sell, not to play around and waste your time and your agent's efforts.

Good luck! I hope this helps.

For more information, please contact: Joe Shoemaker, Principal Broker, Owner, REALTOR®

JOE SHOEMAKER EARNS PRESTIGIOUS DESIGNATION TO HELP HOMEOWNERS IN DANGER OF FORECLOSURE

Joe Shoemaker of MacDuff Realty Group in Indianapolis, IN, has earned the prestigious Certified Distressed Property Expert (CDPE) designation, having completed extensive training in foreclosure avoidance and short sales. This is invaluable expertise to offer at a time when the area is ravaged by “distressed” homes in the foreclosure process.

Short sales allow the cash-strapped seller to repay the mortgage at the price that the home sells for, even though it is lower than what is owed on the property. With plummeting property values, this can save many people from foreclosure and even bankruptcy. More and more lenders are willing to consider short sales because they are much less costly than foreclosures.

In the Indianapolis area, more homes are in danger of foreclosing every day. It is happening in all price ranges. Local experts say that even high-priced homes are not immune.

“This CDPE designation has been invaluable as I work with sellers and lenders on complicated short sales,” said Shoemaker. “It is so rewarding to be able to help sellers save their homes from foreclosure.”

Alex Charfen, founder of the Distressed Property Institute in Boca Raton, Fla., said that REALTORS® such as Joe with the CDPE designation have valuable training in short sales that can offer the homeowner much better alternatives to foreclosure, which virtually destroys the credit rating. These experts also may better understand market conditions and can help sellers through the emotional experience, he said.

The Distressed Property Institute opened in January 2008 and provides training on-site and online. The CDPE is the premier designation for Realtors helping homeowners in distress and handling short sales.

“Our goal is to educate as many people as possible so we can help as many homeowners as possible,” Charfen said.

For more information about CDPE designation or to find a certified distressed REALTOR® in your area, please call 1-800-482-0335.]]>Tax Credits, Interest rates... and my new iPad!http://www.macduffrealty.com/blog/2010/4/12/tax-credits-interest-rates-and-my-new-ipad.htmlJoe Shoemaker2010-04-12T15:54:06ZEconomic Development Indianapolis Real Estate Tax Credit carmel homes for sale indiana indianapolis real estateThis week's thoughts on the soon-to-expire tax credits, rising interest rates... and my new iPad.

Here's a link to info on the Tax credits.

Here's a link to a New York Times story on rising interest rates.

One of the most common questions I’m asked is, “Where’s the best place to go online to find available homes?” My clients want to be able to access the most current information available about homes that might suit their needs. More often than not, the common theme is this: how can I – while I’m out driving in neighborhoods – get more information about a house that I happen to drive by?

Thanks to a terrific new FREE iPhone app by REALTOR.com®, this task has been reduced to the ridiculously simple.

Not only does this app permit you to enter MLS number data to search from anywhere, it also uses the iPhone’s built-in geo-locating capabilities to figure out where you are and what houses near you are for sale.

So the next time you’re out driving around looking in neighborhoods, simply launch the app, do a search, and find what you’re looking for. You can even send the listing to me if it’s a property that you’re interested in knowing more about or seeing in person.

Here's a quick tutorial on using the app.

Head to the iTunes App Store

Or, choose the App Store on your iPhone. Enter “realtor.com” as a search term and look for the app. Or, click on the button above to take you directly to the app from your browser.

Register the App.

This is a really important step. Use an email address that you check regularly. You’ll then be able to get listing updates, share properties with your family, friends and agent.

Add the email address of you real estate agent.

You can also add other folks who you want to keep in the loop. Click on the little “gear” icon in the lower right of the main screen. If I’m acting as your agent, enter joe@macduffrealty.com in the first spot of the sharing shortcuts. Add up to two other email addresses here of the folks you want to be able to send interesting listings to. Your BFF, your SO, your mom...you pick.

Now go take a drive.

