12-30-2008, 09:36 AM
2 posts, read
5,525 times
Reputation: 10
To all,
I have spent a great deal of time reading this board since I moved to Atlanta a little over 2 years ago, and this is my first post. I'm not sure that there are many real estate experts here, but a general concensus would be appreciated nonetheless. I purchased a 2700 sq. ft. condo in East Cobb in Sept. 2007 for ~285,000. The neigbhorhood is right next to a country club, the Chattahoochee River, and my unit backs to a beautiful view of the national park. The HOA has since put in all new hardiplank siding, decks, landscaping, windows, and doors in the neighborhood, WITHOUT raising the dues. I personally have put nearly 20,000 in the house, with new granite countertops, two bathroom re-dos, new carpet, new travertine, new paint EVERYWHERE, a very nice stainless steel package, etc. etc. My wife and I loved the unit and were set to stay there for 10 years if we could. Of course, life intervened and I had to take a higher paying job in Kansas City, thus requiring us to move awaway from the property and list it after only owning for a year.
Now, when we purchased the condo, it was bought through foreclosure at 80% of the previous owner's mortgage value, directly from the courthouse steps, thus we thought we had some safe cushion in the event of a market downturn. Of course, we were wrong. We orginally listed for 340,000, at the recommendation of two appraisers and our agent. After months of not showing, we moved it down the equalent of 10% to 320,000 with 9,000 towards closing, and STILL no showings. With 6% reserved for the agent fees, we only have about 3,000 left in equity, which I would be THRILLED to part ways with, if we had anyone looking at our home.
Now, if you've made it this far, I would appreciate some advice on my next step. My current agent has done nothing more to market the house other than place it on the GMLS/FMLS, hold 2 open houses in 4 months, and 1 agent caravan. No print ads, no internet exposure other than her broker's site, etc. I left my wife in charge of vetting potential agents, and unfortunately she picked the wrong one. It could be that my house would possibly move in the Spring if we had a better agent, but I have recently started to consider using a flat fee listing service, so that I can get the list price below 300,000. The final option, and certainly the last resort, would be to remove it from the market and start to lease it out, waiting for a market correction down the road.
It's a beautiful home, that I think of daily now that I am in KC, and I would love to hand it over to someone for the exact note value, even with some cash added to sweeten the deal, but with agent fees running 9,000 per agent, this obviously isn't an option, as no one would find our property on their own. I have no intention of making money on the property, in fact, I would be happy to lose a little. I just would like to be rid of my home in East Cobb so I can be poised to buy in KC when we regain enough for a solid down payment.
Any comments, suggestions, or ideas would be welcome. Experiences with flat fee MLS listing services, with selling your East Cobb home in this market, etc would be welcome.
12-30-2008, 12:20 PM
2 posts, read
5,525 times
Reputation: 10
Bump, please respond . . . .
01-24-2009, 10:14 PM
Location: Marietta, GA
9 posts, read
37,089 times
Reputation: 13
I think you should speak with your agent and tell her how you feel. Sometimes a little open communication can go a long way. As an agent in the area myself I can tell you that print ads are virtually useless on most properties; but the Internet exposure is critical; so I wouldn't hold a lack of print advertising against your agent.
01-24-2009, 10:21 PM
Location: West Cobb (formerly Vinings)
3,615 posts, read
7,778,928 times
Reputation: 830
It is a tough market for condos, but not selling and not getting walk-throughs is a different thing. Sounds like your agent needs a good talking to.
I would tell your agent he/she has one more month to find some potential buyers before you de-list and you will not drop the price further because you don't believe he/she wasn't aggressive enough. Then if he/she doesn't find a buyer I would take your house off the market, and then depending on your situation:
1) Rent the property until the market improves or permanently. You may have to take a hit for a while, however you can carry over any losses on taxes when you sell as long as you are renting at an average market rental price. If not, you can only claim losses for less than 3 years. After a year of renting you will lose the owner-occupied deduction on profits but it doesn't sound like you will make many profits anyway. While in KC, you can hire a management company to manage your property and it is usually only 3-6% of what you get for rent and also tax deductible. Make sure your lease has a no-nonsense eviction policy and that you thoroughly screen the potential tenant.
2) Wait until spring so it wasn't continuously on the market and then re-list it back at a higher price with a new agent. Since that will also correspond with the spring you may have better luck selling the house. Year-to-year you can't say that spring is hotter than winter however on average you can.
3) Perhaps a combination of 1+2 (6 month rental then re-list).
Last edited by netdragon; 01-24-2009 at 10:36 PM ..
01-25-2009, 12:57 PM
Location: LA/ventura
313 posts, read
1,149,139 times
Reputation: 75
What would be the rent cost for a condo like that? and what is the High school for that area?
02-04-2009, 03:49 PM
Location: Marietta (Cobb), GA
37 posts, read
102,845 times
Reputation: 13
The condo market is very tough and has been that way for a while. I am an agent who works this area and I can tell you that at your current price, you're competing with 4-5 bedroom homes in the same area. It will be very difficult to get out what you put in.
Open houses, print advertising are all a waste of money. They sound good but they're ineffective. You need a comprehensive marketing plan and multi-media internet exposure. It will still be tough to sell but that is your best bet. Go with someone who is fully committed to selling your condo not just listing it. However, I do agree that you should talk with your current agent and express your concerns and give them the opportunity to change their approach. If they won't or you don't feel they are reliable, you need to make a change. The "selling" season is approaching so time is of the essence in my opinion.
