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Reasons Not to Set a Home Price High

high price 1One goal when you’re selling your house is to get as much money as possible. It can be tempting to overprice. There’s always a chance you might score big. Right?

Technically, yes. But that doesn’t mean testing the market by setting your home’s price above what the house is worth is a good strategy. In fact, there are many reasons not to test the market this way.

You won’t get offers (but your neighbors might)

It’s great to be a good neighbor, but unintentionally sacrificing your sale to help your neighbors sell their homes might be going a bit far.

When you price too high, you’re helping sell the other homes in the. After seeing your high-priced home, buyers may be eager to get the better-value house nearby — even if they liked your home better.

You lose credibility

Buyers are savvy. They’ve usually done the research and have a ballpark idea of what homes in your neighborhood are worth. When you price too high, people might decide not to even look at your property.

Not everyone likes to play “Let’s Make a Deal”

high price 2

A common reason seller’s price high is that it leaves room for negotiation. What is the problem with this tactic? If buyers overlook your house because it’s out of their budget, there will be no one to negotiate with. While some buyers might enjoy negotiating, a solid buyer respects and appreciates a home priced just right.

You’re turning people into “yes men”

Some sellers who price high are given false hope by agents who are uncomfortable telling their clients the truth. Some agents may agree to any price you want just to get their sign on your lawn. Instead of listing at an inflated price, sellers should come to a realistic expectation of what the home will likely sell for.

You squander the early days

Sellers are in the driver’s seat the first 30 days a house is on the market. The listing is still new, so you have buyers’ attention.

The ideal scenario is that you price to sell in the first two weeks. That way, you stand to get multiple offers. When you price a home too high, you waste time during which you have the most leverage with any potential buyer.

Your house gets stale

If your house is on the market longer than 30 days, buyers will start wondering whether something’s wrong with it.

Some realtors refer to this as a stale home. When you price your home too high, all you’re doing is enabling buyers to wait until you lower your price. And here’s the real problem: When you do drop the price, you often get less for your house than if you offered a realistic price from the start.

People won’t even see your listing

People generally set up search parameters by price when looking online for a home.

Let’s say your house is worth $319,000, but you’re asking $330,000. You won’t capture buyers who search for houses within the $300,000 to $325,000 range. If your home is priced properly, it will show up in the buyers search results.

high price 3The house won’t appraise at the high price

If you’re selling to buyers who are getting a mortgage – in other words, most buyers — the lender will need an appraisal. If comparable home sales over the last six months and current market conditions don’t support the sales price, then the buyer won’t get the mortgage.

If you have any questions about what is the best price to set for your home, feel free to call me directly at 215-519-1399.

 

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BUCKS COUNTY EVENTS YOU MUST SEE

Stockton Inn Lobster Extravaganza          Aug 21 – Sept 6

Location: Stockton Inn, 1 Main Street, Stockton, NJ
Time: Open Wed-Sun at 5pm
Contact: (609) 397-1250
The Stockton Inn’s Executive Chef Alan Heckman will partner with celebrated Philadelphia Chef Al Paris for a tantalizing tasting menu featuring the quintessential summertime favorite-lobster! The clawed crustacean gets the spotlight in this tasting menu, which features lobster in every course, event dessert! The chef duo designed this lobster lovers’ feast, which will be available from August 21 through September 6th as a 5-course indulgence. Make a reservation today at stocktoninn.com

 aug 21 events

 

aug 21 events 2

Casting Now      August 21-23
HGTV/DIY
is now casting outgoing and fun current or soon-to-be owners of historic homes in Bucks, Montgomery, Delaware and Chester counties that are in need of serious restoration work! For example, do you have several rooms in your home that are severely outdated or have horrible layouts? Or do you have some living spaces that you’d like to return to their former glory? If so, we would love to hear from you! If you would like to be considered for their show, please submit your information ASAP! See website for details.

 

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FRIDAY NIGHT UNWINED CONCERT SERIES       8/21/15

Location: Shady Brook Farm, 931 Stony Hill Road, YARDLEY , PA
Time: 6:00 PM – 9:00 PM
Contact: 215-968-1670    WEBSITE    EMAIL
Join us every Friday for wine tasting,live music & more! Sorry, no outside food or beverage. $5 Wine Tasting: includes sampling of 6 different wines. No need to pay for wine tasting if you already know what you want and you do not taste the different wines. NEW for 2015 Join us in the Festival Field for these special Fridays, June 19, July 17 & August 21. $5 admission includes wine tasting for adults and an activity wristband for all. The wristband includes inflatable attractions, jumping pillows, Bears playground, Tryke track and the ALL NEW Lil Bouncing Bronco’s.

