I think Ann is right. If you have had 4 offers your house is fine as is. Out of curiosity why did the offers fall through?

Is that a pantry door on the right?

Yes it is a pantry door and there is another door to the left that also can serve as a pantry.

They pretty much all fell through bc the buyers changed their minds and wanted a single family home and not a condo.(I really have half of a duplex with a huge yard). The other one wanted a ridiculous amount of money to add a top of the line 14000 hvac and my place is only 1420 sq ft.

I think your kitchen is fine. As has been said, you have had 4 offers. But what gives? Are agents bringing unqualified people through? Can you tell your agent you want them pre-qualified? And no contingencies!

Hang in there, remember, there is an a$$ for every seat. You just need one with cash!

Good Luck.

bee

Bee, I think that ppl just like the house bc it feels warm and is nicely decorated and then after some time thinking they seem to change their mind. It is the darndest thing! I have two more showings left today. We shall see......

Things are just crazy out there. I don't remember, but is the furniture included?
If there are two additional places to store things than i would not add more cabinetry.
Condos are more difficult in general to sell than a stand alone home. Hang in there.
How do you feel you are priced? Could you lower it a bit?

Ellendi, We just did lower it and that was after the four offers. Have had quite a few showings but now is where I am hearing the kitchen issues. I am fully prepared to lower it again. I just want this place sold!

The thing is, the "kitchen issue" is only an excuse for someone who doesn't want it for some other reason. Your MLS pics probably are fab, and people want to come see it. I've been there. I mean remember this rant of mine: Who in the world goes to see a 4 bedroom home, with 2.5 baths, and that does not have a lot of sq footage, with 7 kids? Nosey People. People came to see our house because of the pictures. Lots of insane excuses...you know "I really wanted 3 garage bays", hmmm, what part of the listing said there were 3?

Anyway, I think they just want to come see it because it is beautiful, and then come up with a "legit" reason to give their broker, and this is the best one they have, because of your open shelving. Otherwise, they would be making you an offer of some sort.

It will happen...it will.

I agree with bee. I love it the way it is, and adding cabinets later is no big deal if they're serious. I don't think you need to do that. Did the people who changed their mind because they decided they wanted a single family home give up their deposit? That's the kind of thing you figure out before you sign an agreement of sale. I think your realtor needs to tighten up the agreement of sale so buyers can't walk for specious reasons.

I have been keeping the option fee money but it isn't all that great.

Thanks Bee, I appreciate your uplifting words!!!

For kicks here is my listing.

Here is a link that might be useful: Link to Listing

Two pantry areas should be plenty along with the kitchen storage you already have. Hang in there, the right person is out there.

I just looked at your listing and it looks straight out of a magazine. I can see people coming just to see it in person with no intention of buying.
So when the potential buyers mentioned the storage space in the kitchen, what did your realtor tell them? If they were serious buyers, you could negotiate the price of extra cabinets.
It's true that the fact that more than one buyer mentioned this, maybe it might be a legitimate issue. Although I still feel with those two additional pantries, storage should not be a problem.

Ak- Texas has some indecisive buyers! I think your kitchen is fine especially with the pantry. I don't think you need to change anything there. To expedite the sale you may want to lower the listing price. But like bee said "it will happen." Good luck! Your home looks fabulous.

Thank you all for the kind words. Believe it or not, my realtor's photographer was booked that day so I took all of the photos. I think I might look into photography as more of a side profession! ;)

I don't understand how these people got out of the deal. In NY I think you have 3 days to change your mind. After that you are buying that house unless you have some clause like home inspection or selling another house or if you just can't get financing.

If they are really saying storage...then show them the storage. Your agent should make sure that the storage is pointed out to each buyer. Perhaps make a sign, "look at the great pantry storage" etc.

Oh man. I just looked at your listing. Yep. Snoopers. Lots of 'em too I bet.

Do you recall how many snoopers we had? 77. I developed tennis elbow from running the vacuum so much.

Soon.....you will have a bidding war.

First off - it is a really inviting space! Great design!

Is the door to the right of the range open to a closet? You could make that a pantry or install a tall cabinet with pull-out drawers.

Oops! I just noticed that it is a pantry!

This post was edited by sandisaurus on Thu, Jul 18, 13 at 20:16

Your home is perfect for the right buyer. I see a professional woman, man, or couple with no children that want a lovely home to hang their hat when they come home from a dog eat dog world. I can tell you if I would be a single lady looking for a home you would have a signed contract so fast the agent's head would spin.

