Expert: Jessica Bryan - 10/27/2009

Question
QUESTION: Thank you for the wonderful resource. We listed our 3/2.5 1,544 sq ft 1978 brick ranch in June. We've only had 3 showings and very little traffic; though we've been told it shows very well. Our home lacks a master suite. Our largest bedroom has no bath attached and one of our smaller bedrooms only has a private half bath so it does not qualify as a master. (We have one full bath in the hallway. We also have a 3/4 bath in the laundry room off the den.) Based on feedback from the showings and our competition, we are certain this is our deficit. We cannot afford a major renovation to create a master suite; but we would be willing to make other minor changes to help sell the property. Can you offer any suggestions on how we might mitigate for this deficiency in order to be more competitive?

The baths we do have are mostly updated, but the kitchen still features a laminate counter top and older appliances. The windows are original and the mechanicals are older. There are five other homes in our neighborhood for sale in the same price range. Ours is one of the larger homes; but has no garage. Our MLS #92035; we are in Opelika, AL.

Any feedback or ideas you could provide would be very much appreciated.

ANSWER: Dear Jamie;
Unfortunately your home is functionally obsolete which is a real estate term for the home that doesn't offer what the public requires in a home these days.  The design is not appealing to the average person without some major changes.  Since that is the case and since you cannot afford to remodel,  I suggest that you market the home very aggressively.  Let buyers know that you are willing to compensate by lowering the price below the competition.  Clearly, there will have to be some price adjustments before you will get anyone's attention.  Making any minor changes or cosmetic changes is like trying to put a dress on the elephant in the living room to keep people from noticing its presence!  Sorry, but no one today will consider buying the home without a master bedroom.  The only way they would consider it is if the price were too good to overlook and then they would buy and remodel.

There is one other thing that you can do.  You might consult a decorator who can create something so memorable and gorgeous that it stimulates an emotional response in the buyer.  So often a good decorator can overcome a design flaw by taking the attention off of it and focusing on something else.

Best wishes,
Jessica Bryan

---------- FOLLOW-UP ----------

QUESTION: Thank you for your feedback Jessica. We appreciate your candor. I do have a staging question for you...which may be akin to the elephant's dress. :)

We have staged the bedrooms so the "master" appears to be the smaller room with the half bath and the larger bedroom is being used/staged as my four year old son's room. Our third bedroom is being used as an office.

Our thought was that staging the smaller bedroom with the half bath as the master would at least give the appearance of a quasi-master bedroom. Would you suggest leaving it this way; or staging the larger bedroom (even though it has no bath at all) as the master and making the small room my son's?

Thanks again!

Answer
Hi Jamie;
Yes, I think that presenting the bedroom as the master with the half bath is the way to market the home most effectively.  the most important thing to do is in the remarks to comment that the other --larger room could be the master bedroom if the buyer prefers.  Then, too, the remarks can reflect something like...Start with the basics and add on!  Show the value of what exists and then build upon it by reflecting that with the money the buyer saves they can enjoy making changes to suit their own needs and preferences.  Never play up the negatives but always point out the possibilities and potential of a property.  Think of all of the benefits of your property over others and play those up.

I wish you all the best.

~Jessica Bryan