Good luck.
02-05-2009, 01:28 PM
8 posts, read
25,719 times
Reputation: 12
Bottom line is the right price will sell your home. Its not your agents fault. These days about 80 percent of home buyers initiate their home searches on the internet. Where are they searching? MLS and FMLS listings. Virtually any real estate website these days provides searches of one or both of these databases. Getting your home exposure in other ways via the internet is not going to do much. Serious buyers, and agents searching for homes for those buyers, search almost exclusively in the MLS and FMLS. The key factor of those searches is price. Unfortunately in a declining market time is not on your side and you are perhaps even further behind due to an ever increasing price disparity with comparable homes coming on the market.
The fact that your agent did 2 open houses and 1 agent caravan demonstrates her commitment. The value of an open house is dubious at best in the opinion of many experts. Statistically they are not very successful and agent caravans are even worse. Generally they cant hurt though, other than losing some money on cookies, drinks, and a little mud on the carpet from the curious neighbors.
Timing could be part of your problem as there are more favorable times of the year when attempting to sell. If you believe you are priced in line with comparable homes that have sold in your area within the last 6 months then you need to wait. If you are not in line with your comps then you simply will not sell your home. If you believe the savings from using a flat fee listing will allow your home to fall within a competitive price range then you should do that today. In my opinion with you already at the 320k price range I wouldn't do the flat fee unless you can get it under the 300k mark. That would be huge if you can get under the 300k price point because of the way searches are conducted at those even numbers. You will get so much more visibility for your home.
Good luck!
02-05-2009, 02:40 PM
2,685 posts, read
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Reputation: 952
If your able to rent it I would consider that option, especially if you like it and maybe someday you would end up back in Atlanta. Otherwise maybe you need to consider lowering the price to what it will actually sell at, you take a loss but this was so you could take a better job elsewhere and in theory you should be able to buy more house in KC now then you could a year ago. Sometimes taking the price cut now is better then losing 6 months of payments and then eventually coming down in price anyways.
As to competing with 4-5 bedroom homes, this is a 2700sq ft condo so for those of us that dont want to maintain a yard it sounds like a lovely home.
02-06-2009, 06:12 AM
426 posts, read
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"That would be huge if you can get under the 300k price point because of the way searches are conducted at those even numbers ."
Pilotnbr1, could you explain?
02-06-2009, 06:43 AM
Status:
"Pickleball-Free American"
(set 4 days ago)
Location: St Simons Island, GA
23,464 posts, read
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Reputation: 16861
Quote:
Originally Posted by
gumboula
"That would be huge if you can get under the 300k price point because of the way searches are conducted at those even numbers ."
Pilotnbr1, could you explain?
I interpret that as meaning a prospective buyer is going to input a price range when doing an internet search ie $250-300k. I would guess that range would be a popular one, and having your home listed above that point would present a lot of missed opportunities than if it were priced at $299,999.
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People in Group quarters - Other hospitals or wards for chronically ill (%)
People in Group quarters - Hospitals or wards for drug/alcohol abuse (%)
People in Group quarters - Mental (Psychiatric) hospitals or wards (%)
People in Group quarters - Schools, hospitals, or wards for the mentally retarded (%)
People in Group quarters - Schools, hospitals, or wards for the physically handicapped (%)
People in Group quarters - Institutions for the deaf (%)
People in Group quarters - Institutions for the blind (%)
People in Group quarters - Orthopedic wards and institutions for the physically handicapped (%)
People in Group quarters - Wards in general hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Wards in military hospitals for patients who have no usual home elsewhere (%)
People in Group quarters - Juvenile institutions (%)
People in Group quarters - Long-term care (%)
People in Group quarters - Homes for abused, dependent, and neglected children (%)
People in Group quarters - Residential treatment centers for emotionally disturbed children (%)
People in Group quarters - Training schools for juvenile delinquents (%)
People in Group quarters - Short-term care, detention or diagnostic centers for delinquent children (%)
People in Group quarters - Type of juvenile institution unknown (%)
People in Group quarters - Noninstitutionalized population (%)
People in Group quarters - College dormitories (includes college quarters off campus) (%)
People in Group quarters - Military quarters (%)
People in Group quarters - On base (%)
People in Group quarters - Barracks, unaccompanied personnel housing (UPH), (Enlisted/Officer), ;and similar group living quarters for military personnel (%)
People in Group quarters - Transient quarters for temporary residents (%)
People in Group quarters - Military ships (%)
People in Group quarters - Group homes (%)
People in Group quarters - Homes or halfway houses for drug/alcohol abuse (%)
People in Group quarters - Homes for the mentally ill (%)
People in Group quarters - Homes for the mentally retarded (%)
People in Group quarters - Homes for the physically handicapped (%)
People in Group quarters - Other group homes (%)
People in Group quarters - Religious group quarters (%)
People in Group quarters - Dormitories (%)
People in Group quarters - Agriculture workers' dormitories on farms (%)
People in Group quarters - Job Corps and vocational training facilities (%)
People in Group quarters - Other workers' dormitories (%)
People in Group quarters - Crews of maritime vessels (%)
People in Group quarters - Other nonhousehold living situations (%)
People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
Residents speaking English at home - Born in the United States (%)
Residents speaking English at home - Native, born elsewhere (%)
Residents speaking English at home - Foreign born (%)
Residents speaking Spanish at home (%)
Residents speaking Spanish at home - Born in the United States (%)
Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)