Please don't be discouraged, I do think I would interview different realtors because a good realtor should be able to qualify or disqualify a potential buyer based on what the buyer is looking for. The agent should not be parading a bunch of nosey parkers through your lovely home unless it is truly the type of home they are looking for. It also is the realtors job to anticipate any areas that may be an issue and show your home's best features and all the possibilities there.

I wouldn't lower my price again as a potential buyer may take that as desperation. Your home is really amazing and a good realtor will know how to show it because it is, imo, a buyer's dream come true! Good luck for a quick sale

Holly, that was so kind of you to say!! It definitely makes me feel so much better! My realtor isn't the one showing it. The buyers realtors are. So, that makes it much more difficult. I can't control the type of ppl who see it. Wish I could!!!

I will keep you guys posted!

We are all pulling for you! Your home is just beautiful!

I understand not being able to control who sees it, what I don't understand is a realtor wasting his/her time showing to someone who is not a good fit for the home.

I have a feeling that Bee's comment about a bidding war is very likely. I would wager that there aren't many homes that could compare to your beautiful home so hang in there and we will all celebrate with you!!!

Your condo is larger than our detached home!

I agree with Holly, a single person or professional couple would love this space. Plus, it's the perfect home for someone who wants to do no work, including painting.

Nice yard space, too.

I can certainly sympathize with you. We bought a condo in 2003 for our daughter to live in while going to college. We thought for sure that when she graduated and moved on we would sell it for a nice little profit. Off she went to another state and there the condo sat in the 2007-8 housing crash.
We couldn't rent it out because the association had rules for the # of rentals allowed. It took us 1 year to sell it for the same price that we had purchased it for. We had put in a new kitchen, new windows, new light fixtures in all rooms, new toilet, sink and tile to the bathroom, refinished 1,500 sq. ft. of hardwood flooring and had all the rooms and woodwork professionally painted, add in the realtors commission and I guess you could say we lost on our real estate gamble.

Your place is beautiful and the market has improved. If you are getting lots of showings and offers you are priced right. Hang in there.

I would suggest you require higher amount of earnest money with the offer. That should help eliminate non serious offers. A buyer making a serious offer would not want to risk losing a large sum of money by changing their mind and backing out of the deal.

You could also offer an incentive such as a specified amount of cash or maybe paying a portion of buyers closing costs if they close by certain date.

Good luck.

First, I love how you've decorated the place. Since I recently purchased a home, I looked at the listing as if I was interested in purchasing.

1) One of the first things I looked at was where to place the TV. The way your furniture is placed, the only option you have is over the fireplace. Maybe if a flat screen was placed above the fireplace this would show potential purchasers that the TV could be seen from both the kitchen and the living room.

2) I can't tell from the pictures, but is it possible to move the dining table somewhere else and make the dining area an office? Or, maybe place a desk in the master bedroom.

3) The listing does not indicate how much are the monthly condo fees. Is the condo association well managed with sufficient funds? That's a lot of yard for a single woman. Is the homeowner responsible for both the front and back? If so, what would this added expense in Austin be per month? (I'm thinking a minimum of $200 per month.) Is there a sprinkler system?

These are just some questions purchasers would be asking.

(Note to the poster that mentioned NY contracts: In Texas a potential purchaser can write a contract and agree to pay a certain amount (say $100) for an "option" period. Prior to the end of the period, they can give notice that the contract is cancelled for ANY reason. The owner keeps the option money.)

I am seeing 11 listings when I go to the link. Which one is yours? Can you give me just the street # and I'll be able to pick it out. Am I the only one confused?

I suspect some realtors are using yours to wow buyers and show them what is possible if that empty place in another listing were only decorated, etc. I would echo the suggestion that you only entertain offers with serious earnest money.

I agree -- your place is perfect for a professional single or couple, It might also be a good home for someone who is recently divorced and wanting to stay in the area if they have young kids nearby. Either way, most 2 BR buyers don't need and won't use huge kitchens but they may all be used to classic kitchens with uppers and lowers Maybe you can show them how to use the space with a little more staging -- sounds odd when the place is staged so perfectly.

But if there is any truth in the kitchen concerns, maybe it is that it looks too perfect, but they aren't seeing the stuff that they actually need to live there in it and don't know where to put it. Maybe the open shelves need a stack of plates, bowls and glasses. Maybe the pantry needs some boxes (empty is fine) and some jars of pasta, beans, etc. Possibly a cake plate and some trays or platters. Suggest that the dinner party could actually happen. I'd get rid of the tiny lamp beside the range. That's not going to survive there if I'm cooking. Add a bottle of olive oil -- make it more functional and less magazine.