 

 

 

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Want to stay cool? Then get to the pool!

web_banner_newLower Makefield Township Community Pool
1050 Edgewood Road,  Yardley, PA 19067
215-493-3020

The pool complex consists of: 4 heated pools, Olympic size 50 meter, 25 meter x 25 yard lap, intermediate pool, tot pool diving boards, dual 18 foot slides one speed, one flume, snack bar, rest/changing Rooms with showers. Membership required.

OxfordValleyPoolOxford Valley Pool
445 Hood Boulevard,  Fairless Hills, PA 19030
215-949-2975

Pool opens Weekends and holidays only, May 24-June 22 Noon-7 p.m. June 23-Sept. 1- Open daily Noon- 8:00 p.m. Closed after Labor Day (hrs. of operation may change due to staff availability). Water slide closes before pool and occasionally closes due to classes or programs. Pool closes during swim meets.

brrookfieldBrookside Swim and Tennis Club
499 Stony Hill Road in Yardley/Lower Makefield
215–493-2600

Brookside offers a unique swim lesson program focused on pool safety and familiarizing our youth in an aquatic environment. Each Class will reflect American Red Cross appropriate skill level. In addition, new this year, we will be offering stroke and turn proficiency for the level 6 swimmers who already participate on swim team but want to develop maximum efficiency.

thevillageThe Village 2 Swim & Tennis Club
2 Rittenhouse Circle, New Hope, PA 18938
215-862-3010

Village 2 Swim & Tennis Club offers six sparkling clean swimming pools:

 

  • 6-lane, 25-meter lap pool
  • Deep-water diving pool with three diving boards
  • Sports pool
  • Secluded lounging pool
  • Upper deck pool
  • Children’s pool with fountains

The children’s pool is a great place for small children to enjoy the water, while parents relax around the pool or on nearby lounges. And it’s only steps away from the locker and bathroom facilities.

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Celebrate Father’s Day in Yardley

canalDelaware Canal Festival – Morrisville            June 20, 2015
Sponsoring Partner: Landmark Towns of Bucks County
Event Location: The Delaware Canal by the Actors’ NET Theatre
635 North Delmorr Avenue (Route 32)
Morrisville, PA 19067
Phone:215-781-2605
1:00 PM to 4:00 PM    Admission: Free

Come out for an afternoon of fun and laughter on the Delaware Canal! Try kayaking on the Canal with boats, paddles, PDFs and instruction provided by the Environmental Education Specialists from the Delaware Canal State Park. Decorate a duck and join the competition. Listen to music by the Bucks County Folk Song Society, visit with neighbors from local community groups, find something to eat and enjoy an art exhibit. Family fun on the water for all. Details on the ducks available at www.delawarecanalfestival.org or https://www.facebook.com/DelawareCanalFestival

bites3rd Annual Brews & Bites     June 20, 2015
Event Location: Pennsbury Manor
400 Pennsbury Road, Morrisville, PA 19067
Phone:215-946-0400
4:00 PM to 8:00 PM  Admission: General Admission $40; Designated Driver $10

Enjoy an Evening Along the River. Join us along the river on the 43-acre country estate of William Penn and enjoy the tastings of regional craft beer. Wander the grounds and watch 17th Century beer brewing demonstrations, take a walk through the gardens, tour the Manor House, or simply relax along the banks of the Delaware River. Food will be available to purchase. Event will be held rain or shine. No one under 21 will be admitted. Must present valid ID at door. No children/infants, no firearms, no pets are allowed. General admission ticket includes beer and a souvenir tasting mug. A Designated Driver ticket holder will receive a bottle of water. Designated drivers do not receive a tasting mug and are not permitted to sample any beer. Designated drivers must be 21+ and present valid photo ID for entry. Tickets can be purchased online or in person. Ticket sales are limited to 400.

