When is it safe to sell my own home?

If you have a choice in when to sell your home and are not under financial duress, then you’re lucky. As a FSBO survivor myself, I was under financial duress, and had to sell in one of the worst markets ever. So lucky FSBO condidate, take heed on a few market factors before listing your home.

Now, each market is different. Each home is in a different condition relative to competition. And each owner is different in terms of their level of selling capabilities. So these aren’t hard and fast rules. However, they will impact the speed at which you will sell your home and most definitely will impact your pricing decision if you are looking to sell in a specific time frame. For reference, nearly a quarter of home listings on the market as of July 1 experienced at least one price reduction, a 9% increase from the previous month, according to real estate search site Trulia.com. The average price drop was 10% off the original listing price – about the same from previous months.

So delay or think hard about listing your home if 2 or more of the following conditions exist in your selling situation.

  • 5+ similar homes are for sale in your square mile.

    This one is easy right? This is a simple supply and demand issue. The more supply, the more buyers’ hold the power and price reduction is used as THE competitive selling technique. I useRealtor.com for all my competitive searches and try to stay away from sites that don’t serve up the MLS listed homes. Try searching 1 and 2 mile radius’ around your home. Make sure your query looks for homes with similar square footage, bed/bath numbers and year built. If you are in a more rural area, lot size and outbuildings will matter as well. This should give you a good sense of the inventory in your area.

  • Average Days on Market for similar homes within a 2-3 mile radius (DOM) is greater than 6-8 months.

    This one is a bit tougher to find, but it’s out there. Start with the list of homes you found in your inventory search. Take a look at each listing. Go down to the bottom of the listing. There are two things you can check to see how long the home has been listed. The “days on site” is a good indication of how long the house has been listed (may not mean that this is how long it’s been on the MLS, but it’s a good bell-weather for DOM.

    Section located at lower left of a listing page. See "Days on Site" for a rough estimate of DOM.

    The other thing you could look at is the listing that sits on the broker’s site. Most of the time the Realtor.com listing will have a link to the agent/broker’s site in the upper right hand corner. They usually have another version of the listing on their site or give you access to the actual MLS listing which will have a days on market number, also at the bottom. Don’t be confused by what looks like multiple listings. It’s not. It’s the same information just communicated through different “templates.”

    Agent details usually located in the upper right of listing.

  • Home prices in your area have dropped steadily and more than the broader city you live in.

    Almost every market has taken a tumble or the last few years. That isn’t the point here. The point is whether or not your specific area is better or worse in performance than your broader city or county.

  • Your home isn’t ready for prime time

    The shape your home is in relative to other listings is critical especially if you have a lot of competition. Make sure you can rival your competition. This is a much longer conversation that I cover in other blog posts. But be ready, this isn’t just about curb appeal.

Free and cheap ways to build curb appeal

So many people think their home sells itself. And of course, the blood sweat and tears you’ve put into your home does help.  But there is a standard you must meet.  You have to meet the competitive standard.  And for most cases, your home is up against others that are being sold with the help of an agent.  Agents walk through a potential client’s home and tell them the things they have to do before they’ll even list the home.  You have to do the same.  Depending on the age of your home and the shape that its in relative to your competition, the level of effort will vary.  But, let me be clear.

YOU CAN DO A LOT OF THE PREP FOR FREE …or for very little expense.   Here are a couple For Sale By Owner homes that I’ve toured recently…very nice contrast!


HOUSE #1:  A couple facts.  This home is priced over $500,000.  It’s price was competitive with the other listings in this area.  It’s in an upscale community in San Diego.

Front driveway

Front yard

side yard view









HOUSE #2:  In contrast, here’s another For Sale By Owner (FSBO) home that was in a much less appealing neighborhood at a significantly less price.  This owner did it right.


Front Entry

Front yard; view from front door








Contrast is obvious right?

Let’s first talk about the FREE ways to prepare your home for sale first.

