Help - Why won't my house sell

[Mackenzie Click-Mickelson]

I suppose it depends on your local area but game day sounds like noisy, high traffic, potential issues with getting in and out of that house during game day, etc.

Lord knows the homes around the basketball (which is what my alma mater was more known for) are a nightmare for those homeowners because people park up and down those streets that weren't designed for that kind of traffic. It meant people potentially blocking your driveway, etc. Houses around the football stadium were to an extent that way but usually it was frats that were in those houses as well as known as "the student ghetto". That area was known for partying, couches out on the porch, multiple people living in the houses, houses weren't usually taken care of the best way (which is sad because those homes were old homes), etc. It was in essence where students lived who could be close enough to campus.

Other issues I could see is characteristics of your home/property. You mentioned:

~built app 1975--you said "there is a lot of newconstruction to compete with" and I could see where a home that is already over 40 years old may limit potential buyers if there's new construction around to choose from.
~single story (I don't know where you live but does it have a basement? Are 1 stories in demand or is it 2 stories or reverse 1 1/2 (i.e. walk out fully finished basement)
~no pool (is a pool common in your area? j/w)
~the yard is a funny shape and slopes so no flat play area--the usability of one's yard can affect for sure the attractiveness of a home. With slopes someone could also see issues with cutting the yard if you've got grass there. The property size seems really good but perhaps it's just hard for people to envision what they can get out of it with the space there.
~a small attached bath--at least around me people want nice bathrooms for the master and size is one thing they look at
~laminate floors--is this common enough in your housing market? Or have people been upgrading to engineered hardwood or true hardwood for example

It could be your specific realtor and what marketing they are and are not doing, it could be your specific house going up against other homes (both new and existing) and it could be a combination.

I would probably think about switching to another realtor and seeing what comes from that. Lowering your price may be what you end up having to do but getting another realtor may give you more options too.

 

[jaybirdsmommy]

Well, you did defend her, honestly. If she wanted to market it that way, that should've gone through you first.

Also, college football isn't a year round sport. People aren't going to pay over 200k for a house to use 12 weekends a year as a party pad. It's a home, not an alternative tailgate location. At this point, IMHO, you need to cut your losses and find a fresh approach with someone that's going to actually try and help you sell the home.

That's actually common here, our fans must be insane but contractors are building gigantic game day houses (think 5,000 square feet) anywhere they can fit one and selling them (actually selling, they rarely stay on the market for more than a few weeks) for $500K and up. It's a huge issue with the city planning commission right now because obviously the neighbors HATE them and they are tearing down some historic properties to build them. Then we have the condo developments charging $100K for gameday condos. There are about 10 of those monstrosities around campus now and they are mostly sold out. It is absolutely ridiculous what people will do for their football fix down here. I guess they figure it is cheaper and easier to maintain a house in the long run than the $350,000 RVs that pour into town every home game.

We have a friend who lives a block from campus in a large, gorgeous older home that they completely gutted and renovated a year ago that has had to beat the gameday housing vultures off of her property with a stick. She was offered over $2500 per weekend from one company just to rent it to them. Of course she said no, there was no way she was letting college fans tailgate in that house.

I appreciate the advice that you have given, the fact that she should have talked with us first before deciding to go in that direction will definitely be an additional factor in going with someone else. I just needed someone to point out the obvious. It never occurred to me that marketing it that way could look bad to other non-partying buyers.

 

[mousehockey37]

That's actually common here, our fans must be insane but contractors are building gigantic game day houses (think 5,000 square feet) anywhere they can fit one and selling them (actually selling, they rarely stay on the market for more than a few weeks) for $500K and up. It's a huge issue with the city planning commission right now because obviously the neighbors HATE them and they are tearing down some historic properties to build them. Then we have the condo developments charging $100K for gameday condos. There are about 10 of those monstrosities around campus now and they are mostly sold out. It is absolutely ridiculous what people will do for their football fix down here. I guess they figure it is cheaper and easier to maintain a house in the long run than the $350,000 RVs that pour into town every home game.

We have a friend who lives a block from campus in a large, gorgeous older home that they completely gutted and renovated a year ago that has had to beat the gameday housing vultures off of her property with a stick. She was offered over $2500 per weekend from one company just to rent it to them. Of course she said no, there was no way she was letting college fans tailgate in that house.

