Marketing to literally millions of buyers is available through strategic use of the internet. Avenue3re.com links to sites specifically designed to engage real estate buyers. The following list is a sampling of sites linked to Avenue 3.
Real Estate Search Sites
In addition to Avenue3re.com, your property will be available to millions of buyers through real estate search sites such as these:
Social Media provides easy engagement of buyers in the marketplace. Avenue 3 employs:
Facebook, Twitter, Linkedin, Trulia, Active Rain, and other social networking sites to promote your listing.
Avenue 3’s email marketing campaign keeps buyers informed about the market. In addition, email notifications regarding your new listing will reach our clients the very day your property comes to market through Avenue3re.com and MLS Webhunter.
MLS Property Information Network
Marketing your home to real estate agents and their clients is critical to selling your home. The MLS Property Information Network is the largest Multiple Listing Service in New England and one of the top ten in the nation with service to more than 30,000 real estate professionals throughout New England. The MLS also links to other search websites.
Proper pricing of your property is critical to a successful sale. Values are subject to change as a result of various market forces. Be sure that you receive up to date, knowledgeable advise when it comes to pricing your home for sale. Let Avenue 3 help you achieve the best price possible!
Use the form below to contact us to arrange a personal consultation. Contact your local, experienced Avenue 3 Agent for immediate assistance. Or, call our office at 857-209-5037 for a direct response as well.
Avenue 3 dispels the notion that “one size fits all". The Avenue 3 Customized Fee Structure considers the individual needs of each seller and the unique characteristics of each property. Sellers will pay a fee commensurate with the services they require and factors such as the following:
Competitive Pricing - If a home is realistically priced based on recently sold similar properties, it will most likely sell in less time and require less marketing expenditure than a home that is overpriced and remains on the market for a longer period of time.
Property Condition - Experience has shown us that time strapped consumers are attracted to properties that do not need major repairs or improvements. Consequently, a property in good condition will appeal to a greater number of buyers and will likely sell sooner than a property in poor condition.
Market Conditions - Economic conditions influence the number of buyers in the market at any one time. In a weakened economy there are typically fewer buyers and homes remain on the market for a longer period of time. Conversely, an expanding economy and a healthy job market will attract more buyers and reduce marketing time.
Print Advertising - With upwards of 85% of buyers searching online for their homes, print advertising has become a less effective and more expensive medium for reaching buyers. Should a seller desire more print advertising than our plan provides, the marketing costs for that particular home will increase and be factored into the fee.
Ease of Access – In order to sell a home, the agent must have access to the property. A home with severe showing restrictions will deter many buyers and require a longer marketing period.
Buyer Agency Fee - When listed in the Multiple Listing Service, a property information sheet will specify the fee that Avenue 3 is offering to any buyer agent who may sell the property. This fee comes from the total commission agreed upon between the seller and the listing agent and should be sufficiently high enough to compete with the other properties on the market.
Specific Property Characteristics - Some homes have specific characteristics which limit the buyer pool and may cause a property to remain on the market longer than average. Locations on busy streets, many stairs up or down, proximity to commercial or industrial site or the potential for new construction nearby are all examples of items that may impact marketing time.
Understand the Market
Pricing and value are not static. As we have all too painfully seen, pricing can be a moving target as values of real estate rise or fall. In order to get the pricing “right” you have to understand which direction your local market is taking and where you are on the curve. Specific areas, towns, or even streets can maintain value while others decline. Publications of market trends often lag behind the real situation, and ’satellite’ appraisals can completely miss value trends . Relying on your local Avenue 3 Agent who is in the real estate market every day, is your optimum opportunity for correct pricing.
Know your Comparables
The buyers who are looking at your home have most likely looked at many others. It is critical to understand how your value stacks up to theirs. Knowing the comparable homes that have recently sold or are currently on the market is crucial to pricing. Photos on the web give you a very good impression of the property but do not always tell the whole story. An aging roof, a flooded basement, a ten foot retaining wall, or the neighbor’s landscaping trucks are probably not going to make it into the photos. Often, those ’satellite’ appraisals can report incorrect property information as well. Reliance on an agent who has seen the comparable properties first hand is invaluable.
Consider the Market Timing
There was a time when a price would be determined and a bit of “fluff” or “negotiating room” might be added to a price . In a market where buyers are plentiful and sellers are scarce, this may work. In today’s market, buyers have seen enormous declines in property pricing and are particularly attuned to property value. The practice of adding “fluff” is not productive. It usually means that your property will stay on the market while the buyers await your price reduction(s).
It is also important to consider the amount of competition you have in the number of similar homes for sale in your area, and the absorption rate of these homes—how long is it taking for the buyers to purchase the number of homes currently available.
Factor in your Personal Situation
Are you in a hurry to sell your home because you have another property under agreement, are you relocating, or you just can’t keep your house in showing
condition for more than a week? Keep all of these factors in mind when pricing , your personal situation can have an influence on price.