1.  Manicure the yard you have: House 2 had a very well manicure, albeit sparse, font yard.  The lawn had some rough patches but the fact that it was mowed and the edging around the walkway and sidewalk was pristinely cut, it created a very clean look.  Look at House #1!  What an opportunity to rip out the dead plants on their front hill.  The ivy and what I think was ice-plant, had grown together and grew right up and over the front wall in big mounds.  There were dead trees on the side yard which was in perfect view from the street given that it was a corner lot.  Yes, this would have taken time, but if there is no money to spend in prepping your home (which in this economy is absolutely a possibility and I feel for you), then clean it up.  In this case, they need to trim the crazy ivy to show some semblance of a front porch and then pull out all the dead trees and ice-plant/ivy mix.  My personal opinion, I would rip out all of the ice-plant mix in the front down to dirt.  I’d rather have dirt than what looks like a very unwieldy job for the potential buyer. If you can’t do it yourself, get your son to do it!

2. No Plants?  No problem.  Just clear the planters of weeds and debris:  House 2 had maybe 5 plants in the front yard…but the planters were weedless and the dirt a bit damp.  Again, clean and simple allowing the eye to go straight to the house as opposed to dwelling on poorly maintained planters.  The lack of plants and weeds also did two things for me.  It showed that there was an irrigation system in place and it allowed me, as a potential buyer, to visualize what types of plants I’d like to add.  Versus “oh gosh, I wonder what’s in there. I’m gonna have to clean all that out before I even think about doing any planting.”  I don’t think I need to talk too much about House 1 in this case, but let me add that the For Sale sign in the yard was dirty, had orange tap on it, was faded and the phone number was missing!  Talk about debris!

4.  A freshly watered yard adds color: Ever notice, in higher end home listing, car commercials, and even real estate brokerage commercials how everything looks damp and recently sprayed down?  Take notice.  They do this, I got the inside scoop, because it makes everything more vivid and fresh.  On the day of your showing, spraying down the plants and lawn…and even the walkway and entry (be careful of people slipping!) can add a more color and lushness to your entry.  House 2 did this.  Everything was just a bit damp and that much more vivid than the neighboring homes.  The dead plants in the yard of house 2 make this property look very dry and unwelcoming.


Now let’s talk about a few inexpensive ways to prepare your home on the outside for sale:

1.  Freshly painted trim: If the windows are the eyes of the home, the trim is eyelid/under eye.  Sounds hokey, I know.  But when you see a person with dilapidated eyes, they look a lot older than they are…right?  Same with you house.    If your front trim and door is cracked, dirty, and peeling, the buyer immediately goes on guard.  “How old is this house?”  “I wonder how well they took care of the inside?”  Trim can, when freshly painted, make the house look much younger than it is.  Even if you’re only painting the trim in the front, do it.  It’s cheap.  I’ve never seen anyone have to buy more than 1 gallon of paint for their front trim.  Unless you live in a mansion in Beverly Hills…and I don’t think they would be reading this blog!   Quick cost Paint + 2 brushes + tape + a tarp for keeping things clean:  $45

2. Clean the walls: I can’t tell you how many homes I’ve toured where the front walls, fencing, steps were a mess (check out House #1).  Rain water stains, dirt, old cob webs, etc.  I’ve seen it all.  This doesn’t mean you have to paint everything (unless your current paint is in bad shape).  Does your neighbor have a power washer?  I bet he does.  If not, rent one.  It’s not just about the house walls.  House 2 had pristine planter walls and fencing which, again, allowed me to forgive the sparse yard and get dreaming about what I could do vs. what I had to do.  Many homes in this neighborhood had not-so-tidy planters and fencing so it made this house stand out.  This house was a shining star in the neighborhood.  House #2…what walls?  Is there even a walkway up there? So if you can’t pain, then clean the walls.   Quick cost: power washer rental, one day $30

3. Splash of color: I don’t mean paint!  I mean plants.  Plants are an inexpensive way to add warmth to an entry.  If you’ve got a little money, planting a few splashes of color really adds.  In House 2 the owner bought 3-4 flax plants and another bigger-leafed plant I hadn’t seen before.  That’s really all she did.  And it added just enough greenery that it made the front entry way very welcoming.  Quick cost 4  6″ plants (Flax, as House 2 has, are very nice with a variegated leaf that adds rich color to any yard) + a bag of soil:  $40

4.  Welcome mat. Nuff said.

Now all this is lipstick on a pig, so to speak, if you’ve got bigger problems…like cracks in your foundation, paint cracking everywhere, or if you’re roof is falling in.  So be smart about where you spend your time and money.  But know that curb appeal gets people into your house without a negative filter.  For those buyers that have very little vision, and, therefore can’t see through any of the issues spotted from the street, this could be a lost sale.