The Philadelphia Real Estate Blog

Selling Your Philadelphia Home?  Think Twice Before Listing With Your Best Friend

Selling your Philadelphia Home is a big decision.  Who are you going to list with? Your best friend? A good friend? Someone you know or a premier listing agent that services your area? These are the questions to ask yourself whether it be your primary residence or even an investment property that you own.  Too often I hear after the fact, "Well I gave the listing to so and so because I thought he would do a good job." This sale is going to bring in proceeds for you, or perhaps save you from a foreclosure.  It is a big decision.  You need expert advice from someone that is independent and who is an expert in the marketplace.  You need someone that you can trust, but not someone that is going to "yes" you to death and not someone that is going to tell you what you want to hear. 

Or perhaps your friend is only in the business part-time and not up to all the changes in real estate or does not provide maximum exposure for listings (video, blog, enhancing listings) or is just an outright crappy negotiator?  Or even if your friend is a great agent, they may be soft with you in terms of where your listing price should be, thus you question why your property is not selling?  I have heard one too many times that these friendships can get soured through these real estate trials and errors.  So why even bother in markets like these?  List with the friend during the seller markets when the friend does not have to do too much and do your research to list with someone who goes the extra mile and stands above the crowd in these tough markets.  What sellers need now (more than ever) are the best agents that are honest, that are not afraid to tell the truth, that are the best negotiators for their clients and who excel in giving them the maximum exposure for their listing - to get it SOLD.

Not for nothing, we are easy to find.  You already know where to find us.

A Step Down for The Seller ?

One of the most important lessons I learned as a listing agent is to tell the truth to sellers - especially regarding pricing.   It can be a sensitive topic or subject, especially in this market.  Sometimes the truth is not great news.  And in the big picture, it is not myself telling the news often, it is the real estate market telling the news.

For one of our listings, after countless open houses and not many showings, we recommend price reduction after price reduction with hesitation and reluctance from the seller.    The final decision ?  To change agents.   So the decision was to lose the best marketers in the neighborhood because it was easier to try with someone else and roll the dice and be in denial then to face the truth.

So when the new listing went up several weeks ago it has been on the MLS without any photos.  No videos have been done.  No blogs, no local presence in the neighborhood, no social media marketing.  Perhaps the new agent will step it up, but I have a feeling that is not going to happen.  Oh and by the way, the listing price was raised $10,000 .

I see this morning that there is now ONE exterior photo in the MLS, just in time for a broker open.  Better late than ever.  24 more photos to go...

The big picture for us is that if a seller is not willing to take our advice, chances our their property is not going to sell.  Going with another agent will not be the solution.  Often times, it will just be a step down which will hurt the final sales price as the marketing exposure may greatly suffer.   And of course what will happen if they ever do make it to negotiations ? 

What are your thoughts ?

Some Philadelphia Real Estate Offices Simply Sell More Homes !

Why is this ?  They simply do a better job of listing properties and marketing those properties.  And to follow-up on yesterday's blog"Denials and Inflexiblity Equals Lost Opportunities for You ! ", they do a MUCH better job on providing ACCESS to those listings and communicating with those sellers.

Simply put, IF YOU CANNOT SHOW IT, YOU CANNOT SELL IT .

What does this mean if you are a seller interviewing agents ?  Ask questions:

• Does your office use a professional appointment center to set up showings ?
• Is your office open on weekends to capture sign calls ?
• Are you going to make sure the showings are easily accessible to the buyers agent (meaning no key in the office, you do not have to be there to show the property...etc) ?

What does this mean if you are an agent looking to choose between real estate offices ?

• You definitely want to make sure an office uses a system like eshowings so you can leverage your time.
• Why would you want to be required to show up at every showing and get in the way of a buyer agent and a buyer and interfere with their schedule and their logistics ?  Especially when you can be doing something more productive like getting another listing or working with a buyer.  Or working on marketing material or strategy to sell that listing.
• If you had a system like e-showings, you could then provide a professional showing report to your seller each week or every day.  And of course you would get more showings as some agents will skip showing your listings as it is too much of a headache.
• Also, I would ask the office is your budget too slim to pay for a showing service ?  Especially if you are a "cutting edge office", why not use a cutting edge service ?