I appreciate the advice that you have given, the fact that she should have talked with us first before deciding to go in that direction will definitely be an additional factor in going with someone else. I just needed someone to point out the obvious. It never occurred to me that marketing it that way could look bad to other non-partying buyers.

If you think that'll sell the property, then change the game plan. There's obviously something in the way (as we all agree, it's the realtor). Also, there's never a good or bad time to sell a home. If you need to sell it, you need to sell it. Take a look at your market, is it a buyers or sellers market? We're already over halfway through college football season as well. So maybe having a college gameday open house cookout might be a thing... just a thought.

 

[firecracker725]

Fire you realtor. Ask for references, notice who is promoting themselves locally (radio, tv, print ads, billboards). That's who you want on a sign in your front yard.

 

[jaybirdsmommy]

If you think that'll sell the property, then change the game plan. There's obviously something in the way (as we all agree, it's the realtor). Also, there's never a good or bad time to sell a home. If you need to sell it, you need to sell it. Take a look at your market, is it a buyers or sellers market? We're already over halfway through college football season as well. So maybe having a college gameday open house cookout might be a thing... just a thought.

That's actually not a bad idea. Not to market it as a gameday house, I agree with you that there are a lot more people looking for a house to live in than there are looking for a party pad. But, we could stage something to show the potential of the house for entertaining and since it's still football season and people are still nuts we could do a tailgate theme like you suggested.

We could set up the grill, feed them lunch, have some fun (but tame) games in the yard for the kids to play while their parents are looking (hard to argue that your kids can't play in the yard if they are actually playing in the yard). Set up some nice seating areas on the patio, maybe get the firepit going if it's chilly enough.

I see a lot of potential here. Like I mentioned in the first post, the yard has been a major source of negative feedback regarding the house. Not that there is anything wrong with it, it's actually really pretty and extremely private but it isn't your typical green, manicured, perfectly flat lawn. I think a lot of people just look at it and dismiss it because it isn't obvious to them how it could be used.

 

[cinnaminny]

Also go through your listings all over the web and make sure it doesn't say anything weird. My neighbors across the street had their house on the market for three months and one day I was on zillow and saw that it said "taken it off the market" at the top of their listing because the year earlier they thought about selling but decided to wait until the next year. And the realtor neglected to fix it when they re-listed. So mistakes like that on your realtors end DO happen.

That party pad thing might be a serious negative. If someones looking for a game house, they will just search the area. IMO

 

[mousehockey37]

I see a lot of potential here. Like I mentioned in the first post, the yard has been a major source of negative feedback regarding the house. Not that there is anything wrong with it, it's actually really pretty and extremely private but it isn't your typical green, manicured, perfectly flat lawn. I think a lot of people just look at it and dismiss it because it isn't obvious to them how it could be used.

If the backyard is holding things back, do something to showcase it. Show what it CAN be used for and make sure there's pictures on the listing to prove it.

 

[mousehockey37]

Also go through your listings all over the web and make sure it doesn't say anything weird. My neighbors across the street had their house on the market for three months and one day I was on zillow and saw that it said "taken it off the market" at the top of their listing because the year earlier they thought about selling but decided to wait until the next year. And the realtor neglected to fix it when they re-listed. So mistakes like that on your realtors end DO happen.

That party pad thing might be a serious negative. If someones looking for a game house, they will just search the area. IMO

I agree with the party pad thing. However, in the effort of trying to sell the place, especially since there's not even a nibble, it may be worth a shot. I'll stick to it's a home, not a party pad in the end though. College towns can be tough markets. Lots of turnover, lots of noise. And for the OP, it sounds like they're just a little too close to the school, but far enough away that it's not helping either.

 

[Christine]

Another poster upthread said that we are now getting into the time of year where homes notoriously don't sell. I would actually consider unlisting the home, spend the time between November and December sprucing it up a bit and finding ways to make it really appealing (in our area people hire stagers and it WORKS). Then in early February, I would re-list the home back up at your original asking price provided you have repainted and put a little glitz on it, and try again. Spring is a hot time. People who need to move and have children, really start looking at that time as it's the least disruptive for school changes and moves.

 

[LittleMissMagic]

You know, anywhere else I'd agree with you but people are so rabid about football here that I'd think the fact that it could be used as a gameday house would be a bonus. I'm not defending her by any means, but I can see where she might have thought it was a good idea once it was obvious that it wasn't going to move quickly.

