By Tom Branch, on March 23rd, 2014  I recently overheard a couple talking about selling their home. As I listened, they were telling each other that in this strong seller’s market all they need to do was to throw a sign in the yard and they would sell for top dollar.
I would agree that the greater Dallas area is in a strong seller’s market. I base that on the lack of inventory and the number of offers received on each of our listings. That said, if you want top dollar, you still have to properly prepare, market, and show it. Buyers are not going to pay top dollar for a home that does not show well.
It all starts with preparing the home for sale. While we have listed and sold a few homes that did not need any preparation, the vast majority can maximize their sales price and minimize their marketing time by employing a stager. We so strongly believe in this concept that we pay for a staging consultation on almost every listing. The photos below are an example of the difference staging can make (staging done by Karen Otto with HomeStarStaging).
Once the staging is complete, the cleaning stage begins. We recommend that carpets and the home be professionally cleaned. In our market the cost is about $500. Why? A super-clean home looks and smells good creating an emotional appeal to buyers. Emotion leads to quicker and higher offers.
The next stage is getting ready to market the home. Professional quality photography is a must. With over 90 percent of Dallas buyers starting their searches on the Internet, you have to create a compelling reason for buyers to want to see the home. Even in a seller’s market, quality photography instills a sense of urgency in buyers. They realize that the home will not last long and they need to get in to see it quickly.
The last stage is having the home in show-ready condition for every showing. Most sellers know in advance that their home will be showing. When you get that call, it’s almost show time! Have a plan of action to get your home in show-ready shape: window shades open, lights on, soft music playing, etc. It’s all about creating an emotional experience for the buyers.
Don’t let a strong seller’s market lull you into thinking that you can simply stick a sign in the ground and sell your home for top dollar in the minimum amount of time. Take the time and make the effort to get the home prepared prior to going on the market. You’ll be far happier with the results.
Photos: Main Photo licensed from iStockPhoto, Others Copyright Imaged2Sell
By Tom Branch, on March 15th, 2014 
We are pleased to announce that both Tom and Gina Branch have been selected as 2014 FIVE STAR Real Estate Agents for the Dallas Fort Worth area.
Gina has been selected every year since the award started in 2012 and Tom has been selected for the past two years.
Texas Monthly partnered with FIVE STAR Professional to identify the real estate agents in the Dallas Fort Worth area who provide exceptional service and overall satisfaction as indicated by clients, peers and industry experts. The 2014 FIVE STAR Real Estate Agents are a select group of fewer than 7 percent of all real estate agents in the Dallas Fort Worth area.
FIVE STAR Real Estate Agent is a Service Mark of FIVE STAR Professional. Logo licensed from FIVE STAR Professional.
By Tom Branch, on March 14th, 2014 
We recently received a phone call from one of our past clients who had purchased a new construction home. They have been in the home for about 10 months and have noticed cracks in the joints of the crown moldings.
They called us concerned that it might be a foundation issue. While cracks in the molding can be a sign of foundation issues, it’s not usually the case in recent construction. It is usually caused by the molding “drying” as the home ages.
All wood contains moisture. While the builder usually allows the molding to acclimate prior to putting it up, the molding will still shrink as it dries. The shrinking of the molding causes the joints to separate and appear to be cracked.
The good news is it’s an easy fix. The open joints can be sealed with caulk and touch-up paint restoring the molding to its original look.
If the home is still covered by the builder’s warranty, the builder may come out and take care of the repair. If not, it can easily be handled by the homeowner or a local handyman.
Click here for a list of handymen in the North Dallas area.
Photo: Copyright 2014 – Imaged2Sell
By Drew Smithfield, on March 11th, 2014 If you’ve ever watched HGTV or spoken to a REALTOR®, then you probably already know there are a million and one ways to renovate your home and increase its overall value. But what if you don’t have a million hours to work on fancy home improvements, or a million dollars to spend?
Here are five easy ways you can increase your home’s value, without breaking the bank or breaking your back.
- Dig in the dirt. First impressions are incredibly important when it comes to marketing your home, and the exterior of your house is the first thing potential buyers will see. If interested buyers notice that the exterior looks neglected, they might assume that the inside has suffered the same fate. The type of landscaping is largely a matter of your personal preferences; just make sure that your yard looks tidy and cared for.
Another way to increase the aesthetics of your home’s exterior is by upgrading items like windows, shutters and siding. While this can be more expensive than a small landscaping project, these are things that will probably be noticed immediately.
- Light the way. Lighting can actually help rooms of your home appear more spacious, so it is especially important to have good lighting in smaller rooms. Improving your home’s lighting is a very quick and easy way to make things look warmer and more appealing. You may also want to look for energy-efficient lighting solutions – and that goes for both interior and exterior lights.
Outdoor security lighting, such as floodlights and motion-activated lights. Provide an additional way to make your home appear appealing – and safe. Plus, a well-lit home can help deter burglars since they’ll have fewer shadowy places to hide.
- Use wireless services. Nothing makes your home look messier than a tangle of wires. By using wireless devices (keyboard, mouse, cable box), you’re making your home look sleek and modern. You can find Internet bundles with wireless services – you’re saving money and showing visitors to your home that it’s modern and keeping up with technology trends. Plus, the money you can save by bundling your home services can go toward something else – like fixing up some facilities.
- Fix up the facilities. If you don’t have the funds for an extensive interior remodel, start with the bathroom. Real estate experts largely agree that remodeling your outdated bathroom is a good way to instantly improve your home’s marketability. Perhaps it’s because buyers are impressed that someone would put so much effort into such a small space. Regardless, installing new tile, buying a fresh shower curtain and stripping out that bubbled wallpaper is a good place to start.
- Improve energy efficiency. Many people are interested in conserving energy and saving money, especially with ever-rising energy prices. If you can market your home with energy-saving solutions, you will be a step ahead of the game. There are many ways you can improve your home’s energy efficiency, including sealing up cracks, improving insulation and installing programmable thermostats. If you like the idea of a long-term investment in making your property greener, consider planting a couple of trees. Believe it or not, having shady trees near your home can reduce your home’s cooling costs by up to 40%.
Energy efficiency isn’t just for inside the home, though. You can switch out incandescent light bulbs for compact fluorescent, halogen and LED bulbs in your exterior fixtures. Roofing, siding and windows are all available in energy-efficient models and can help you save money on your overall energy costs, even if you have to put a lot of money up front.
There are also do-it-yourself methods. If you can’t afford to upgrade every window in your home to an energy-efficient model, consider adding weather-stripping and strategically applying some caulk. Certain window treatments and coverings can even help keep your home cooler in the summer months and warmer in the winter.
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