From the other suggested listings, it appears that most other homes have professional photos. In my area, the realtor handles this. I only see realty info on the page but not a specific realtor. If you have one, I would question him/her about this.
I think if you want to pursue some of these things, you may need to take it off of your sister's plate and handle it yourself. I'd start with trying to get her to agree to quotes for the kitchen/bathrooms and go from there.
For a different perspective, my husband and I ruled out houses with cheaply done remodels. We figured the seller would want to recoup what they put in and we were going to rip it out and do it our way anyway. We bought an untouched 60’s rambler.
But I'm assuming that you are younger and not a retiree. I'm with you, I'd rather update a house my own way rather than someone else's cheaply done remodel, but you have to remember the target audience here - snowbirds and retirees. A moderately priced reno to appeal to those who want move in ready would be a good investment.
Does anyone want to make a guess as to how much it might cost to replace the cabinets/counters/bathroom vanities?
Honestly, if you don't update the appliances and do a lot of the work yourself, I'd bet you could do the kitchen for less than $5k and both bathrooms for under $2K. The bathrooms really just need a new vanity and counter/sink which is super easy to swap out yourself. For the kitchen, I'd bet you could work with pre-made cabinets from Home Depot or Lowes. I might even splurge on Granite countertops, because for a room that size, you probably won't pay more than $1000-$1500 tops. A new undermount apron sink and updated faucet, and your done.
IF you redo the pics, at least move the couch and chair out of the picture! And I'd take ALL the other "decor" stuff out all together. The dining room table- eh, it's a dining room, there's a table, that wouldn't stand out to me. But the one couch/ one chair is odd, and then the bathrooms being done to look like they're actually being used...
What do you all think about refacing instead of entirely new cabinets?
Your cabinets look similar to mine, particle board and veneer, and they're what, nearly 50 years old? Plus, the sweat equity you'd put into refacing probably wouldn't be worth your time. I would just rip out and replace with stock cabinets from your local box store.
What do you all think about refacing instead of entirely new cabinets?
Your cabinets look similar to mine, particle board and veneer, and they're what, nearly 50 years old? Plus, the sweat equity you'd put into refacing probably wouldn't be worth your time. I would just rip out and replace with stock cabinets from your local box store.
They aren't particle board. They are very solid, heavy, wood.
I asked opinions about refacing because it's much cheaper, but more importantly, much much faster. We can't afford to have the house off the market for two months.
What do you all think about refacing instead of entirely new cabinets?
My parents did this when they sold their vacation home. It made a big difference visually and while it took some effort, it was significantly cheaper than replacing the cabinets.
Tell your sister that you don't want to hurt her feelings, but the pictures aren't helping the cause. If she wants to sell it she wont take it so hard, and do what she needs to do.
Post by icedcoffee on Oct 31, 2018 12:01:26 GMT -5
Those listing pictures are really terrible. You'd be amazed at how professional pictures with a wide angle lens can sell a place. You can't even see the whole house in the first picture. Unless I was already viewing a house in the neighborhood or it was listed drastically lower I wouldn't bother going to see this unit based on pictures.
I might even take the references to the pet door out of the listing. Not everyone likes to buy houses that had pets in them.
My gut says the kitchen and bathrooms aren't even terrible and I wouldn't bother.
The problem is the pictures, IMHO. They're obviously not professional, random, pointless and give little sense of the layout or the rooms. And the décor is distracting.
I sold my parents' houses in MD at the beach and Florida in a 55+ community. BTDT. Selling was very different in each place.
It's just the start of the real estate season, so I wouldn't be super quick to lower the price based on that kitchen. I found the RAs in Florida operated under an almost FIFO mindset. They have a certain inventory that is very alike and work hard to get the older stuff sold before they start pushing the newer listings. They'll show you if you ask, but most rely on the realtor to show an assortment. When I signed the contract for the house in mid-January (latish for FL), the RA told me it would likely sell in 2-3 months. And it did. We got an offer in mid-March when inventory was low ad the season was almost over.
IME, older snowbirds in FL were less moved by staging than the folks looking at beach houses where they will retire in 5-10 years. I did only a minimal amount of staging in FL- mostly decluttering. If I were staging, I would ditch the heavy toile window treatments; I get that they were very expensive in 2002 but they're dark and off-putting. Often they're interesting in the house "as is" with furniture conveying, so empty rooms may be turning off some of your target group if they were looking to buy turn-key as many east coast snowbirds are.
It's worth considering carrying costs. If dropping the price $5K gets you out sooner it might be more cost effective. I did this in MD where they had very high homeowners insurance because of hurricanes/flooding and pricy HOA fees so letting the house go faster for less money was a better result.
She sounds really invested in doing this her way. Do you know why that is?