The best example I have was for a 500 square foot studio condo which was vacant in Old City.  The listing agent HAD to be there for the showing.  So we waited an extra 15 minutes for her to show up during our tour and the listing agent, Stephanie (I waited outside) and the 2 buyers went up in this small condo.  I think the listing agent may have brought her colleague with her and all five of them went up in this little condo.   Stephanie even asked if she could do the showing alone which was denied.  According to the buyers, it was the most uncomfortable showing experience of all the properties that we looked at.  And in my opinion, it was a waste of time for the agent to show up to do this showing.  If she had a lockbox on the property, she could have been much more productive with her time that day.   

There are plenty of more examples like this.  But if I am a seller, I would not want my property handled like this at all.  And if I am an agent, I would much prefer to have my time to be spent more wisely - like selling more properties.

What are your thoughts ?

Where are the photos ?  No wonder the listing expired !

Every week I comb through the numerous listings that have been expired or withdrawn.  The bulk of the expired listings will be at the end of the month as most agents will go out to the end of any given month for their listing contract.

What I find amazing (and appalling) is that a high percentage of these listings do not have any photos !  Where are they ?  I wonder if the seller even knows that their property was "marketed" for months without having any photos ?  This morning, I saw more than a dozen listings expire without photos, many of which the listing price was greater than $300,000 !   Don't these agents and sellers know that often times both buyers agents and buyers will just skip any listing that does not have any photos ?  The first thought that comes to mind is that "oh, there must be something wrong with it" ...

No wonder the listing expired ! 

If the agent was too lazy to even take photos of their client's property, I cannot imagine that they did much else to market the property.   Or do anything for that matter to help get it sold other than keep their fingers crossed that a magical full price offer will somehow arrive to them out of the blue.

The good news for us and other agents is that eventually these listings will end up in the hands of a more capable listing agent.  The bad news is that for the agents that lost the listing, they probably lost a client forever.

2 Bedroom Home for Sale in Port Richmond Philadelphia

Call The Somers 215-400-2620, RE/MAX Access, Northern Liberties, Philadelphia

3270 Emery Street

You will find this cozy 2 Bedroom Home for Sale in Port Richmond has all new windows, electric wiring, plumbing including drain from house to street, drywall and primer paint, stucco, and tile floor in bathroom.

The roof was coated about 18 months ago and the steps to the second floor were moved to the side of the home to open up the floor plan. New hardwood floors throughout second floor.

Photo Gallery for 3270 Emery

This 2 bedroom home for sale in Port Richmond is priced below market value for a quick sale.

Explore more on Life in Port Richmond

TheSomersTeam.com

Remax Access, Northern Liberties

Contact Ryan Schaffer 267-226-1924

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If interested in buying or selling properties in Philadelphia, contact Chris and Stephanie Somers at thesomersteam@yahoo.com or 215-400-2612.  For investment properties, check out our new investor site at Philly Investor Hub!  If interested in checking out our new office in Northern Liberties, let us know !

The Somers  Team - Philadelphia Real Estate  

Search the MLS Properties Here in Philadelphia

Areas of specialty include: Northern Liberties, Old City, Center City, Fishtown, Graduate Hospital, Art Museum, Queen Village, Pennsport, Old Kensington, Port Richmond, Bridesburg, Society Hill, Loft District, Spring Garden and more !

Old Kensington Real Estate - 3 Bedroom Home for Sale in Old Kensington, Philadelphia

Call The Somers 215-400-2620, RE/MAX Access, Northern Liberties, Philadelphia

167 W Jefferson Street

This newly renovated 3 story row home offers many wonderful features you will enjoy. This 3 bedroom home for sale in Old Kensington has beautiful curb appeal, is located across from a large clean park, and near beautiful architectural buildings.

Solid hard wood floors throughout every room, new kitchen w/ appliances and plenty of cabinets and counter space for cooking. The dining room and living room are combined in a completely open floor plan on the 1st floor. There is a rear powder room with bamboo style designer vanity and a 1st floor laundry area.

Photo Gallery for 167 W Jefferson Street 

The 2nd floor has 2 bedrooms that share a full bath. The 3rd floor is the incredibly tasteful master bedroom suite with walk in closet, room for a sitting area and bedroom set.

The master bath includes a spa tub, beautifully tiled ceramic walls and floor, and a large vanity for storage. The master bedroom and bath have skylights and there are good views of the Ben Franklin Bridge.