When you arrive at a location that you’re interested in, choose “Nearby Homes for Sale”

You’ll be able to view listings as a list, with a street map view, or from a satellite view.

Refine your search.

Assign a minimum and maximum price that fits your budget, choose bedrooms, bathrooms, minimum square footage, the age of the home, as well as search for condos, land and multi-family homes.

Choose a property to view.

From that screen, you’ll be able to see more photos, see room sizes, see which appliances are included in the sale and more.

Want to set a showing?

Send the listing you're interested directly to me from the app and we can make that happen.

Click on the little "envelope" icon in the bottom left of the screen.

Choose my address - you added it earlier in step 3 - and send me the listing. I’ll set it up and we’ll go inside.

I love this little app and use it myself to find information about properties when I’m out and about. While it doesn’t show every single detail that I’d ultimately want to know, it does allow me to weed through properties using search criteria that fits what my clients need.

Good luck, and have fun.

And always remember to park the car while using this app. Don't text and drive.

However, my city is overflowing with amazing, wonderful, happy, shining people. Russ is one of the good ones, y'all. See his Facebook Fan Page HERE.

Love you, Russ. And GO COLTS!

Yes, we are blessed to have several shining examples of historic and wonderful architecture here in Central Indiana, partiularly if one is willing to drive an hour south of Indianapolis to Columbus, Indiana. (Architectural tours are available in Columbus. HERE is information.) But most of what we know and love is older, more seasoned work.

So it's very exciting when I come across something new. Something fresh. Something local and modern.

This week's Indianapolis Star features an amazing home right here in Central Indiana. I'm inspired. I believe it's an example of early 21st Century architecture and design that will stand the test of time. We may look back in 50 years and remember when. Let's just work to keep it in good hands so that it doesn't become the subject of a story of "How I found The Rehab Project of the Century."

Best wishes to the homeowners. You did really, really good.

The off-the-cuff, easy answer is that a property is only worth what a ready, willing and able Buyer will pay in cash on any given day.

But the more complicated answer is... it depends. (Isn't that what every first-year law student learns is the answer to nearly every question?!?)

What I know for certain and can tell you is this: There's nothing I or anyone can do to sell an overpriced house. Nada. Zip. Zilch.

There are simply too many competing forces at work to keep a property's value in check with reality. Between buyers being highly educated about the market and appraisers who'll not permit a Buyer to overpay even if they're willing to, I cannot sell a property unless it's priced properly.

How do we find that price? We start with looking at recently sold properties which most closely match your home in terms of age, size, amenities, quality, location and so on. From there, we decide on a price that meets your needs and is supported by market data.

Then we wait. Showing feedback is the real source of information related to pricing. A simple formula I learned early on based on the years and years of experience of my mentors is this: 10 showings or 45 days, whichever comes first, should generate at least one offer. If we don't hit 10 showings in 45 days, then it's time to move the price down by 5% at a minimum. If we have 10 showings in the first week on the market and don't get an offer, the same rule applies.

The only caveat to that formula is this: if there are specific condition issues that haven't been addressed that are coming up in the feedback on a consistent basis then address those issues immediately. If you're not in a position to make those fixes, then get firm quotes from reputable contractors for those items and make them available to potential Buyers for review. Now when a Buyer raises the concern about worn carpeting, you're able to provide an estimate for installation of carpet of their choice.Problem solved.

If your house is on the market and you're wondering why it's not selling, plug yourself into the formula. Lots of showings and no offers? Reduce your price. No showings after 45 days? Reduce your price. No matter the price point. No matter the style. No matter the age.

If I can provide any help to you or someone you know with issues related to real estate, I'd appreciate a call. 317.413.8501. Or drop me an email at joe@macduffrealty.com. I look forward to being of service.

Joe Shoemaker
Principal Broker, REALTOR®
MacDuff Realty Group

Joe Shoemaker
Principal Broker, REALTOR®
MacDuff Realty Group, LLC