As a wise rapper once said:
Eminem knows his stuff and he would have made a good Realtor… well, maybe. He did, however, know a thing or two about the importance of seizing the opportunity.
In real estate it is all too common to get a call from a seller that says, “I would like to list ASAP - can you come over with your camera tomorrow?” First off, your Realtor shouldn’t be coming over with their camera because they are not professional photographers... Besides that, ensuring that your listing has the greatest impact when listed requires time to properly prepare your listing.
At any given time, you have a pool of buyers watching the market. Although that number could be trending up or down slightly, having your listing come on 3 days later but looking perfect will ALWAYS beat listing now (in subpar condition) any day.
Let’s find out why!
Here’s a list of marketing activities and approximate timeframes required to get your property on the market:
(note these are minimum marketing activities and a number of other listing activities are removed for simplicity)
- Prepare CMA: 24 hrs
- Strategize Marketing Plan: 24-48 hrs
- Professional Photographs: 48-72 hrs (minimum 24 hrs to receive back)
- Professional Measurements: 48-72 hrs (minimum 24 hrs to receive back)
- 3D Matterport Virtual Reality: 48-72 hrs (minimum 48 hrs to receive back)
- Custom Website: 24 hrs
- MLS Upload: 24 hrs
Some of these activities can be combined and a number of details are omitted for simplicity but I’m sure you get the picture. Also note that this time frame goes into effect AFTER the seller has prepared the home for sale (i.e. after maintenance & repairs, full clean & de-clutter, staging, etc.).
We can move quickly on our end, but we caution sellers against moving too fast and skipping vital listing steps. I mean, we have all seen iPhone photos on MLS with the TV on in the background (that issue can be a post in itself).
The old adage “You’ll never get a second chance to make a great first impression” certainly rings true when it comes to listing your home. When your listing goes live, it is immediately sent out to all buyers whose criteria it matches. Those buyers will glance at your listing for about 3 seconds before deciding whether to review it in greater detail. If you don’t spark their interest right away with stunning photos and an effective write-up, you will never receive that showing request.
Sure, you could come on a few days earlier, however, we can say with absolute certainty that if you have a higher standard and you want your property to stand out, that taking the necessary time to present your listing in the best light gives you the best chance of selling for the highest price! Failing to do so will lead to buyers bypassing your listing and instead visiting your neighbour’s house who did take the time to properly prepare for listing.
So, list your home like Eminem would and “seize everything you ever wanted”...
Don’t List Too Quick!