This 3 bedroom home for sale in Old Kensington has a full, clean, unfinished basement, new electric, new plumbing, gas heat and cooking and has central air conditioning.

Neighborhood articles and Information about Old Kensington

TheSomersTeam.com

215-400-2620

Remax Access, Northern Liberties

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If interested in buying or selling properties in Philadelphia, contact Chris and Stephanie Somers at thesomersteam@yahoo.com or 215-400-2612.  For investment properties, check out our new investor site at Philly Investor Hub!  If interested in checking out our new office in Northern Liberties, let us know !

The Somers  Team - Philadelphia Real Estate  

Search the MLS Properties Here in Philadelphia

Areas of specialty include: Northern Liberties, Old City, Center City, Fishtown, Graduate Hospital, Art Museum, Queen Village, Pennsport, Old Kensington, Port Richmond, Bridesburg, Society Hill, Loft District, Spring Garden and more !

2 Bedroom 2.5 Bath Condo Unit for Sale in Northern Liberties, Philadelphia

Call The Somers 215-400-2620, RE/MAX Access, Northern Liberties, Philadelphia

901 N Penn Street R2003

A 2 Bedroom, 2.5 bath condo unit for sale in Northern Liberties at Waterfront Square is a short sale opportunity.

This 1^st floor condo unit in Northern Liberties has over 1,500 square feet of living space with exterior glass balcony and includes all of the stainless steel appliances and a side by side washer and dryer.

The layout is extremely desirable with each bedroom on separate wings. There are hardwood floors and granite countertops through the main living area.

Photo Gallery 

The kitchen and baths have a neutral tile backsplash and shower. There is a separate glass enclosed shower and bath in both bedroom suites, walk-in closets and linen closets.

The living room, dining room, and kitchen are open to a stunning glass wall overlooking the Ben Franklin Bridge, Delaware River, and Center City.  Concierge, 1car garage parking, spa, pool, and gym included.

You will love the amazing 20th floor views from this 2 bedroom 2.5 bath condo unit for sale in Northern Liberties in Philadelphia.

Explore more about Life in Northern Liberties

Take a Tour of this amazing 20th Floor Condo Unit in Northern Liberties

TheSomersTeam.com

215-400-2620

Remax Access, Northern Liberties

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If interested in buying or selling properties in Philadelphia, contact Chris and Stephanie Somers at thesomersteam@yahoo.com or 215-400-2612.  For investment properties, check out our new investor site at Philly Investor Hub!  If interested in checking out our new office in Northern Liberties, let us know !

The Somers  Team - Philadelphia Real Estate  

Search the MLS Properties Here in Philadelphia

Areas of specialty include: Northern Liberties, Old City, Center City, Fishtown, Graduate Hospital, Art Museum, Queen Village, Pennsport, Old Kensington, Port Richmond, Bridesburg, Society Hill, Loft District, Spring Garden and more !

4 Bedroom 1 Bath Home for Sale in Port Richmond, Philadelphia

Call The Somers 215-400-2620, RE/MAX Access, Northern Liberties, Philadelphia

3210 Salmon Street 

Welcome to this extra-wide, spacious 4 bedroom, 1 bath home for sale in Port Richmond, Philadelphia.  This property is 22 feet wide which provides for added room and square footage to the property.

Features of this Port Richmond Home:

• Hardwood floors through-out most of the property
• Kitchen has been updated with tile floors and bountiful, newer cabinets
• Upstairs bath is ample size which has also been updated
• Basement is full and extremely spacious for storage
• There is also a side yard for outdoor space and bbq
• Electric is newer

Property is well maintained even though it is a short sale and was fully inspected in 2006. There are some minor updates that are needed as well as some cosmetic work.

Photo Gallery

This 4 Bedroom 1 Bath Home for Sale in Port Richmond is a short sale property that will require third party approval. Property will be sold in "as-is" condition and buyer will be responsible for any violations (if any) on the Philadelphia City Certification. This is a great opportunity to own on this great Port Richmond block below market value. Parking is easy.  Extremely convenient to shops and transportation on Allegheny Ave.

Property is easy to show and we welcome you to visit this 4 Bedroom 1 Bath Home for Sale in Port Richmond.

