A Vacant House Does Not Have To Be An Empty House

A vacant house is like a vacant stare -- something just doesn’t seem right. Trying to sell a vacant house can often add obstacles, and sellers end up obtaining a lower sales price.

When a house is vacant, every little crack, outdated item and stain stands out so much more than if the rooms were furnished. The peeling paint on the living room wall where the sofa once stood is now out in the open for all to see.

It’s not just the defects that stand out. According to "Rooms With Style," more than 95 percent of buyers have trouble picturing what their furniture would look like in a vacant space. If a buyer can’t picture themselves in a home, chances are pretty good that they will not buy it.

Also, while the current winter might be mild, buyers still hate walking into a cold house. Often, vacant homes have the heat on very low, and sometimes the electricity is even off. Instead, homeowners who are trying to sell a vacant home should make the effort to keep all the utilities turned on. There’s something to be said for walking into a nice, warm home from the cold outside and how it makes you feel more cozy. Plus, frequent temperature and moisture changes are not good for the structure of the house.

Recently, there is a new tool which has become more and more popular with sellers and realtors. Homes that are virtually staged sell for higher prices and have fewer days on the market, often reducing monthly carrying costs like utilities, taxes and insurance.

Unlike live staging, where someone may bring in actual furniture and accessories to make a house look better, virtual staging is done using just a computer and some software. There is no danger of scratching or denting walls while moving large, bulky pieces of furniture.

The cost of live staging is something else that has often prohibited sellers from using such a tool. Virtual staging is much less expensive, and in our area, often a realtor will cover the cost.

There is some controversy over virtual staging. A realtor must indicate on an MLS listing if the photos contain any virtual staging. Some companies will just add furniture and accessories into an empty room, while others will go so far as to update cabinets, change wall colors and add hardwood floors where carpets currently lie -- all in the hopes of giving a vision to a buyer of what the home could look like. However, there is a very fine line between showing a buyer what could be and leading them to believe what currently is.

If you are trying to sell a home that is currently vacant, here are some tips to help you:

1. Curb Appeal – Don’t let it go! The better the curb appeal of your home, the more attractive it is to prospective buyers. Trim overgrown bushes and weed beds. Clean your front door and repaint if needed. Keep the grass cut and in the spring, plant some colorful flowers in the beds to add contrast.

2. Keep it Clean – Believe it or not, a vacant home can get dirty pretty quickly. If buyers see a dirty house, they quickly believe things are wrong with the house, that its old and dilapidated. If you are not in the area, hire a cleaning company to clean the house once every 2-3 weeks at the very least. Usually, just a light cleaning will be required. Make sure you don’t forget the windows!

3. Paint – The condition and color of the paint can make a huge difference in how buyers react to your home. If the paint is cracked or peeling in several places, then repaint. Make sure you select light neutral colors.

4. Stage the home – Buyers who look at vacant homes only see floors, walls and ceilings. With nothing else to look at, they focus on flaws. Because of this, vacant houses are very vulnerable to low-ball offers and often sell for 15-20 percent below list price.

5. Utilities – Keep them on! Buyers want the freedom to view homes on their schedule. If evenings are the only time they have to see a property, they should not have to bring a flashlight. Make sure the electricity is on, as well as the heat or air-conditioning.