Intelligent Home Selling. The Scottsdale Home Selling Guide.
First Tip in selling a home is 'timing'. There has been some concern among a few thoughtful sellers that, to list their home around popular holidays might hinder their sale or sale price. In addition, June, July and August were also listing periods that brought up questions. Home seller's were concerned... or errantly advised by their real estate agents that; since there were less " tourist/winter visitors in town, "their home would not sell... or would sell for less".
In Fact - This last summer, June 15 to September 30 (Sept 30th reflecting Sales/Purchase Contracts written in August). There were 90+! home sales in the luxury Town of Paradise Valley. Scottsdale Sales figures for Silverleaf are below.
In the cooler months, when the homes 'taken off for summer' are put back on/in, from Oct 1st to January 30th, there were 73 home sales. 18.88% LESS home sales than in summer . Sooooo, who is advising sellers to take their home off the market for summer?
The Best Time to Sell a Home in Scottsdale IS...
Myself, educated agents and informed luxury home specialist advise. "Plan a date to list, that is ideally best for you". The primary consideration being #1. The ability to accommodate showings. And #2. having the available time to address purchase contract negotiations #3. Is the Market going up or down? Currently home prices are declining so on market now is more profitable than waiting.
Consider these positive points in regards to Holiday AND Summer selling
Sellers have success around the holidays and summer months since #1. There is less competition. #2. Equaling less inventory. During Holidays family members and friends interested in buying a home in Arizona use the holidays, such as "Thanksgiving" as an opportunity to visit. Studies show, 87% of all home buyers will purchase a home based on the inventory they see within a 3 month period of time.
In regards to summer months. June, July and August, is also a time of year when luxury housing inventory is lower. Especially in communities like Silverleaf and Paradise Valley. Where, very nice/friendly, well regarded agents may advise their listing clients, with a strong air of confidence - (without doing or having any detailed research and mis-stating the facts) to hold the home off the market.
Understanding Home Showing Data Versus Home Sales Data.
The facts are. There are less "looky lou" showings in the summer. So (some agents - not doing research) discount the value of those months. When in fact, any home buyer looking at homes, when it's over a 100 degrees outside is SERIOUS. The best time to sell a home is when serious buyers are looking.
Comparing this last summer selling period to this winter period. For example, There were 16 sales in the summer period in the Scottsdale community of Silverleaf. There were 22 sales in the winter period. Representing a 37% increase in sales. However the highest Sales per square foot AND highest home sales were in the warmer months.
In addition- The percentage of homes sales relative to the number of "homes on market" were near identical. As a Realtor caring about my client and valuing their time; I would much prefer to show my listing to one serious buyer in Summer, then three buyers in winter; looking at homes - while they are in town to play golf.
Noting: August is back-to-school time in Scottsdale and Paradise Valley. For many families shopping in June and July; in time to get children settled for school is essential. Check registration dates for Cherokee , Cocopah and Chaparral, Brophy and more.
Recapping, The Best Time to Sell a Home In Scottsdale, Paradise Valley or Phoenix
"Increased demand in a city of over 5 million people, the internet, social media, air travel and year around marketing of homes has changed the real estate dynamics to make anytime the market is good, a great time to sell.
As a home buyer, Summer and Holidays are a GREAT time to make an offer because home sellers feel the market is soft. During the summer and holidays, both sellers and buyers benefit by being informed on the realities - 'of the the best time to sell a home or buy one'.
UNUSUAL Selling Advice From an UNUSUAL Source
As a experienced , knowledgeable, educated, intelligent Realtor and person... One absolute oddity to me is. The the Agent who did NOT sell their clients home in the winter and then sits down with the client, to confidently and warmly share the wisdom, that the seller, "should take their home OFF the market for summer" and wait... Until next winter ? Uuummm?? Are we to assume the agent will have 'better luck' selling the home NEXT winter than this winter ?? And yet, very intelligent sellers - 'kindly agree'... Because the sellers have grown to like, CARE and trust their Agent.
I understand, because I work with some of the most caring, intelligent people in the world. As caring people; we come to trust those we like. Unfortunately most of the public do not realize, as much as you may like and care for your Realtor, there are degrees of expertise and talent. As with any profession. In the end, your Realtor was hired to do a job. If they did not do it, you absolutely may want to keep them as a friend ... And if they are close enough, and you expect them at family dinners for years to come, then you may want to keep them as your Realtor. However, IF they are not like family, it becomes an important decision, whether to very nicely cut ties or not. A Tip's link to help decide if they were the best is provided below.