Because she's running the show because she's the one that's closest, and she works with the realtor. My brother lives even farther away than me. My sister also has a 60 hour a week job, and four kids including one that's going through chemo for cancer. She's desperate to sell now because she has medical bills to pay.
Oh gosh. It sounds like she has a lot going on. Honestly, I would just drop the price again and include an allowance for kitchen/bathroom updates. I would also look into staging it, which might help when people go to look at the house. All of those things are much quicker/easier than a remodel.
eta: The house is dated, sure, but it honestly isn't that bad. I think with the right staging, your prospective buyers might have a totally different take on it.
We can't afford to have the house off the market for two months.
Why? Did you have to take on the mortgage? I was operating under the presumption that your mom lived there for a long time and therefore the house was paid off. If you’re paying a mortgage now, I get the urgency, but is there any money from the estate that you can use to cover the housing costs until you sell?
Also I’m sorry for all that you’re dealing with. It sounds like stress upon stress.
Your cabinets look similar to mine, particle board and veneer, and they're what, nearly 50 years old? Plus, the sweat equity you'd put into refacing probably wouldn't be worth your time. I would just rip out and replace with stock cabinets from your local box store.
They aren't particle board. They are very solid, heavy, wood.
They sound like they might be worth refacing, then. Definitely something to look into! And I'd probably choose a Level 1 granite in a very neutral, light color and some inexpensive (and in-stock) white subway tile.
Another thing to consider, although I know not everyone likes this option, would be to sell it to a house reseller / flipper. You’ll get less for it, but you’ll most likely sell faster and you won’t have to deal with any of the renovation work. I think this house would appeal to a company like that because they can knock out new kitchens, bathrooms, and landscaping easily.
Your cabinets look similar to mine, particle board and veneer, and they're what, nearly 50 years old? Plus, the sweat equity you'd put into refacing probably wouldn't be worth your time. I would just rip out and replace with stock cabinets from your local box store.
They aren't particle board. They are very solid, heavy, wood.
Gotcha. They might be worth refacing then, but if you are going to go that route, I would recommend hiring a professional. It's actually a lot of work between stripping, and sanding, and painting/staining. It's not really something that can be done in just a day.
Post by icedcoffee on Oct 31, 2018 12:12:27 GMT -5
I'm not even sure the cabinets need to be refaced. You could probably get them professionally painted and hardware put on, but again I don't think the kitchen is terrible as is. It sounds like your sister has a lot going on. I probably wouldn't renovate, but I would get new pictures and maybe pull down some of the stuff that's in there like that shower curtain.
The back porch area also looks like it could use some cleaning up. Either that or avoid so many pictures of it in the listing. Just get 1 or 2 that don't highlight the fake grass area as much.
Post by cabbagecabbage on Oct 31, 2018 12:14:46 GMT -5
Do you speak with the realtor or just get info through your sister because this realtor either sucks or is letting your sister run the show and it’s not going to sell the house. What has the realtor suggested? My gut feeling is that retirees looking at that house want a turn key property with middle of the road but fresh appliances. The kitchen, bathroom, and patio would be where I’d direct any money and the pictures must be changed. Maybe keep the best sister pics (deleting the candles and stuff) and add professional realtor ones. The realtor should have their own good camera at the VERY least.
I also really feel for your sister. My H and I are the only ones local to his grandmother and we’re already anticipating the drama that will come when it’s time to handle her estate with opinions and ideas coming from 3 states while we’re are physically here. Can you discuss moving forward if you don’t have an offer in two weeks? Maybe you could get quotes together in that time and hope you don’t even need them.
We can't afford to have the house off the market for two months.
Why? Did you have to take on the mortgage? I was operating under the presumption that your mom lived there for a long time and therefore the house was paid off. If you’re paying a mortgage now, I get the urgency, but is there any money from the estate that you can use to cover the housing costs until you sell?
Also I’m sorry for all that you’re dealing with. It sounds like stress upon stress.
Yes. My mom lived there for three years before she died. There's a 30 year mortgage. We have been super lucky in that we have been able to cover all the costs so far out of the sale of her doll collection that a friend of hers is taking care of (I guess creepy doll collections come in handy sometimes) but I'm not sure how long the money will keep coming in. Have to sell by next April or else we won't be eligible for repayment of the city assessment that is paid whenever titled property changes hands. ETA: There is some other money as well, we're just trying to preserve it/get best bang for the buck. see: sister has to pay cancer bills....
Post by imojoebunny on Oct 31, 2018 12:18:03 GMT -5
Other posters have some good ideas.
FIL lives in a similar place in FL and I so badly want him to just go ahead and do the whole kitchen, since it needs to be done, and he is 86. He can enjoy it for his lifetime, and it will make it so much easier to sell.
