Staging Properties

One of the services that I have added to my repertoire is staging my listings. I urge all of my seller clients to allow me to help stage their home. I recently completed a staging certification class through Interior Excellence.

Here is a brief primer on home staging that every seller should read!

Why is home staging important?

• Staging decreases listing time - studies have shown that staged homes sell faster
• Staging increases the selling price
• Appraisers are more likely to place a higher value on staged homes
• Buyers view staged homes as well-maintained
• Staged properties have the edge over similar properties on the market
• A staged home is ready to move into NOW - which is exactly what buyers want in this market
  

The goal of staging is to create a model home environment, where virtually any buyer can imagine him or herself living in the home.

A model home environment means:

• Appealing exterior with manicured landscaping
• Welcoming foyer
• Generic and pleasant interior
• Good lighting
• Color coordinated
• Properly arranged and scaled furniture
• Good traffic flow throughout the home
• Spa-like bathrooms
• Completely free of clutter
  
• Clean, clean, clean!

These are the most important home staging guidelines, tips and strategies:

• Fresh smell and NO odors - remove any plug-ins or scented candles. The first thing buyers think when they smell any fragrance is, "What are they trying to hide?" Instead of using fragrances, clean your carpets, open the windows, and take care of any pet odors with the appropriate products.
  
• Less furniture is better - have the least amount of furniture that will convey to the buyer what the room is intended for - you are selling square footage.
  
• Replace all carpets or have them professionally cleaned at a minimum.
• When property is being shown - get out of the house! Leave the lights on, have no dishes in the kitchen sink, play soft music (jazz, classical, or soft pop is best), and take all pets and pet items out of the house (beds, food & water bowls, etc.)
• The patio and the deck should look very welcoming, even in colder months. Pots with flowers or green shrubs are key.
• Keep it PG-13 - remove large displays of alcohol, nudity in art forms, taxidermy, and gun racks filled with guns.
• Put away all collections and valuables.
• Pack up family photos. The home needs to be as neutral as possible and not tell a story about the current owner.
• Not everyone is an animal lover. Pets in the home can be a real deal breaker. Never keep a pet or pet bed in the master bedroom. Pets should never be in the house during showings if possible.

There are certain obstacles that will turn buyers off right away. Real deal breakers include outdated wood paneling on the walls, old light fixtures, unfinished remodeling projects, and stained or worn carpets. Buyers see this and know they will need to fix these things right away.

Homes that are heavily themed or decorated over the top are potential deal breakers. Some examples:

• Americana Country: Teddy bears, hearts, duck stencilings, lace, collections, greenery draping everything, lots of dried florals
• Sailboat/Boating Themes: Throw rugs, shower curtains, wall art, lamps, collectibles
• Mediterranean: Dark walls and draperies, heavy and massive furniture, deep dark rich colored carpeting. Dark is out!!!
• Disneyland: Children's bedrooms, bathrooms and playrooms that make you feel like you're in the magic kingdom

This merely scratches the surface of home staging. If you are contemplating putting your home on the market, please give me a call and I will give you a complementary market analysis and staging consult at your convenience.

Recently Sold Properties in Hampden

Recently Sold Properties In Hampden

3811 Keswick Road
List Price: $289,000
Sold Price: $265,000 - 91.7% of list price
Sold Date: June 20, 2008
Days on Market: 196
3 bedroom 2 bath townhouse with new kitchen, new bathrooms, crown moldings, chair railing, and hardwood floors.



600 W 37th Street
List Price: $289,900
Sold Price: $270,000 less seller subsidy of $1400 = $268,600
- 92.7% of list price
Sold Date: June 20, 2008
Days on Market: 68
3 bedroom 2 bath end of group steps away from Wyman Park with new kitchen, finished lower level, and parking pad.


1401 Morling Avenue
List Price: $235,000
Sold Price: $230,000 - 97.9% of list price
Sold Date: June 27, 2008
Days on Market: 49
3 bedroom 1.5 bath total rehab with open floor plan, stainless appliances, refinished hardwood floors, front & back porches, patio, and parking pad.




3417 Keswick Road
List Price: $234,900
Sold Price: $229,000 - 97.5% of list price
Sold Date: June 23, 2008
Days on Market: 17
Updated 3 bedroom 1.5 bath townhouse with wood floors, updated appliances, and central air.