What About Seller Pricing in Scottsdale, Paradise Valley and Phoenix?
Equal to Scottsdale, home sellers in Paradise Valley - Phoenix often times think; if they put their house on the market during a popular time like February. The home will sell faster and they will achieve a higher return. Statistical Data shows this is not the case. If your home is overpriced, (Based on presentation) it will not sell fast; or possibly at all. Regardless of the time of year it was placed on market.
"Presentation", It is NOT just important for a Top Dollar Sale, it is ESSENTIAL.
Above I reference "over-priced based on presentation". Rather than explain here, please feel free to call me and I can give you THOUSANDS of actual visual examples of homes that did not sell for $ X but sold at $ X+ with all the components of "presentation in place". In addition, I will gladly share with you, ONE of the many reason why my listings consistently break community sales records.
Pricing - The Honest Realtor is Trying to Help You.
It is not uncommon for a Realtor to meet with sellers for a listing appointment and have the comfort level of the meeting change when it came time to discuss "List Price". Understandably, the seller would like to achieve the highest price possible. Equally understandable is; the sellers concern, that the real estate agent will suggest a lower price to earn a commission sooner. My approach is to carefully go through ALL the numbers, variables, plus and minus comparison features with the homeowner - to arrive at a "list price". This approach achieves the best result for the seller.
Here's a quick example of the importance of "pricing" - You go to the market and you need 'Bread' - and you study all the quality breads available, noticing they are all priced between $5.00 and 11.00 a loaf. However one brand is $14.00. Which would you buy?
Below is Data from comprehensive NAR research
Home Priced 20% over market - Little or no showings
Home Priced 10% over market - Increased showings but no offers
Home Priced at or within market range - 50% of buyer pool view and home receives offer(s)
Home Priced 5% to 10% below market - 75% of buyer pool view and home receives multiple offers and potentially bid over ask.
You Met with Three Agents and Two were higher than the Third agent. WHY ?
As an important note here, some agents knowing, statistically, (given two agents of equal notability) sellers are more likely to hire the agent, selling/offering a "higher list number".
The agent will inflate their 'value opinion' to get the listing. Unfortunately this is a disservice to the client, as it adds days on market, stress for seller, additional holding cost and may upset plans for the seller moving forward.
There is NOT a day in the year when buyers are not looking for a Home.
If you are considering listing your Scottsdale home for sale. Remember one key FACT. Home buyers need homes year around. Housing is a fundamental as eating. I have been shocked at seeing a home in Paradise Valley taken off the market by one homeowner, only to have the neighbor, with a very similar home sell theirs while the other was off the market! Yes! ... as Realtor I have seen it often , it is the oddest thing.
And yet 99.9% of the agents giving advice on when to keep or put the home on the market will not be able to quote the facts. BECAUSE., there are just so many really friendly former designers, hairstylist, life coaches, Nanny's, shoe sales people etc getting into real estate business for fun and profit. Hiring a Realtor becomes a personality contest rather than what it should be. Which is; knowledgeable experts, that know more than the basics, to properly guide individuals and families selling and buying assets with values often times in the millions.
Homes in Scottsdale - Paradise Valley, you name the community, homes sell year round. In the end, it comes down to, what works best for you? I hope these facts are helpful to you. Maybe you want to be in another home before the school year starts or your employer/business is transferring to another city. Whatever your goal, with great marketing, great home preparation! - guided by an experienced, talented, honest agent like myself, you will earn top market value for your home in the Scottsdale/Paradise Valley area all year round.
Hiring the Best Scottsdale Realtor
My goal is to be of service to you. I say it often but it cannot be said enough, " in real estate, there is a difference in Real estate professionals" For 35 more top tips on a 'Selling a home" click the link. You may also call me now at 480-450-4632.
Realtor -Specializing in Scottsdale and Paradise Valley Arizona
Michael Chaisson - Realtor
Launch Realty - Luxury -Powered By Compass
Premier Client Services
Ranked Top 1% Nationally
Circle of 26 Excellence Award Recipient
480-450-4632
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