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  Hudson Valley  Mobile homes  Log homes 
Country homes   Real estate   Home interiors  Rentals
 More and more home buyers go to the internet FIRST
before they look at any home.
So, if you want the most prospects you need to use the internet.

How to sell your home FAST
I use home and aerial photography to promote properties.

Attention:   For Sale By Owners

If your home or property is located in the Hudson Valley region
you can advertise it right here on our popular websites.
this page is rated on Google at number  3
for the search:  "homes for sale, Hudson Valley"
Your home ad will be linked to from here and many others on this site
and .
Our sites get noticed on Google for many real estate related searches
in the Hudson Valley.   Try it and see.    Rates and details

             If you want to sell your home fast you must get it ready first.

             Even if your buyer shows up tomorrow with all cash,
 unless your home is legally ready and meets local codes you can't transfer title.
If you have put any additions onto  your house since you bought it,
you'll need a certificate of occupancy
on those additions or it can't sell.   So, to start the process
get all your paperwork in order.  
 Fill out our short form to request an evaluation.

          The next thing you need to do is decide whether to sell it on your own
 or use the services of a real estate broker/agent.


Using a broker/agent    Setting a price   When to sell  
Making your home attractive to buyers

Marketing plan   Paperwork   Money and financing  
Get a free home evaluation

  Hudson Valley
Hudson Valley real estate resources
Dutchess and Columbia Counties
Sell your home in SE NY State -- form

917-239-3151  Millerton, NY

Homes for sale   Land for sale  Rentals
 Buyers   Sellers 


Paul Smyres
Paul Smyres

Real Estate Paperwork
Using a broker/agent   Setting a price   When to sell 
Making your home attractive to buyers

Marketing plan   Paperwork   Money and financing
Real estate involves a lot of paperwork
Banks and title search companies need documentation to justify a loan,
so have as many of the following available as you can:

Deed -- you may have restrictions or easements on your property that
affect the value.   Many people never read their deeds and find
surprises when they go to sell.

Survey -- this helps buyers know just what they're buying. 
Sometimes the survey will have the location of septic and well, and that's important.

Tax parcel map -- it shows the location and size of nearby properties

Certificate of occupancy --
very important if you made any additions to the
home since you've owned it.  Even decks, garages, and larger sheds need a C/O
If the home is under construction, you need building permits to be in order.

Maintenance records and receipts
-- especially for furnaces
and septic systems.

Location, depth, and type of well, if you have one

Property tax bill records and utility bills
buyers need to know how much they'll have to pay

Brokers and agents
Real estate brokers
 Using a broker/agent   Setting a price   When to sell 
Making your home attractive to buyers

Marketing plan   Paperwork   Money and financing

Selling your home is a big task and there's much more
involved than one might think.
That's why most people use the services of a real estate broker.
Remember, a broker almost always gets a better price for your property
and usually sells it faster as well.

Qualities to look for in an agent

Honesty, energy, diligence, communication, follow through
knowledge of the area,  knowledge of homes and property, and....
creativity -- it often makes all the difference

Real estate is very much a people - oriented business.

A great deal of emotions are involved in many real estate transactions.
In fact, sometimes a deal falls through just because of some irrational
behavior.    You need to work with someone who can work well with people.
A personable agent or broker can keep the deal on track.

What a broker can do for you:


A broker may already have several buyers waiting for a property just like yours.
Agents and brokers constantly advertise to find buyers, plus, they are in frequent
contact with other brokers.
In the Hudson Valley, many of the buyer prospects are coming from out of town.
sometimes very far away.   A sign on your property, "For Sale by Owner"
won't get noticed at all by out-of-town buyers.


This is very important.  Unless a prospect can actually go through
with a transaction, they will waste everyone's time.


Are you a good negotiator?  If not, you should let a professional help you.
People who try to buy directly from an owner often expect a lower price.
  They figure, if the owner isn't paying a commission he should charge less.
Very often that's exactly what happens.  The seller has no leverage.
In fact, some of the shrewdest buyers eagerly go after "for sale by owners"
because they know they can get a good deal.


Real estate transactions involve tons of paperwork.   If it's not done properly,
it can cause serious problems or at the very least delay the sale.
Real Estate professionals know what paperwork needs to be done, when, and why.

Using a broker/agent   Setting a price   When to sell 
Making your home attractive to buyers
Marketing plan   Paperwork   Money and financing

Setting an accurate price is the most important and also the most challenging
thing you can do.  If you set it to high, it will not get many viewings,
and if you set it too low, you will of course lose money.

This is the number one reason you should have a professional
help you sell.  Brokers and agents constantly study the market.

