What do you have to lose by waiting? You only have one chance at the 'first impression'. Granted, realtors are supposed to be able to see beyond some things, but they are just people. Unless you want advice on what to leave alone and what to change, tell them you'll call when you are ready.

It sounds to me that this person is over-eager to list your house by being first.

I agree. Two houses ago, we got 3 CMAs and the one that we allowed to look at the house before we were ready (she was also going away:) was 20% below what the other two suggested (and what we eventually sold for). Even tho we detailed what we were going to be doing to get ready, apparently what she saw colored her view of what the house was worth.

I wouldn't jump the gun, either. You're ready when you are ready. Yes, I think most realtors with any experience could see past the torn up stage......but my experience is that many don't. Perhaps it's because until the work is actually done it is nothing more than a promise.

When I was having one house appraised this year for estate purposes, I let the realtor into a house I owned next door we hadn't started prepping for sale yet. I could tell immediately by her non-verbals she didn't see past the packing boxes and paint cans. The next realtor who saw it nearly finished had just the opposite reaction.

I think a sneak preview can prejudice people. First impressions are strong ones.

He's just working the angle of getting to you first. Can't hate him for that, of course, but don't get into a situation where HE calls the shots. I bet if you had told him ANY time at all, he would have made up some excuse why HE had to do it earlier. Some people think rules apply to EVERYONE ELSE.

Wait! They can list a house in a matter of days or hours! If you're not listing until Jan, there's absolutely no good reason they need to see the house any sooner than the last week of Dec really!

Unanimous!

Thanks everyone. That's what I was thinking. His eagerness spoke to my ego. (Oooh, he really wants my listing because I have a great house and it's going to sell fast for a good price!) I told him I'd see him in December.

First of many opportunities to let go of the ego thing, right?! Good practice for the process.

The person I chose kept calling me for about 2 1/2 months before I finally told him he could view my condo. I told him at the very beginning he wouldn't be 'invited' over until it was up to *my* standards, and ready for the market. I held out, and it went on the market the very next day. He *will* try to convince you to list immediately, so hold out!

There really isn't any downside to letting him see it now. So what if it's not done. If one of his agents finds a seller earlier that gets you close to your asking price it doesn't matter if your done or not.
Most people that are looking to buy can see the finished product.
Bottom line is you want to sell and any opportunity you get is a good one.

i'm going to join with beacher in the minority opinion.

When I sold my last home, several months (and much fixing up) before I planned to put my house on the market, I called a realtor who I had met at an open house and whom I knew moved a lot of inventory in my area to give her the heads up that I was planning on putting my house on the market in a couple of months, most likely FSBO.

She asked to come by, and offered to give me a CMA and some tips on what I needed to do to make the house market-ready. I figured that I had nothing to lose and let her come by.

To make a long story short, she came by, gave me some tips and left a CMA. At no time did she push for the listing (she knew I was planning on doing FSBO and/or using a fixed priced listing service to get on the MLS. She ended up calling me 3 days later with a potential buyer (before we even started on the monumental tasks of getting the house ready to show) that was interested in seeing the house. They ended up giving us the price we wanted (a very decent one at that), and we gave the realtor 2 percent. Granted, this was in a hot seller's market (3 years ago in So Cal), but it just goes to show that you have nothing to lose by showing it to a realtor before you are ready to list as you never know what buyers they might have.

redcurls: "He's just working the angle of getting to you first."

Of course that's what he's doing. You'd be surprised (or maybe you wouldn't) at the measures some agents will go to to be first on the scene. I occasionally read an agents forum where agents post questions and seek advice from other agents on how best to drum up business. Here's one post from an agent who came up with the bright idea of prospecting the obituary notices:

"I was talking to an agent in my office recently who told me he used to knock on doors of people who were listed in obituaries to get listings. I'm not a door knocker, so I was wondering if anyone had ideas for what to put in a letter to the family/estate of the recently deceased. And yes, I know it seems morbid.
_________________________
Raquel Mangual
Raquel Sells Philly Homes
RE/MAX Affiliates
33% for Philadelphia referrals!
I speak Spanish!"

It's a wonder how that person looks at herself in the mirror each morning.

It's a wonder how that person looks at herself in the mirror each morning.

Yeah, it's amazing what people will do in this market to put food on the table.

I don't have a problem with this guy's eagerness at all. Of course, if he found me in the obits, I'd tell him to go to hell!

And if I had a reasonable expectation that he could bring me a buyer before I do the work (spend the $$$) I would be thrilled. But, that is not reasonable I am afraid. Not with a coupla years of inventory.

So, we'll wait a few weeks. There will still be a window before we list. And, I'll chat with some other agents in the meantime. I called him "early" because someone suggested I might capture some holiday travelers by listing in December. He said No. Might run the idea past a few others though...

terriks: "Yeah, it's amazing what people will do in this market to put food on the table."