Explore more on Port Richmond Life

TheSomersTeam.com

215-400-2620

Remax Access, Northern Liberties

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If interested in buying or selling properties in Philadelphia, contact Chris and Stephanie Somers at thesomersteam@yahoo.com or 215-400-2612.  For investment properties, check out our new investor site at Philly Investor Hub!  If interested in checking out our new office in Northern Liberties, let us know !

The Somers  Team - Philadelphia Real Estate  

Search the MLS Properties Here in Philadelphia

Areas of specialty include: Northern Liberties, Old City, Center City, Fishtown, Graduate Hospital, Art Museum, Queen Village, Pennsport, Old Kensington, Port Richmond, Bridesburg, Society Hill, Loft District, Spring Garden and more !

New Port Richmond Listing at 2727 E Venango Street for $174,900

Welcome to this Port Richmond 3 bedroom, 1 full bath home with a 1st floor powder room.

This home is expertly renovated and situated in the highly desired location of Port Richmond.  You enter this home through the ceramic tiled enclosed porch. The interior features include:

1.  new ceramic tiled powder room

2.  a spacious living room with Brazilian Cherry hardwood flooring leading through to

3.  a formal dining room

4.  to a beautiful modern kitchen with stainless steel appliances and subway tile backsplash.

Photo Gallery

There is a nice size cemented outdoor space which is perfect for fall entertaining.

The second floor features 3 roomy bedrooms that have new wall to wall carpets and a remodeled 3 piece contemporary bath. 

The home offers the following NEW features:

• new electrical wiring throughout
• new central air & heating system
• new high efficiency windows.

Close to daily conveniences which include Target, Home Depot, shopping and only a few minutes from Center City.

Learn more about living in Port Richmond:

Contact Elaine Kasavage at (215) 756-1531 or via email at elaine103@comcast.net  to preview this great home.

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If interested in buying or selling properties in Philadelphia, contact Chris and Stephanie Somers at thesomersteam@yahoo.com or 215-400-2612 . You can connect with us on Facebook and Twitter .  For investment properties, check out our new investor site at Philly Investor Hub !  If interested in checking out our new office in Northern Liberties, let us know !

The Somers  Team - Philadelphia Real Estate  

Search the MLS Properties Here in Philadelphia

The Philadelphia Real Estate Blog

Click here to receive our Blog updates via email ! 

Areas of specialty include Northern Liberties, Old City, Center City, Fishtown, Graduate Hospital, Art Museum, Queen Village, Pennsport, Old Kensington, Port Richmond, Bridesburg, Society Hill, Loft District, Spring Garden and more ! 

New Listing in Mayfair ~ 3244 Ryan Avenue for $229,900

This fantastic block of Ryan Avenue features a Twin style home for sale with 3 bedrooms, 2 full bathrooms and 1 powder room!

This home has been meticulously maintained over the years and everything is in excellent working order. It is spacious and has many elements that are highly desired. 

The exterior has a charming front porch as well as a convenient back patio. The interior 1st floor features include an expansive living room, a formal dining room, and an inviting eat-in kitchen with plenty of cabinet space.

Photo Gallery 

Downstairs there is a finished basement with terrain tile, a separate laundry area, and a convenient powder room. 

The 2nd floor features a master bedroom including a master bath with stall shower. The 2nd & 3rd bedrooms all have hardwood flooring and plenty of closet space. There is central air conditioning, a garage, driveway parking as well as street parking.

First time buyers welcome.  Contact Elaine Kasavage at 215-756-1531 or via email at elaine103@comcast.net.

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If interested in buying or selling properties in Philadelphia, contact Chris and Stephanie Somers at thesomersteam@yahoo.com or 215-400-2612 . You can connect with us on Facebookand Twitter .  For investment properties, check out our new investor site at Philly Investor Hub !  If interested in checking out our new office in Northern Liberties, let us know !

The Somers  Team - Philadelphia Real Estate  

Search the MLS Properties Here in Philadelphia

The Philadelphia Real Estate Blog

Click here to receive our Blog updates via email ! 

Areas of specialty include Northern Liberties, Old City, Center City, Fishtown, Graduate Hospital, Art Museum, Queen Village, Pennsport, Old Kensington, Port Richmond, Bridesburg, Society Hill, Loft District, Spring Garden and more !