Lunch in the Vineyard for Dads    June 21, 2015 vinyard
Event Location: Crossing Vineyards and Winery
1853 Wrightstown Road, Washington Crossing, PA 18977
Phone:215-493-6500, ext. 19
12:00 PM     Admission: $55 + tax (gratuity not included)

Forget the bad ties and boring gift cards. Treat your #1 Dad to a lunch, wine and fun at the vineyard. Includes a hearty lunch between the vines, choice of wine flight (white, red or sweet) and tour of the winery. Reservations necessary.

fishersFisher’s Tudor House
1858 Street Road
Bensalem, PA 19020
Phone:(215) 244-9777 • Fax: (215) 244-9737

A Fathers Day Dinner “Man Menu” is available Sunday June 21, 2015. This is Dad’s day to feel like a King.  Celebrate Dad’s special day with dinner at Fisher’s! We are open from 1 pm to 7 pm, and reservations are strongly encouraged. Large parties are welcome! Reservations can be made by phone at 215-244-9777. Fisher’s is a polished casual restaurant.

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Recently moved to Yardley? Community links that may be useful

gristmillIf you have recently moved to Yardley, you are more than likely still trying to find your way around town. Trying to navigate a new community can be tough. Here are some of our community links that you may find useful, such as information on cable, trash pickup, recycling, and more.

Comcast Cable services Yardley, and offer XFinity bundles, phone service and internet. Visit the website for Comcast to price out your bundle and find out which services would be best for your home.

Yard waste can be recycled at the Lower Makefield Township Public Works Recycle Yard. Waste must be in a pick-up truck to be discarded, and there is a dumping fee. You may also come by the recycle yard if you are a resident to pick up free mulch.

If you are thinking of moving to Yardley, Doylestown, or New Hope, or considering selling your home, call me today at 215-519-1399 or visit my website for more information.

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Local Neighborhoods – Yardley Hunt

martymillnerlogo

Built by Toll Brothers, Yardley Hunt is a very large neighborhood, located off of Edgewood Road in Yardley, Pennsylvania. With over 600 homes throughout the development, it is one of the largest neighborhoods in Yardley and possibly even Bucks County.  Majority of homes in Yardley Hunt are 4 bedrooms and were constructed between 1977 and 1980. Home structures vary between ranch, colonial and split-levels.

Yardley Hunt is abundant with mature trees and the neighborhood is located minutes from a large community playground, Lower Makefield community pool, baseball fields and the Bucks County Free Library.

Located in the Pennsbury School District, the development is well-sought by many home buyers. Yardley Hunt is a wonderful community. I would be privileged to show you any homes for sale throughout the development.

Thinking of moving to Yardley, PA and not sure which neighborhood is right for you? Call me today at 215-519-1399, or visit my website for more information.

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What I’m Thankful For

 

 

 

I love this time of year – knowing the holidays are approaching rapidly always means seeing friends and family more often.

I’m so thankful that I get to spend my life with friends and family, and my grandchildren!

I’m thankful I have the opportunity every day of my life to help homeowners achieve the dream of owning their first, second or third home. Not to mention having the privilege of helping homeowners sell their home.

I’m thankful I get to work with great realtors, who love this business as much as I do.

I am also thankful that I live in Bucks County, and get to “show it off” to people thinking of moving to the area.

Happy Thanksgiving! What are you thankful for?

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What Is The Best Time to List Your Home?

So you’ve decided to sell your home.  You may be asking yourself – is this a good time to list my house?  What is the best time to list a home?

Most homeowners want to list their home as soon as possible.  They’ve been thinking about it for some time, and now that the decision has been made, they want to put it on the MLS as soon as possible.

Unfortunately, that is not very realistic.  The REALTOR® has work to do to gather information and enter it into the MLS.  The home must be cleaned and repairs made.  Pictures and virtual tours must be taken, signs put up, and a lockbox installed.  The home should not go onto the MLS until it is entirely ready to be sold.

So, once all of that is complete, what is the best day of the week to list the home?  The best answer is as soon as possible after midnight on Thursday morning.  This is because your house is now available for all the Realtors planning their weekend showings, and the house will show 0 days on the market on Thursday, 1 day on the market on Friday, and 2 days on the market on Saturday (and Saturday is the most important day of the real estate week).

The fewer the days on the market, the greater you have of selling your home quickly and attract a full price offer.

Now let’s look at the best season to sell.  Opinions vary widely on this.  A lot of people think that selling to coincide with the school year is best – so late spring and summer.  There are surely more buyers out in warm weather, but there are also usually, double the active listings.  In the off months, there are fewer listings and the buyers who are out there are more serious about buying – not just out looking.  This means there is less competition and homes that sell in winter sell 1.4% closer to their original listing price.