A gameday house would be a bonus if someone wants to buy the house and never live in it, just rent it out as an AirBnb or whatever. Our next door neighbors did that with their house - they stay there a few weeks over the summer but rent it out as a "gameday house" and "lake house" for the rest of the year. It's pretty obnoxious.

But as for a family like yours owning the house and growing up in it, I would say that "gameday house" would be a big negative - it makes the neighborhood sound like it's full of rentals with big raging parties on the weekends. And if that isn't true of your neighborhood, I would say that the neighbors wouldn't be so happy if the house did become an Airbnb (but I guess do you really care - you're moving).

In my hometown (also in the deep south), it's popular to advertise school districts. Pretty much every kid goes to public school (there really aren't convenient private schools in the area) so having a home in the right school district is critical (the neighbors who bought the property beside ours actually did it just for the address to supply for the school district). I'm sure you're looking at other listings, since you're selling your own home - what are other houses in your area listing as selling points?

 

[anniemae]

Would you feel comfortable posting your link from realtor.com? I'd love to see if there is anything you can do to show it better.

I agree with this, may we see the link? If you are comfortable of course.

 

[frostedpink]

Use a professional real estate photographer who takes pics for a living. It makes such a big difference! You could also consider staging the house with some furniture

 

[gotomu212]

I’d also ask a local friend in your area to look at your listing, look at your house from a buyers perspective, and give you some honest feedback. We did that when we had a stale listing once and got fantastic suggestions that helped us make some changes. You need a blunt friend and to reassure them that your feelings won’t be hurt since your objective is to get this thing sold.

 

[AnnaFloridaLover]

I would have your house professionally staged. Even in my city where every home goes extremely fast, the staged houses sell for more and quickly.

 

[mnrose]

I'd ask to be let out of the contract and start with a new realtor. This one has done you no favors at all. Bad photos (including with a fast food cup in them!?!?!) is just the start. No sense in continuing to beat this dead horse. Get a new realtor with a new approach.

 

[tvguy]

How quickly are other houses selling in your area? Zillow lists how long a house has been on the market. Your housing market may not be hot.
I last sold a house in 2013 and got lucky with my Realtor. I interviewed 6 before picking her. She has a very specific marketing plan, mailers and her website, and she had a professional photographer take photos within hours of us signing the contract. So I agree about the importance of photos and the Realtor.
Do you have a lock box on the house so agents can view it any time?
Price certainly might be something that is an issue.
Opens house aren't very common here anymore. All 6 Realtors I interviewed said they don't normally do them because they rarely result in a sale, just in the Realtor hooking up with potential clients for other houses.
However, all 6 Realtors were heavily involved in communicating with other Realtors in the area. Wednesday is the big day here for Realtors to view new listings. I had 53 business cards left the first Wednesday my house was up for sale, and had 3 offers within 17 days of signing the contract to list the house.

 

[kuhltiffany]

We're in house #7, so have done this a few times. We have always been told to do pictures, leave furniture in the house and NOT to leave it empty, as house viewers have a hard time "seeing" how space can be used.

So I would definitely stage the house AND backyard. But this is the worst time of year though, in our area at least it would be put on hold until April.

Is renting it an option? We had one house that took a month to sell and our backup plan was to do a corporate rental...

 

[wgeo]

As for bad time of year, isn't OP in the South? At least in my town (in FL) we are just hitting the absolute prime "season" for selling a house. By April things are almost done and it is dead here from May - September, no one buys a house in the summer here. I don't know OPs town, but the best time for selling does really vary across the country.

 

[Malibustyle23]

Do you have central air conditioning? When we were in the market I would not look at a house unless it was 3br/2ba (or more), had a dishwasher and central ac. You said you just stopped needing the air last week and had a window unit......

 

[yoopermom]

I watch too much HGTV, and it seems as though many home buyers want new construction, or they simply can't overlook that one thing that you've learned to live with. You can't change the age, location, master bath, or backyard, so time to get a GOOD realtor who can make the best of what it is. We are all emotional over our houses (can't help it, we picked them, right?), so that's why we need a realist to get what you can out of it. Carrying costs, and your time/effort to keep it showable really add up.

We're renting our last house out (and have done so for the past two years) because there were things about it that we just couldn't change. Hurt DH's feelings since he designed and built it, but he likes the rental income! Any chance any property management company that rents homes to college students might want to buy it as an investment property?

Terri