842 W 34th Street
List Price: $150,000
Sold Price: $150,000 less $5,000 seller subsidy = $145,000
96.7% of list price
Sold Date: June 27, 2008
Days on Market: 54
3 bedroom 1 bath estate sale needing improvements.


3934 Beech Avenue
List Price: $295,000
Sold Price: $285,000 less $2,130 seller subsidy = $282,870
95.9% of list price
Sold Date: June 27, 2008
Days on Market: 54
3 bedroom 1.5 bath with hardwoods throughout, updated kitchen, porch front, covered patio, private back yard, finished lower level, and 2 car garage.



3312 Beech Avenue
List Price: $269,000
Sold Price: $265,000 - 98.5% of list price
Sold Date: June 20, 2008
Days on Market: 14
3 bedroom 1.5 bath on wonderful block of Beech Avenue. Peaceful, serene home with extra room on first level, great front porch, directly across from Wyman Park!




3735 Keswick Road
List Price: $269,000
Sold Price: $265,000 - 98.5% of list price
Sold Date: June 26, 2008
Days on Market: 24
3 bedroom 1.5 bath with beautifully renovated kitchen, remodeled full bath, energy saving features, insulated attic, and home warranty.





1326 W 40th Street
List Price: $257,900
Sold Price: $254,000 less subsidy of $5775 = $248,225
96.2% of list price
Sold Date: June 27, 2008
Days on Market: 31
4 bedroom 2 bath with updated eat-in kitchen, refinished bath, newly finished lower level, freshly painted walls, hardwood floors, crown molding, and landscaped patio in rear.

Sold This Week in Hampden

3513 Hickory Avenue
List Price: $198,600
Sold Price: $182,000
Days on Market: 16
2 bedroom 2 bath 3 level townhome with high ceilings, hardwood floors, funky 50s kitchen, rear deck, covered front porch, and private courtyard in rear.


1323 W 41st Street
List Price: $242,900
Sold Price: $244,000 - less seller subsidy of $6724 = $237,276
Days on Market: 8
Charming 3 bedroom 1 1/2 bath porch front row home with beautiful updated kitchen offering stainless steel appliances & Corian countertops, inlaid hardwood floors, and rear carport.

Just Sold: 835 Union Avenue, Baltimore MD 21211

Sold Today June 2nd 2008: 835 Union Avenue, Baltimore, MD 21211

List Price: $265,000

Sold Price: $258,000 - 97.4% of list price

Days on Market: 13

Beautifully renovated 3 bedroom 2 bath home on one of the best blocks in Hampden! Step inside this large end of group with an open living/dining area with beautifully refinished hardwoods and wainscotting. Updated kitchen w/French door to fabulous deck & brick patio. Parking can easily be added. With replacement windows, 2 full *updated* baths, nice fixtures, full easily finished lower level, and home warranty!

The Hampden real estate market is alive and well. Properties that are in good locations, in nice condition, and that are priced appropriately WILL sell in a reasonable period of time. Market time has increased in the last year, this is true. However, a major reason for this, aside from the changes to the mortgage industry and the economy in general, is the expectations that sellers have about the price their property will sell for and what they need to do to get the deal done.

You can't get top dollar in this market unless you are priced right for the specific location and the house is well-cared for (it helps a lot to have the home professionally staged, and of course very clean).

In the current market, buyers have higher expectations. They will do a home inspection and they will expect you to make repairs to anything that is not safe or working properly. They will expect you to make some concessions, whether it is on the price or closing costs or both. This is typical of a normal buyer's market.

The most important thing is to have appropriate expectations when listing your home. It is unlikely that you will get a full price offer with no contingencies. However, if your home is in good condition and marketed professionally by a Realtor, as a seller you can expect to receive a fair offer in a reasonable amount of time, and you can negotiate from there.

My Favorite Feature of the Neighborhood

There is no doubt that my favorite feature of the Hampden neighborhood is Wyman Park. There aren't many places you can live in Baltimore City where you have a 5 minute walk to a beautiful park complete with miles of walking trails, a stream for a happy dog to wade in, and an open sports field where dog owners meet every day around 5 pm to unwind and let their dogs run free for a while.


Here is a great shot of my dog, Sebastian, getting ready to lay down in the grass at the dell on the Hampden side of Wyman Park.

And here is a link to a great article written recently by a Baltimore Sun blogger about the dogs at Wyman Park. This blogger has also written several articles about other official and unofficial dog parks in the City.