I hate that you are so far into buying "season", that would be my only concern. If the season is really just these months, You could have a few local contractors come out and give you bids for renovating the kitchen, and leave them onsite with the real estate package, so that the potential buyers know how much it would cost to renovate the kitchen. I would only do that, if they would be still be under the comps, once done, but it is worth having someone come out to give you an estimate, preferably not the top of the line contractors.
I, also, have a burning desire to rip out those hideous curtains, and pull up that indoor outdoor carpet, pressure wash, and possibly do concrete stain, if the color is uneven, underneath. The pictures are shit, and I would take that up with your realtor. Have a charity come take away all the remaining stuff.
Edit: Because it took me a long time to finish typing, I missed the info about your sister. Sorry she is going through all that.
i would update kitchen and bathroom. It does not have to cost too much, but it will help. I would have new pictures taken by someone your realtor knows that really knows how to shoot a house to show well. And I would either remove all the remaining furniture for the pictures (maybe let people know they are for sale) or stage the couch with something so that it makes more sense.
It is a lovely house and I love the auto pet door!
Post by onomatopoeia on Oct 31, 2018 12:22:53 GMT -5
Your floors are beautiful. Since the cabinets are solid wood and in good condition, I would consider just adding some quality handles to them and changing the counter top. I think the counter is making the cabinets look cheap. Same with the bathrooms.
I agree that you could use better pictures but since you've had lots of showings it might not matter as much - if this is a desirable community people will still want to see the place (and give the benefit of the doubt on pics).
If you or your sister really don't want to deal with the reno work (which I wouldn't blame her for), how low in price will you go? You might want to have that conversation and then list it at that, just to get out of it.
I asked opinions about refacing because it's much cheaper, but more importantly, much much faster. We can't afford to have the house off the market for two months.
These renos should not take that long. That said, price out refacing, new hardware, counters (I would go with granite or quartz and see what is on sale.), and maybe a backsplash. That should not take long, at all, and it would really make a difference. Even in looking at places for my mom, she was not looking for top of the line appliances, etc, but having nice solid counter tops and good looking cabinets mattered.
I know this is hard. what does your realtor say? I would listen to them and not your sister. They want to help you sell this place too and for as much money as possible, so I would really listen to any advice they have for you.
Since the cabinets are solid wood, I think refacing them would work. Toss a new countertop and a new sink, and I think you're good. Replace the bathroom vanity if you can. Can you paint that wooden post that's outside?
As a favor to your sister, can you just hire a photographer once that's done? If you do that quick face lift, you'll need new pictures anyway. Tell her you think pro pictures will help generate interest and that it's your gift to her for all she's taken on.
I am sorry for your loss and for all your sister is dealing with. Good luck - this sounds like a really difficult time.
I don’t want to pile on, but those listing photos are really awful. But you said you’re getting a lot of traffic? I do think it would be worth getting some quotes to present to your sister .I’m sorry she (and you all) are dealing with so muc right now It doesn’t need to be a remodel with high end finishes, just something a bit more modern.
I asked opinions about refacing because it's much cheaper, but more importantly, much much faster. We can't afford to have the house off the market for two months.
These renos should not take that long. That said, price out refacing, new hardware, counters (I would go with granite or quartz and see what is on sale.), and maybe a backsplash. That should not take long, at all, and it would really make a difference. Even in looking at places for my mom, she was not looking for top of the line appliances, etc, but having nice solid counter tops and good looking cabinets mattered.
I know this is hard. what does your realtor say? I would listen to them and not your sister. They want to help you sell this place too and for as much money as possible, so I would really listen to any advice they have for you.
This is a good point. We all know that appliances will eventually wear out and will have to be replaced. But getting a new stove installed is a one-day affair. It's a reno of cabinets and counters that takes time that your average retiree/snowbird isn't going to want to do.
mcsangel2, Knowing more of the story, can you talk to the realtor and ask their advice? Can you try to become a point person, even though you live further away? I know your sister wants to run the show, but she has a lot going on and it might be getting in the way of things. Your goal is the same, you want it sold and the sooner the better. So, see what things are suggested to make that happen. I do think new pictures will be really help a lot, removing some items from the house and maybe just new counters, hardware and maybe a backsplash in the kitchen. That would be a pretty small project and could be done in a week (after materials are in).
mcsangel2 , Knowing more of the story, can you talk to the realtor and ask their advice? Can you try to become a point person, even though you live further away? I know your sister wants to run the show, but she has a lot going on and it might be getting in the way of things. Your goal is the same, you want it sold and the sooner the better. So, see what things are suggested to make that happen. I do think new pictures will be really help a lot, removing some items from the house and maybe just new counters, hardware and maybe a backsplash in the kitchen. That would be a pretty small project and could be done in a week (after materials are in).
Hang in there!
The realtor is my sister's friend and they work together, which is why we are using her (and that she lives in that area too). She's taking a reduced commission for the sale. It is what it is and this is what it is.