Howard DeRias & Terah Naumchik
Call or Text: 609.878.7773
Serving Southern New Jersey
Most luxury buyers do not buy a home
based on facts and figures.
They buy based on the emotional stories they create in their heads about how much better their life will be in your luxury home.
Don't Just Sell Your Home Like A Commodity...
Let Us Create A Story That Brings You More Value
Dear Home Seller,
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We have created a process that helps buyers create the story that you want them to. The story of why your home is just the right one for them and is worth every penny you are asking.
We call it Creating the Story and it gets homes SOLD!
Now, this home selling system does take some preparation and planning. However, we become the "Directors of your Story", we help orchestrate everything for you.
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This is not a system for everyone! Its for sellers that what to invoke emotions in potential buyers. These emotions cause a frenzy around the home and get our sellers the most money possible.
Yes, we understand it's a seller's market right now, but that doesn't mean that you can just stick a sign in your yard and have buyers give you top dollar even though your house is a mess.
If you are willing to take our advice and do what it takes, together we will be able to have a successful sale that will generate the best offer in the least amount of time.
Our system is outlined below so you know exactly what to expect. If you feel that it's something that can work for you, call us now to set up a time when when can meet you at your home to discuss a plan of action.
If that sounds reasonable and fair, give us a call and let's get started.
Warmly,
Howard & Terah
NextHome Lifestyle Realty
www.NextHomeLifestyleRealty.com
Call or Text: 609.878.7773
List@NextHomeLifestyleRealty.com
The Key To Selling Luxury Homes
Dynamic Marketing
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HDR (High Dynamic Range) Professional Photos
Today, 93% of all buyers are searching for homes online and Google searches about the process of buying a home have soared. Viewers actually spend 60% of their time checking images on a listing and only 20% reading the description.
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89% of homebuyers who searched for a home online found photos to be among the most useful features of online listings. – NAR
Have you ever wondered why some listing pictures look so much better than others?
It takes a professional with a sturdy tripod, remote shutter release, remote flashes, at least 5 different exposures for each shot, along with a high quality wide angle lens and camera. Then it can take hours of computer time for a skilled technician, using the latest photo editing software, to layer the best parts of each exposure together.
We hire a professional photographer to take quality pictures of every luxury home we list. These high quality photos influence online buyers and help sell our homes faster. Also, these photos often create a frenzy among buyers which can lead to multiple offers, netting our sellers more money.​​
Which Pictures Do You Think Sell A Home Better?
Pictures taken and uploaded by an
"amatuer" with a DSLR camera.
HDR pictures taken and processed by a
professional photographer.
Marketing Blitz
Our luxury marketing blitz gets your home exposure immediately. The first three weeks on the market are critical, if you want to get the best price. According to The Wall Street Journal, the first week of a home listing period gets 4 times as many online viewers than it will a month later. That proves that you want to have everything, including your marketing, ready from the start.
1. Listing is syndicated to 100's of websites including sites specifcally for high end homes so buyers searching for homes on those sites will find your home.
2. Listing is entered into one or two of the 3 multiple listing services (MLS) that cover Central & Southern New Jersey. This is where thousands of agents will see your home and introduce it to their buyers.
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SJSR MLS
CMC MLS
3. All of the NJ real estate firms online websites that have home search tools pull their data from the multiple listings services. Therefore, your listing will show up in searches done at sites such as:
4. Multi-page Story Brand online flipbook about your home and community that engages your potential buyers.
5. A Virtual home tour on YouTube.
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6. A Two-page or Four-page storybook brochure for all visitors to take with them so they remember how great your home was. These are gorgeous brochures printed by a high end printer that makes your home look really special. Don't settle for black and white flyers run off on a cheap copy machine.
7. We host an Open House on first Sunday of lthe isting period.
The Open House is advertised in Zillow, Trulia, Realtor.com, MLS,
Facebook, Instagram, and other social media outlets.
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Let Our Education & Designations Work To Sell Your Home
As a Guild Member of The Institute of Luxury Home Marketing, Howard is knowledgeable, experienced and has undergone extensive training in analyzing and marketing to luxury home buyers. Members of The Institute actively seek out the latest information in luxury home marketing strategies, stay on top of changing market conditions, and know how to handle the special needs of an elite clientele and their exceptional properties.
As a Seller Representative Specialist, Howard has the skill, development, training and resources to help represent the interests of sellers in today’s marketplace.
With the Resort and Second-Home Property Specialist designation, Howard keeps up on the latest developments in the resort and second home market. He specializes in the buying & selling of second homes in a resort, recreational, and/or vacation destination as well as properties for investment, development, or retirement.
As an e-PRO certified Realtor®, Terah will be able to meet the needs and expectations of the Web-Connected Consumer. This certification is specifically designed to have the knowledge needed to best market your property online & social media. It also keeps her abreast of the ever changing technological world of the internet!
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As an Accredited Home-Staging Specialist, Terah focuses on giving homeowners, a foundation and solid overview of all the key aspects of home staging. She understands that proper home staging showcases the benefits of the house in the best possible light and it allows potential buyers to easily visualize themselves living there.
