When selling your Roanoke Valley home, the goal is usually to sell in the shortest amount of time for the highest price. It might seem like getting there is out of your control, but the truth is, there are so many things you can do right from the start that will make your home sale go smoothly.

That said, there are also some things you can do that will make the process more difficult. Here are my Top 10:

Pricing too high

I just wrote a post about avoiding listing mistakes, but the proper pricing of your home is too important not to mention again, especially in a market like today's. Although you naturally want to achieve the best possible selling price, starting off too high is a serious mistake that can be hard to recover from. An unrealistic price will fail to attract initial interest, and after a few weeks, a listing will become stale.

When setting a listing price, rely on the advice and experience of your real estate agent to confirm that your ideal selling price is realistic.

Not using a Realtor

Nowadays, it's easy to independently list your home, thanks to the many real estate websites that accept listings for a low fee. However, just because it's simple and seems cheap doesn't mean it's effective.

Again, the experience and expertise of a Realtor are essential if you want the best chance of success. Trying to sell independently will likely just leave you facing a longer wait for your home to attract significant interest. It might also cost you money. Research suggests that selling without a Realtor may actually cost you money in mistakes or a lower selling price than you might have gotten using an agent.  

Skimping on repairs

Your bank balance may take a hit by completing all the repairs your home needs, but it's essential to put it into sale-ready condition before inviting viewings. Even small problems can quickly mount up into an unfavorable impression, leaving viewers wondering what deeper issues may be just around the corner.

Hiding problems

Don't try to hide potential problems with superficial maintenance. Anything major will inevitably be found during an inspection or appraisal, and any attempt to hide issues will lead to trust breaking down. And even though Virginia is a "buyer beware" state, sellers in Virginia and many other places are prohibited by law from concealing a problem or lying to a prospective buyer or buyer's agent when asked a question about the home. (Buyers: Do your due diligence!)

Poor curb appeal

It should go without saying that your yard needs to be neat and tidy before a viewing. However, there's another danger to be aware of. If your yard looks like a show garden that will take a lot of work to maintain, you could discourage any buyer who isn't a keen gardener.

Before accepting showings, aim to make your yard presentable but simple, rather than stunning but intimidating.

Not removing clutter

Before a showing, go through your home and remove as many personal items, mementos, and family photographs as you can. Not only will this increase the sense of space, it'll provide a blank canvas for viewers to imagine their own future lives more easily.

Not removing pets

On a related note, also arrange for your pets to be elsewhere during a showing. Not everyone likes animals, and you want to remove all potential ways of making visitors feel uncomfortable.

To be really thorough, also remove your pet's feeding bowls, beds, and toys for the duration of a showing.

Turning down showings

It can be difficult to live in a home while keeping it ready for a showing. However, you can't afford to turn anyone away just because a showing would be inconvenient or you've let your home become untidy.

Make sure your home can be made ready for a showing with only a few minutes' notice, or you could wind up turning away someone who would have fallen in love with it at first sight.

Being around during showings

If you're present during a showing, you can easily make a potential buyer feel nervous. They'll be less likely to discuss their impressions freely, and won't feel comfortable raising any issues they find for fear of causing offense.

Let your real estate agent or the buyer's agent handle the showings, so that they can be done in a dispassionate and relaxed atmosphere.

Taking things personally

Never forget that selling a home is a business transaction. Although you'll naturally have an emotional involvement in your property, you can't allow yourself to take the selling process personally. Accept that your home is only worth what someone else will pay for it, even if this doesn't quite match your own valuation.

Also accept that potential buyers will spot plenty of problems you've come to accept over time. They aren't finding fault with you; they're just making sure they get the best deal they can. If you let criticisms get to you, you can easily deter potential buyers from going any further.

The best way of reducing your emotional involvement is to let your Realtor handle as much of the process as possible, while you focus on planning the next stage in your life in a new property.

If you're ready to talk about how we can work together to clear the way for a smooth home sale, contact me anytime. You can reach me at rpayne@mkbrealtors.com or 540-793-0442.