There are two types of feedback you will get from buyers that have seen your home.
1. Condition - This is something that can’t be changed. Some examples of conditions are, ‘we need a downstairs bedroom,’ or ‘we didn’t want to back to a busy street,’ or ‘we want a driveway,’ or ‘we are looking for a larger backyard.’
2. Objection - These are things that you can address. Some examples of objections are, ‘we didn’t care for the wallpaper in the kitchen,’ or ‘the paint colors would clash with our furniture,’ or ‘the yard looks like it is overgrown and needs work,’ or even something like ‘it felt too small in the family room.’
When you are reviewing the feedback with your agent, make sure to keep in mind the difference between the two types of feedback. Address the things that you can right away; address the objections.
If you are consistently hearing that the wallpaper is an issue, the sooner you remove it the better. If you are consistently hearing that the family room feels too small, have a stager advise you on ways to stage it so that it appears larger.
If you are hearing a condition repeatedly, there are two options. One, find a way to minimize the impact of the condition. An example, have a fountain and outdoor music to minimize the impact of street noise. Another example, make good use of the little yard space you have through staging. Note that neither of these solutions will take away the objection; they just lessen the impact of the existing condition.
The other option that you may need to consider with an objection - lower your price. Even if you are priced below comparable sales, if you are hearing an objection repeatedly, the market is giving you feedback that your price is too high when compared with other homes on the market given that it ‘backs to a busy street’ or that ‘the yard size is too small’. If you’ve done everything you can do in all the other areas, and you still hear a condition - you must lower your price to make yours look like the best ‘value’.
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