Prepare for Market:
Select a Realtor
Determine a List Price
Prepare the home for showing
Property showings take place
Coordinate with listing Realtor for feedback and adjustments
Offer Presentation and possible negotiation
Offer Acceptance and deposit
Home Inspection and possible negotiation
Consult an Attorney
Sign Purchase and Sale Agreement
Coordinate with listing Realtor regarding progress of buyer financing
Prepare to Close:
Consult Attorney regarding preparation of deed
Notify utilities of cancellation of service
Notify post office of change of address
Consult with closing attorney regarding outstanding mortgage(s)
Obtain smoke detector/CO inspection
Obtain final water reading or 6D certificate for condo owners
Bring Driver’s license and checkbook to closing
Bring on the Movers!
Avenue 3 Advantage
Every Seller wants to feel that they have an advantage in the housing market. Every Seller wants their home to sell well and sell quickly. Avenue 3 guides you through the many factors that can help you accomplish these goals.
Customized Fee Structure
Comprehensive Transaction Support
Avenue 3 Agents
Whether you are developing 2 units or 200, you need to properly price and market your property in order to make your project a success. Avenue 3’s local Agents have the knowledge, skill and marketing expertise pertaining to communities throughout the Greater Boston Area. Our Agents are ready to take the hassle out of multi unit selling. They will assist you in this process to help insure timely, well priced sales.
Multi Listing Discount
This glossary will provide you with helpful explanations of common terms and documents associated with Massachusetts Condominium transactions.
Board of Trustees: The condominium trust is run by a board of trustees elected by the owners. The board's function is to manage the condominium complex and association. Major decisions are voted on at owners' meetings. Annual general meetings must be held at least once a year to ensure that unit-owners have an opportunity to review the financial statements and discuss any issues in a timely manner.
Condominium: Ownership of a divided interest, i.e., a home ownership arrangement in which the owner has title to a housing unit within a structure, and a proportionate interest in the common grounds.
Condominium documents: The Declaration of Trust, the Master Deed, the Unit Deed, the By-Laws and the most recent Condo Budget Statement.
Condo fees: Condo fees pay for the maintenance and operating expenses of Condos amenities. Most Condo fees include the master insurance policy and exterior maintenance of the building. Some Condos include some or all utilities in the fees while other have the individual owners pay the utilities directly. It may also pay for landscaping, snow removal, cleaning of common areas, pool maintenance, etc. Each unit owner has an undivided interest in the common elements of the building. This ownership interest is often referred to as a “unit factor”. The unit factor for any particular unit will generally be calculated in proportion to the value that the unit has in relation to the total value of all of the units in the condominium corporation. The unit factor will tell you what your ownership percentage is in the common elements and will be used in calculating the monthly fees that you must pay towards their upkeep and renewal.
Condominium Owners Association: Association of the owners of all condominium units in a building that is concerned with managing day-to-day matters in the building complex, including the surrounding and enforcing condominium bylaws.
Condo Reserve Fund: Each condominium association is required to set aside a portion of the condo fees for a reserve fund to pay for major repairs and ensures that the condominium common elements will be maintained in good shape. You do not want to move in your new home only to discover that the reserve fund is under funded and major repairs are required. This could mean a significant increase in condominium fees or the levying of charges, commonly known as special assessments, to the unit owners by the condominium trust to pay for the needed repairs. Special assessment charges can be high depending on the type of work required. Ensure you obtain and review the condominium's financial statements.
Condo Styles: Condos are are found in a variety of styles including high-rise residential buildings (4+ stories), low-rise residential buildings (under four stories), garden style (usually meaning 1 story units), townhouses (individual units with 2 or more floors), row houses, converted multi-families, or even single detached houses. There are even mixed-use condominiums that are partly residential and partly commercial buildings.
6D Certificate: When purchasing a condominium unit, by law a 6D certificate must be issued before you can close. The 6D assures that all condo fees (common area fees) and outstanding special assessments have been paid by the current owner as of the date of closing.
Deeded parking space: A parking space or spaces that are deeded with the unit.
Assigned parking space: Parking spaces owned by the association and assigned to condo owners.
It is free and it will provide you with terrific information! The Smarter Seller Kit provides you with the insight of years of real estate experience and answers many common seller questions. Be sure to start your selling process by reading through the Smarter Seller Kit.
Increase your knowledge of the market by signing up to search through recently sold properties in your area.
Avenue 3 Full Service
Avenue 3 Real Estate Professionals
Avenue 3 puts the local agent to work for you. Avenue 3's associates are experienced agents who are looking to respond to the changing needs of the consumer in today's marketplace. Using streamlined structures and a high tech mobile office concept, the Avenue 3 agent is equipped to market, advise and assist every Seller. With knowledge of the local market, previous and current sales and an understanding of the community, Avenue 3 agents add value to every home sale.
See the Avenue 3 Marketing Plan for more details in regard property promotion and advertising.