Portfolio – 99 Park Road
The marketing and sale of 99 Park Road in Franklin, MA was a complete success for the home sellers. This duplex condo sold for the asking price immediately after the first open house. (You can review all of Warren Reynolds’ recent listings and sales here.)
Very happy home seller
The home seller had the following to say about his experience with attorney and real estate broker Warren Reynolds. Warren was both his listing agent for the sale of the unit and the buyer agent who helped his wife and him find their next home:
Strategy to sell the home for more money
99 Park Road is a young duplex condo with a lot of nice features. However, there were a few factors which, if left unaddressed prior to marketing, could have potentially impaired the home’s ability to sell for top dollar.
Below is a quick summary of the strategy Warren suggested to the seller as the way to maximize the selling price of the unit. The seller implemented Warren’s suggestions and the benefits show in the asking-price offer the seller accepted during the first week of marketing.
Replace deteriorated deck
The unit’s deck was heavily deteriorated. The decking and rails were too rotted for for a simple power washing and re-staining.
Instead, the sellers did the smart thing and had a new deck installed. Warren connected the sellers with the contractor who did the work.
Repurpose a room to appeal to buyers
There was a room on the first floor, located just off the kitchen. This room had an unclear function. The sellers used it as place for a kitty litter tray and some old, outmoded video gaming equipment. The room lacked a window and was too small to be a desirable family room. It couldn’t be marketed as a home office since there already was a nice home office in another room on the first floor. And leaving the room as the “kitty litter room” was not going to be helpful to the marketing!
The marketing opportunity was to showcase the room in way that would appeal to buyers most likely to purchase the property. Warren hit on a great solution: stage the room as a playroom for young children! Demonstrating the room as a playroom was an ideal way to make the first floor much more inviting to buyers with young kids. Being right off the kitchen meant a parent preparing a meal could keep an eye on the child. And a child safety gate would easily control access.
While there were no youngsters currently living at the home, the sellers borrowed children’s furniture and items from friends. The result was a very emotionally involving room that was a big hit with the family who bought the condo. These buyers had a toddler and fell in love with idea of the playroom just off the kitchen. By demonstrating the use of the room as a playroom, Warren and the seller created a highly functional and useful feature out of what otherwise would have been viewed by many buyers as a odd, orphan room. This materially helped sell the condo!
Municipal water towers behind the home
There was one detrimental feature about the home’s location that needed to be addressed: there were large municipal water towers immediately behind the property.
The towers did not interfere with the use or enjoyment of the home . . . they were just there.
Warren explained to the sellers that while some buyers would object to the towers and would not consider buying the condo because of them, that was not the real risk the towers posed to the successful marketing of the home. The real risk posed by the towers was that if the condo did not find a buyer fairly quickly, buyers would begin thinking that the water towers were causing the home not to sell. If the unit lingered unsold on the market for an extended period, buyers would start to say to themselves “it’s not selling due to those towers, I won’t buy it either!”
Warren counseled that the best way to eliminate the water towers as a potential impediment to the sale of the unit would be to price the property attractively, so that the unit would not accumulate a lot of market age. Warren and the sellers agreed to set the asking price a bit below the recent selling prices of condos similar to 99 Park. The attractive asking price helped the unit go under agreement after the first open house.
Marketing of the home
Below are some examples of the marketing Warren created for the property; you can see the marketing landing page for 99 Park Rd here.
Video
The highlight video is short and easy to watch. Video is a great way to get buyers interested in learning more about a home!
Professional photography
Professional photography is a must for modern marketing, but it is surprising how many real estate agents don’t provide that for their listings
Floor plan
Follow the hotlink at right or in the image below to access the innovative, interactive floor plan for 99 Park Road, Franklin, MA.
This on-line floor plan has a very helpful “furniture placement function.” This lets buyers select and size an icon of any piece of furniture they currently own (or are planning to buy) and place the furniture icon right into any of the rooms of the home. That way, buyers get to see how well specific furniture pieces fit in the home – no need to guess! Check out this labor-saving and fun function!
Thinking of selling your home?
Use the form below to contact Warren Reynolds about your best options to get your property ready to sell for top dollar. Warren is an effective and creative marketer and will help you improve your returns on your real estate investment!
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