Research shows that the tail end of winter is an excellent time to list, with March being the best month.  Listing your home in March results in it being on the market for the shortest amount of time, with homes listed in October taking the longest time to sell.

In Bucks County, confidence is high and inventory is low right now.  Combine that with historically low interest rates, and the result is high buyer activity.  Buyers who have been sitting on the fence waiting are now jumping into the market, making this a perfect time to list your home.

A recent listing of mine in Yardley Hunt, sold within days of going on the market for virtually the asking price, and another in Yardley Estates, sold well over the asking price with multiple offers.

As March is rapidly approaching, and you have been considering selling your home, it’s time to make a move.  Your window of opportunity to sell your home quickly and for top dollar is almost upon us.

Feel free to contact me if you are looking for a new home in 2013.

There are a lot of great homes in Yardley, Newtown and all of Bucks County.

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Bucks County Events February 1st – 3rd

Bucks County Events February 1st – 3rd

Baseball Stories with Darcy Fair

Early dismissal in Central Bucks! Bring a lunch and a drink, and join Darcy Fair of Buckslore for a rollicking afternoon children’s story time featuring baseball-related oral tales, book readings, poems, music, participatory activities, intriguing artifacts, and a visit to the museum’s women’s baseball exhibit, Linedrives and Lipstick. Suitable for children of all ages; kids under eight must have a parent or caregiver with them. $5 per child, payable at door; caregivers free.

Date: Friday, February 1st, 2013   1-3 pm   Mercer Museum – 84 South Pine Street -  Doylestown,  18901

 

First Friday Doylestown

WHEN: Held the first Friday of every month – 6PM to 9:30PM – rain or shine.

WHERE: Downtown Doylestown PA
(Bucks County Pennsylvania.)

DESCRIPTION: Merchants in Doylestown are open late to exhibit work from local artists and invite you to enjoy the sounds of local musicians. Bring your family and invite your friends – for art’s sake.

 

Last Weekend for Winter Lights Festival – Milford, Pa

 

The town will be aglow with a unique ice and light installation, ice skating and original theatrical ice dancing performance.

SATURDAY, February 2, 2013 3:00 – Ann Street Park – Closing Ceremony

Location: Village of Milford PA

 

Feel free to contact me if you are looking for a new home in 2013.

There are a lot of great homes in Yardley, Newtown and all of Bucks County.

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Weekend Events for Bucks County, January 18-20, 2013

Hello Bucks County Friends!

Here are some fun events in the area for you to put on your calendar for this weekend!

January Heats up with the 2013 Winter Festival

January is here and the winter season’s biggest event is just around the corner!  Winter Festival runs from Saturday January 19, 2012 through Sunday January 27, 2013.

 

Saturday January 19th

 

Kick-off Winter Festival with the Fire & Ice Ball from 7pm to 11pm Tickets $20 Advance/ $25 at the door.

New Hope Borough Community Room
123 New Street, New Hope

 

 

Bird Walks @ Peace Valley Nature Center, Doylestown

8:00 am – 10:00 am  Walk the trails of Peace Valley Nature Center searching for winter birds. Bring your binoculars and enjoy this great sport. Meet some like-minded folks who enjoy birding. Or come to learn a new activity, great.

PEACE VALLEY NATURE CENTER
170 N. Chapman Road,

Doylestown, PA 18901

The Ottsville Indoor Farmers’ Market @ Linden Hill Gardens

10:00 am – 1:00 pm

 

8230 Easton Road (Route 611),

Ottsville, Pennsylvania 18942

Saturdays, Jan. 5th-Feb. 23rd 10 am-1 pm

 

Head to the greenhouse for fresh, local food and handmade products as well as winter activities including ice-skating,   s’more-making and sledding.

 

Pairing Wine and Dessert

Crossing Vineyards & Winery
1853 Wrightstown Road

Washington Crossing, PA 18977

 

Friday, January 18, 7:00 pm.  Event Manager Kate Sielski will warm up your winter with a class filled with tips on how to pair wine and desserts.

Includes instruction, wine tasting and assorted sweets.

Cost: $40 per person. Call for reservations: 215-493-6500, ext. 19 or buy on- line: www.crossingvineyards.com.  Email: info@crossingvineyards.com

 

Feel free to contact me if you are looking for a new home in 2013.

There are a lot of great homes in Yardley, Newtown and all of Bucks County.

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