This may be a silly picky thing -- the W/D. Can you push them together? It looks like it would be a few steps with every handful of wet laundry moving from the washer to
the dryer. I drop wet laundry without any steps and open front loaders. The extra space could house some hanging space, a table or cabinet with a laundry basket. Make the job look easier.

Honestly, I can't believe you didn't have an immediate bidding war. Just because it didn't happen right away doesn't mean it won't happen. We sold a house that got multiple offers -- but only after a number of ridiculous offers that didn't even look like the potential buyers could get loan approval and take it to closing. We didn't even counter or made counters of full price. Suddenly, after months (it was fall/winter) we had 3 or 4 offers. Two were very strong and we sold above asking price. When you get the right folks in that house, it could happen for you too. Hang in there.

Natesgram: # 48 listing (don't know why you're seeing just 11 -- maybe real estate agents are bulking up the site for weekend open houses?)

When I click on the link there are 44 listings, 11 of 44 on the first page. How do you get to #48?

Thank you for all of your kind words. Yes, in Texas a buyer pays an option fee which can be anywhere between 100.00 to 350.00 on average. They have a certain amount of time during that option to get the home inspected and come to a final price including repairs etc. After this time period, which can be 7-10 days on average they then have lost the earnest money if they do not buy, unless financing falls through. I might be missing another reason or two they could lose the money but that is all that comes to mind. Usually the earnest money is 1% of the asking or agreed upon price. So for me it would mean 2350 give or take. Some people try and put in less but that is all part of the contract that the two parties agree upon.

I think for now, I will keep things the way they are. I had someone look yesterday and call my agent about what the condo fees cover. They were excited to hear that it covers the mowing of the back yard and not just the front. So, that shows they could be interested. We will see.

Regarding the condo fees, they do list that in the Austin MLS that the agents see. Mine covers everything external to my house. My HOA fees are only 150.00. I think that is pretty good for all that they do.

If you cannot find my listing it is for 235,000 on Taylor Draper Cv. Not sure why so many are popping up.

Here is a link that might be useful: Link to House

It's easy to tell when you look at the listing photos. Nothing else looks anything like hers inside.

The condo fees sound very reasonable. Shoot -- you'd pay that just to have grass cut around here.

When we sold out last house, the Texas contracts had been changed, and it totally favors the buyers. I think the market has been soft for so long that people are doing weird things. Our next door neighbors sold their house very quickly, but went through some offer crazies. The first one -- a seemingly clean, full price offer, wanted to renegotiate price for "so much work"that was needed before they signed the contract or even made an inspection appointment. I'm happy to say those folks are not my new neighbors. ;-)

Hang tight and stay confident.

Las, that is funny bc the first group was the exact same in making the full price offer and then renegotiating due to work needed before anything was signed. I was hoping that was going to be the only wacky situation I would have, after the third I felt certain I would get luckier, now after the fourth I am baffled.

Good things come to those who wait! ;)

Yours look so much nicer than anything else in the price point and I'm guessing there is a huge emotional response to it when they see it and make the offer. Then their more practical selves come out when they are no longer in the condo and they start re-thinking.

I do think you might need to cater some to the practical side of things and show there is plenty of storage in the kitchen. Not sure how to do that without adding cabinets, but I know you will figure it out.

It is hard to compete with single family homes though. Even though they may be of the same size and you only have one neighbor sharing a wall the practical side of many will say I want a single family home. Especially in Texas as condos/townhomes aren't as big on the list for buyers here as in other parts of the country.

I would make sure your listing says what is covered in your condo fees. Ie make it positive as in no exterior upkeep including lawn maintanence. All covered by condo fees. This way you can make a distinction for those on the fence about condo vs. single family that they don't have to do anything if they buy your condo vs. single family.

How about doing a print out of what's included in your condo fees and leaving copies where the potential buyers can take one? I might even put a little note up labeling the pantry. I guess I don't trust the other realtors to make much of an effort if they have their own condo listings to sell. When we bought our house, the buyer's agent was there at the showing too, and she was very helpful.

I agree with Holly-Kay....your home is beautiful & needs to right buyer. LOVE the added outdoor space. I'd love it, that much I know!!

Thanks Lyfia and Lizzie!

Chickadee, that is a great idea!

However I HAVE a signed contract as of last night!!! Interestingly, its a single young guy. I sure hope number 5 takes it all the way to the ink drying on closing day and the money transferred into my bank! Still have to go through inspection and then appraisal and then of course closing. So, I cannot celebrate until the place is sold! But, I am very happy! It looks like out of all of the buyers he is the only one with a dog. I find that interesting in that everyone in Austin has a dog and that is why I thought my condo was most appealing. It has a huge yard. So, maybe this will help him to continue to like it and not change his mind. ;)

Congratulations! Keep us posted, but I have a good feeling about this one.
Your unit is perfect for a single, with room to grow if he marries.