Well, you're a lot more sympathetic to her idea than I am. And in fact, more sympathetic to that idea than most of the other real estate agents that responded to her on that thread. Here is one of my favorites:

"that is so old school and not really effective. Problem is the seed is planted too late. As you know, selling real estate is often about relationships- you need to develop that relationship sooner. I suggest starting off at the ICU ward of the local hospital- handing out cards, etc. to likely prospects. THEN go to the funeral and do all the above- that way they already know you. Maybe you can start a new company and call it Dust to Dust Realty.

--Insert sarcasm here-- "

Hmm...looks like I missed something...

The plan is to tidy up and fix up for another month or two?
Jeez don't rush into anything but we have done total "Flip this house" remodels in 10 days with two people! Florida houses are quite basic and it ain't like you gotta replace the 'ole furnace or muck out the stalls. Where all is this house located? Rental?

Personally, I don't like the idea of scanning the obits for "leads", but I guess that desperate times call for desperate measures, and I know some real estate agents that are really struggling right now.

Personally, I don't like the idea of scanning the obits for "leads", but I guess that desperate times call for desperate measures, and I know some real estate agents that are really struggling right now.
I have sympathy for agents having a tough time, but really have they no integrity?

Wait! They can list a house in a matter of days or hours! If you're not listing until Jan, there's absolutely no good reason they need to see the house any sooner than the last week of Dec really!

I figured you would tell them to go for it after what you went through. You've said that had you listed sooner and not put work into it, that you may have sold due to the market changing.

i'm going to join with beacher in the minority opinion.

When I sold my last home, several months (and much fixing up) before I planned to put my house on the market, I called a realtor who I had met at an open house and whom I knew moved a lot of inventory in my area to give her the heads up that I was planning on putting my house on the market in a couple of months, most likely FSBO.

She asked to come by, and offered to give me a CMA and some tips on what I needed to do to make the house market-ready. I figured that I had nothing to lose and let her come by.

To make a long story short, she came by, gave me some tips and left a CMA. At no time did she push for the listing (she knew I was planning on doing FSBO and/or using a fixed priced listing service to get on the MLS. She ended up calling me 3 days later with a potential buyer (before we even started on the monumental tasks of getting the house ready to show) that was interested in seeing the house. They ended up giving us the price we wanted (a very decent one at that), and we gave the realtor 2 percent. Granted, this was in a hot seller's market (3 years ago in So Cal), but it just goes to show that you have nothing to lose by showing it to a realtor before you are ready to list as you never know what buyers they might have.

I agree and would let the agent come over. We lost 3 months due to the contractor we used and are now having a hard time selling. People are wanting cheap in this area, not necessarily a decent move in ready house. The agent should be able to give you an idea of what you need to do verses what you think you should do.

It will also give you a relationship with this agent, you can see if you'll click with them.

The idea that Florida houses are quite basic is pretty funny. When was the last time you were in FL?

We have busy lives and don't need/want to be out of here until summer. This is not a flip situation, nor a rental. This is what I thought would be my last house and I have done everything here with care. Getting it ready to show and sell will be done deliberately and with quality in mind.

Everything I read indicates that the house should really be a knock out when you start to show. I'd rather take the time and get it as near perfect as possible than rush and lose that window of opportunity.

We have some family stresses (a child w/ educational issues) right now and have decided not to let our whole lives be driven by real estate.

And besides, if the market here is dead during the holidays, what does it matter...? Wouldn't listing "early" just add to the DOM stigma?

I've been a long time lurker, picking up some good tips in advance of selling our home next spring. We have already spoken with 5 realtors as part of the interview process and our home is far from ready. My thoughts were that we want to feel very confident we've picked the right realtor when we list, we don't want to be interviewing and making this decision at the last minute. Also, prior to listing we'd like to get advice from several savvy realtors on items to upgrade, staging, etc. It seems to me a good realtor should be like a good horseman, he can see beneath the hair and dirt to the gem beneath. (sorry about the analogy, I am a horseperson and the comparison here seems apt.) Further, when the house is ready to list it will be in excellent shape and the price can be finalized then.

That's my thought process, anyway. We've been in this house for over 20 years so my sales experience is quite limited. Is my logic flawed? The posts above seem it indicate it is.

I'd wait to let the realtor in.

Have you seen any of this realtors existing listings? How do the pics look?

I've seen lots of houses that had awful pics. Who wants to look at a house with prominently displayed garbage cans, dark narrow hallways, dead plants, etc! Some posters have mentioned how difficult it is to have these changed or removed.

Like someone else here said, you only get one chance to make a good first impression. I'd make it a good one!