Hoboken Sellers | Is Your Agent | Causing Your Home | Not To Sell?

Real Estate is one of the most expensive purchases most of us will ever make in our lifetimes. With the medium price in Hoboken around $500,000 - why then, do real estate agents put up such crappy pictures? Or, NO pictures?

Sellers: this is partly your fault. I know that sounds harsh, but it is solely up to you to see how your house is represented. Yes, you decided to hire a real estate agent to help market your home to prospective buyers and other cooperating agents. But, you have to do your due diligence and make sure your home is being properly showcased.

Pictures set expectations. And first impressions mean everything.

Buyers overwhelmingly will dismiss a property based upon pictures. If the pictures are poor the buyer will not decide to make an appointment to view it, and same goes when there are no pictures.

It is just amazing to me that some agents will market a $300,000 or even $600,000 condo with horrible pictures or none. Did you know that professional photographers charge from $85 - $125 for a professional picture session that includes a virtual tour???

When you interview your agent, do you ask - what kind of camera do you use? Do you hire a photographer? May I see past properties you've marketed?

If they answer that they will take the pictures themselves, and they show you homes that they've marketed with poor quality pictures, do yourself a HUGE favor, and do not hire this agent. It doesn't matter what they say, how low they'll lower their commission or how short of a contract period they'll give you. Bottom line is that you are seriously depleting your chances of getting your home sold at top dollar.

Here is a list of common mistakes agents make with respect to pictures:

-Poor resolution, pictures not appropriate for web exposure or to enlarge and show up grainy and barely visible

What is this? I can barely make it out? This second one is a cluttered picture to being with but on top of it it's not in the proper resolution therefore not visible.

- Bad angles that do not show off a rooms size or features

If I'm a buyer I would have no clue as to what this was.. is this a bedroom? An office? A hallway? The clarity is fine, however this doesn't define a room and it doesn't allow a buyer to see the room completely - that plus look at the mess of office clutter!

-Poor pictures in general, especially when you can see the agent taking the pictures

Really? You allowed this to be posted? All I see is part of a mirrored closet with what is either the home owner or agent in the reflection with flash, and a door way. This just cheapens the listing and a buyer will already start to deduct from the price they're willing to pay in their head.

- Pics of rooms that haven't been staged. There are many stagers that you can hire if your agent is not willing or does not know how to properly stage a home for viewings and pictures

Here is a good example of a room that needs staging. There is nothing about this picture that will make a buyer want to view this property let alone buy it.

This picture poorly depicts a bedroom as small and dark. The crib should not be in the picture, plus I would've removed the foot bench and stool, that and the shades should be opened to show views and sunlight. Not only will it appear bright but it will draw the eye out which will give the illusion of a larger space. A professional photographer can photograph properly with sun in the background

- Lastly No pictures!!

I can't tell you how many times I pull up listings that have no pictures. My clients almost always turn down the chance to view a property that has no pictures. Make sure your listing has pictures! Even if you have a messy tenant your agent should make every effort to capture some pictures of at the very least the common areas, the surrounding neighborhood and at least a kitchen or living room shot - but a good one. Sellers, is your home on the market? Has it been on for more than a week? Go online, and search for your listing - or ask you agent to send it to you. If there are no pictures or there are bad ones like the ones above - set up a meeting with your agent immediately.

Bottom line: Do not hire a listing agent that will not post pictures, will post poor pictures or will not suggest staging your home. Become more involved in the marketing of your home. Now, don't be extreme and proof read every item of material and insist that your agent write that your home is a sanctuary - agents know what key words attract buyers and MLS guidelines prohibit descriptions from sounding like a short story - so the important thing is that your agent highlights the best selling features that will lure as many buyers as possible. That, and that you and your agent work together to stage and declutter your home so that it is as neutral and open as possible. And finally, that you set a fair price and your agent hire a photographer to take quality, wide angle pictures, or at the very least your agent take quality pics like the one's below.