With the Certified Negotiation Expert designation, Howard has been trained in professional negotiation tactics. He knows how to use leading edge negotiation strategies and techniques for your benefit. You can be confident that as a CNE professional, Howard will achieve the best results for you in the sale of your home.
Preparation:
We will help you get your home to be in "showing shape". You only get to make one first impression. Be proactive. Don't wait for feedback from buyers to tell to what to do. Buyers are reluctant to tell you what they really think.
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We walk the property with you and we make a list of what you should do to make the biggest impact for the least amount of effort. Paint, carpet, cleaning and de-cluttering give you the most bang for the buck.
We share our list of vendors who can get things done very inexpensively, much less than what a buyer will mentally deduct from their offer.
We recommend you do an informal pre-list "walk and talk" with a certified home inspector. Don't wait for a buyer's inspector to kill a deal. Get things repaired ahead of time in the most economical fashion.
Get your HVAC system tuned up. Don't let an inspector find filthy filters that will make the buyer suspect that nothing has been maintained. Your system might be old but if a licensed HVAC company gives it a good bill of health then buyers will probably be OK with it.
Septic tank? Get it pumped. It's only a few hundred dollars and will keep some hesitant buyers in the game. Buyers are scared of the unknown. If they don't know where your septic tank is or whether it is full or not they will just assume the worst case scenario. Don't let them have visions of smelly sewage seeping through their backyard. Show them where the tank and drain field are located and show them that it was just pumped and should be good to go for another 5 years.
Make sure all light bulbs are working and any "mystery switch" is labeled. It's amazing how a bad light bulb can make a buyer think that there are major electrical problems.
TERMITES is an eight letter word that will sink a deal. If you have a termite bond, make sure they come out and really check out the entire house before you list. If you don't have a bond, get a termite inspection done. Even extensive termite damage can be corrected for less than you might expect. But if the damage is found by the buyer during the due diligence period, the deal is probably going to die or the buyer is going to ask for a big concession thinking that it will cost much more than it actually will.
Price:
Set your home's listing price very close to the market value in order to end up getting the best price. Don't "test the market" with an initial high price. Most buyers do not enjoy negotiating. They will just walk on by. Then when you reduce the price in a month your listing will be stale and buyers will want an even bigger reduction from you new lower list price. You really need to price your home within 3% of its value in order to generate urgency in buyers.
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We will generate a Comparative Market Analysis and we'll analyze it together. Anticipate the data appraisers will use.
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Together, we can visit several of the homes currently on the market that will be competing with yours. You need to know the market so you don't have seller's remorse. You also need to know what your buyer is looking at.
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We'll double check the tax records to make sure the quoted square footage is quoted correctly. I recently had a seller with a 2100 square foot home showing up in the tax records as only having 1560 square feet. We hired an appraiser to take official measurements and made certain that the buyer's appraiser didn't just go by the incorrect tax records as they many times do.
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Getting a Pre-Listing Apprasial gives you the ability to know what an appraiser will be setting your home value at. It gives you the ability to set a price, stay firm on your price and gives us a great barganing chip to utilize when buyers want to "low ball" you on your price.
Creating Anticipation & Urgency:
Price:
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"Coming Soon" sign posted on property on Friday.
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No Showings allowed until listing goes active on the MLSs on the following Tuesday. This creates buyer anticipation for 4 days
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We get a showing frenzy with buyers appointments overlapping which generates an auction effect.
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Showings continue on Wednesday, Thursday, Friday and Saturday ending with an open house on Sunday afternoon.
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No contracts are negotiated until Sunday at 8pm.
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Buyers know they only have one chance so they have to submit their best offer upfront or risk losing out on a great home.
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This process is very similar to the HUD foreclosure online auctions and the HomePath Fannie Mae system. They hold off on evaluating offers until everyone is given a fair chance to see the property.
You Work with Us From Start to Finish:
You get us, Howard & Terah! You don't have to deal with a new person at different stages of the process. You get entered as a contact into our cell phones and then have access to us 24/7.
Negotiations: Howard will advise you throughout the negotiations. You have the final decision, but he provides you with years of negotiating experience to help you get the most possible and not leave anything on the table.
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Market Updates: Terah sets up that at will immediately notify us when a new listing comes on the market that might compete with yours. The market is dynamic and you have to know what's going on and adjust accordingly.
Contract to Close: We are there every step of the way. Inspection issues need to be negotiated. Repair estimates might be needed. Information needs to be relayed to buyers such as utility switch over. Any final walk-thru issues are dealt with.
Attend the Closing: We will attend the closing mainly for your comfort and support. It's usually the happiest time of the transaction for everyone.
You Have Nothing to Lose
No Upfront Fees: You only pay if and when your home sells. There are no crazy consultation fees or extra administration fees. No extra fees for lockboxes.
No extra charges for the fees that the MLS charges me.
Easy-Exit Listing Agreement: Satisfaction Guaranteed. If for some reason you change your mind or are unhappy with our service, you can cancel at any time. Because of this, we reserve the right to work only with sellers that we deem to be serious about getting their home sold. We are willing to invest our time and money upfront only if you show us that you are willing to do what has to be done to get your home sold.
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