Thanks Ellendi! I will keep you guys posted for sure!

Yay! I think a dog owner would be thrilled with a yard like yours. Keeping all crossables crossed for you.

Congratulations! Perfect for a single young buyer with a dog. Even if he does a lot of cooking, he probably hasn't accumulated a lot of 'stuff' that fewer cabinets would be a huge concern of his. Your place is beautiful and I've been surprised by previous crazies. Hope it all goes well!

Sounds like a serious buyer for your condo. Agree that a single guy will not have as much kitchen stuff to worry about and is less likely to be bothered by the idea of stacking on open shelves -- will think it is hip and easier not to have to open and close those cabinets all the time.

You'll have to let his agent know the GW review committee approves you going forward with this one, but if he backs out, the curse of the angry GW faithful will be upon him and any other place he looks at buying. Just take it to closing, Dude! ;-) LOL

Congrats -- hope this one sticks and he and the dog will be happier there than all four of the predecessors put together. .

You guys are great!

Las, you just made me laugh so hard!!!!

You guys are great!

Las, you just made me laugh so hard!!!!

Good. Once you can laugh, it always gets better. ;-)

Keeping my fingers crossed that this buyer works out.

But I just want to say that getting feedback from buyers is, I think, not always helpful. I'm currently house-hunting. My agent always asks what I think of every house that I look at. When I give her answers, I'm not thinking of how to help the owner sell the house; I'm thinking of how to get the agent to find the house I want to buy.

So, for example, your kitchen. It's lovely. I don't usually like granite, but that's a nice granite that you've chosen. The kitchen blends well with the adjoining living room. The colors are harmonious. It's clearly a well-thought out and planned kitchen. I'd love to come and visit it.

I'd hate to work in it, because it isn't set up for the way I cook. I could manage, but I'd really miss the upper cabinets, because I have a system for how I store things around my work area, and in your kitchen, the storage space isn't where I personally would want it. I don't mean this to slam your kitchen. There is nothing wrong with your kitchen. It's just not the kitchen for me.

And I really don't want to do a total kitchen renovation. A quick and easy facelift, sure. Gutting the kitchen, no. So I'd only offer for your house if everything else was perfect--location, price, the other rooms.

And I'd tell my agent that the kitchen was an issue because of the lack of upper cabinets. I'd be able to see that from the pictures, but if the rest of the house looked like a possible, I'd probably go and see it, because the rest of it has potential.

But when my agent would ask what I thought of it, I'd say the kitchen lacked storage where I need it. Not because I'd be thinking you needed to add upper cabinets, but because I'd want the agent to find me a different house, with a kitchen that better suited my needs.

I don't think you should do anything - you've had multiple offers, they have fallen through and it's not because of the cabinets. It's a condo and if people changed their mind and wanted a full house, no amount of cabinets will change that.

We've sold a condo too (also a nice luxury condo) and we had several offers back out/fall through. It did sell though in less than 60 days, and the final sale went smoothly.

I think it's just that a really nice condo vs a less nice but stand alone house is a big decision for people to make, and they are prone to waffling.

Your condo is absolutely gorgeous and I am sure it will sell very soon!

PS your kitchen would be totally fine for DH and I, we barely ever cook at home.

Caman, thanks for taking the time to explain how you would state the things you need. I agree that saying you need more storage does not equal more cabinets (necessarily) in an already small space. That is what I was thinking too.

Tinan, thanks for the words of encouragement. I am hoping this contract will actually stick this time!

YAY!! Hoping this closes! Love seeing the good news.

I wanted to give you guys an update. The fifth contract has stuck. We made it through inspection and appraisal. The buyer is also purchasing some items in the house. I have been slowly moving things out and back into my own house which is nice. I have been living in an undecorated home as I took a great deal of my belongings to my house that was for sale to make it look better. Tomorrow I will finally have everything home! YAY!

We close in less than two weeks. I will not be able to breath a sigh of relief completely until the funding at the close goes through. So, fingers crossed!!!!

Thanks for listening to my long and tedious story on selling my house! I never would have guessed in a million years it would be so difficult.

Congrats! You did a great job staging and glad the final offer came through!

And your buyer will have a beautiful home, too.

Thanks Annie! It is funny as a place a few doors down with the same layout (yet empty of any furniture art etc.) was under contract in less than 2 days. Oh well.... I still feel the staging helped enormously in my place.

Thanks nosoccermom, its a young single guy so it would be fun to see what he does with it. ;)