Unlike most products each piece of real estate is entirely unique.  
There's no property exactly like it.  This means you cannot arbitrarily set a price. 
  Just because a neighbor sold HIS house for X dollars has very little to do
with YOUR property.   There's always a difference, even if the homes
 appear to be alike.   For example, it may be a different TIME,
the interest rates might be different,  the economy may have changed,
 or the neighborhood may have changed.   And of course, the BUYER
 is always different.   Different buyers have different motives
and different finances.   The selling price of a home
 also has very little to do with the original purchase price.  It could be
much higher or significantly lower, depending on a number of factors.

What realtors do is make a calculated and educated guess
as to what a qualified buyer will be willing to pay for your home.


     It makes a big difference in the price you ask.  Keep in mind
 that the cost of a long sales process can be as much as the extra
you might make by having a higher price.


Real estate sales can be somewhat seasonal, especially in areas that have winter. 
There are generally more buyers out looking in the spring and fall.  The business cycle
 at the time is more important than the season.   Interest rates go up and down
and selling before they go up is better.   When interest rates are up prices tend to fall. 
  Cash buyers like to take advantage of high rates because they usually can pay less.
   In winter, those who are out buying are usually serious buyers, or are forced to buy
for one reason or another.   Some investors like to shop in winter because of that.

 Using a broker/agent   Setting a price   When to sell 
 Making your home attractive to buyers
Marketing plan   Paperwork   Money and financing
We all grow accustomed to our homes, the way they look, how they're decorated,
and so on.  Buyers have a very different view of a house, however, and sellers
 need to realize that.  A buyer is trying to imagine their own furniture and decor
in your home,  so anything you can do to help them will make your home sell faster.   
Get rid of clutter, and do everything possible to make your home
attractive.   Otherwise, a well-qualified buyer may just drive on by
without ever seeing your home.

Aerial photos are unique, and definitely help sell property

A bunch of nice homes in a small development

A large mansion

In a big development, making your home stand out is not easy

aerial photos help sell large properties such as farms

beautifully restored old country home -- FOR SALE, call me

this huge bedroom is in an old converted barn structure --- FOR SALE, call me

this fabulous gourmet cook's kitchen is for sale -- CALL ME

Old country home, totally restored and FOR SALE,  call me


especially from all the seasons. 
It really helps customers visualize the beauty of your home.
If you have a large or expensive property, a good aerial photograph is invaluable.


Nobody knows your home like you do.   Why do you like your home so much ?
Think about what you would tell a potential buyer and write it down. 


No show, no sell.    If it's difficult for you to be around
 for one reason or another, let your realtor have a key
 or set up a lock box.  Buyers are sometimes very impulsive. 
They'll ask the realtor, "can we go see it now?".   
The more times your home is seen, the more likely you'll get an offer.

Using a broker/agent   Setting a price   When to sell 
Making your home attractive to buyers

Marketing plan   Paperwork   Money and financing
 More and more home buyers go to the internet FIRST
before they look at any home.
So, if you want the most prospects you need to use the internet.

Savvy real estate marketing these days makes full use of the internet.
 I'll put your property on our company site as well as this one.
I'll take a lot of photos of your home, too, so buyers can get a virtual tour.
It will also be put onto 3 Multiple Listing Services  (MLS) websites

Man with a plan.

I'll prepare a marketing plan for your property.
In that plan I'll evaluate the property by doing
a CMA or Comparative Market Analysis.  
I'll go over the positive and negative features of your property
and describe the likely type of buyer.
I'll suggest a listing price and estimate how long it will take to sell at that price.
Then I'll tell you how I plan to sell it.  
I use the internet in a big way to sell homes.
Almost all home buyers these days use the internet, and if they don't,
you can bet a good penny that their agent does.  

No good real estate office is without access to the internet.  
That's how property gets advertised these days.

PLUS, our office will put your property in a number of key
printed advertising outlets used by buyers.


Money and real estate financing
Using a broker/agent   Setting a price   When to sell 
Making your home attractive to buyers

Marketing plan   Paperwork   Money and financing

Financing real estate deals can be very simple or very complicated.

On the simple end, there are all cash deal no contingency deals.
On the other end are huge multilevel, combination cash, loan, equity, stock,
and property swap deals.

Most people need to get a mortgage, and even if they don't need one,
they may choose to borrow the money rather than use all their cash.
Mortgage companies demand accurate and complete paperwork,
since they are investing in the property.

There are times when it makes sense for a seller to "hold paper", that is,
finance part of the sale.    One reason someone might do that is because
the sale of the home will produce a huge tax liability.   By financing the sale,
a seller can spread out the cash profit over a number of years.
This can be risky, however, unless the buyer has very solid finances.

Some buyers want "owner financing", or "rent with option to buy"
If you're a seller, beware.   This type of buyer
may ( but not necessarily) have bad credit or little cash.
Rent with option can tie up your property in a contract
that puts you at a disadvantage if the market changes.
In a fast market, no seller really needs to offer "rent to own" options.

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page added March 6, 2004
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