For most of the listings I’ve had this year,  I’ve literally had to beat our MLS to death for comparable properties as some of the short sales and foreclosures have closed; yet our market wants to recover as well.  It’s been mind boggling to present to the seller an approximate in between for pricing.  I’ve come to the conclusion that using the ‘in contract’ prices may just be what I need to use for the ‘high’ price as well as other factors……..

The Oahu Housing Market  has gone up and down in numbers and sales prices since the beginning of the year and I incorporated a “Strategic Plan for Pricing and Marketing” the property being listed.

After preparing my listing packet with supporting comparable properties, crucial pricing information, graphs and so forth, I sit down with my clients and discuss their options.  I listen to their wants and needs and most of the time they are open to listening to my plan to sell their home too.

1. Get the home in tip top shape for the first Open House.  I ask if they want my suggestions to get their home ready. If they are willing,  I go through the home with the client and make a list of things that need to be done before that first showing.
2.  Price the property aggressively to attract the consumer.  After going through the comps and information we discuss options. It’s not only about getting the top price but how you get that price too!  Read on………..
3. My crucial and creative plan:  While they’re still doing their last minute touch ups and cleaning to get ready for the First Open House, I list the property at the attractive list price with notice that the first showing will be at the first Open House.  If the property is priced well, this will allow time for the public and agents to view the listing….and make time to attend that first showing.
4. The first few days on the market:  …and before that first showing/open house)….Listing the property in every available internet site that I subscribe to and create the property virtual tour with www.realestateshows.com   Here’s an example>> Mililani Townhouse for Sale!
5. Get all flyers, brochures and property highlights and upgrades sheet done.  Making a flyer and brochure attractive along with pertinent information about the property to hand out gives a personal touch.  I take notes during my first interview and walk through of the property. I ask questions about any highlights, upgrades and so forth so I can make an additional sheet going room to room to hand out as well.

Open Houses may not work in your area but they sure do in our market!  Our Hawaii Open Houses ARE the Sunday event and when using this ‘technique’ along with the right pricing…. I’ve had 20-50 people attending at that first showing and Open House.

This Mililani Townhouse for Sale!  was aggressively priced at $369,000.

We sold for an appraised price OVER the listing price of $383,000.

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Celeste “Sally” Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client’s needs  she serves all Hawaii Home Buyers and Sellers on the island of Oahu (Honolulu County) including all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents.

Website: www.hawaiihomesmarket.com

 As the saying goes…the only thing constant in this world is CHANGE. The same goes for our Honolulu County Housing Market Statistics for November 2009 which showed yet again the continued up and down numbers in sales numbers and sales prices!

Single Family Resale Numbers: Our sales numbers for single family homes showed a slight decrease in sold single family homes from 281 to 249. The Median Sales price also had a slight decline from $605,000 in October to $590,000 in November. This is decrease of 0.75% from November 2008 to 2009 and also shows a decrease of 2.4% from October to November of 2009 in sales prices.

Condo/Townhouse Resale Numbers: Our Honolulu Real Estate Housing Market sales numbers for condos/townhouses increased slightly from 381 in October to 407 in November of 2009 and we can attribute the sales number increase for the past couple of months due to the lowering inventory on the island of Oahu. Honolulu County Median sales prices increased 102.5% from November of 2008 to November of 2009 and also increased in sales prices from $295,000 to $320,000!

I believe these ups and downs will continue as our market tries to find a happy median. With the FIRST TIME HOMEBUYER TAX CREDIT EXTENSION approved, interest rates still lower and inventory considerable down in all neighborhoods the shifting is evident with more homebuyers in the market.

 These Honolulu County Market Statistics vary from neighborhood to neighborhood and I continue to experience multiple offers on homes and townhouses in all areas in Honolulu County including short sales. Stay tuned for more neighborhood market statistics.

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 Celeste “Sally” Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client’s needs, she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents. Website: www.hawaiihomesmarket.com Supporting Hawaii Local Businesses!