Spring has sprung, which means the housing market is in full bloom. “For Sale” signs are sprouting up along with azaleas and dogwoods as buyers start to search for new homes. Each year, around 40 percent of real estate transactions occur between the months of May and August, with peak inventory times varying some depending on the region. Metropolitan areas in the Sun Belt have a much more consistent market, for example, because of their year-round warm weather. It is important to be aware that although there are advantages to buying and selling in these prime months, they aren’t necessarily the best time for real estate transactions.

Peak Season Market Tips for Buyers

House hunting during peak months has more inventory so you may be more likely to find your dream home. It’s also easier to conduct a home inspection when the lawn isn’t covered with snow. If there are problems with the air conditioner, the pool, the driveway or the roof, they are easier to spot in the summer. This is the easiest time to make a move with school age children, so families frequently opt for peak month purchases.

On the other hand, there is more competition. You may find homes being snapped up before you even have a chance to view them or you might find yourself in a bidding war for prime properties. Sellers are more likely to reject lowball offers or contingency requests. You may also discover that lenders and home inspectors have very busy schedules.

Off Season Market Tips for Buyers

Because there are usually fewer buyers, you may find that sellers are more willing to negotiate their price. You could find a real bargain if the seller has put the house on the market due to an urgency, such as an unexpected job change or a death in the family.

Of course, winter house hunting can be a headache working around the holidays and contending with bad weather. Inspections are more difficult in snowy areas. You might also find a number of homes that are for sale during these months because they failed to sell earlier. Be sure to ask your agent how long a house has been on the market and why it hasn’t sold if it has been languishing there for a while.

Peak Season Market Tips for Sellers

You can expect a better valuation for your home because the increase in sales will give more comparable data with heftier spring/summer sales. If all you have available are lower priced winter comparisons, your valuation could be hurt.

Green lawns and blooming flowers will make your home look its best and curb appeal is key. The arrival of daylight savings time means days are longer and buyers have extended time to look. More people viewing your home will give you a larger pool of prospective buyers. While buyers hope to avoid bidding wars, they can be a big bonus for you. Enthusiastic buyers are less likely to demand repairs or make other requests.

Off Season Market Tips for Sellers

You may have to contend with thrifty buyers who have waited for the off season hoping to find bargains. They may want you to take on closing costs or repairs that you will have to accommodate to get your house sold quickly. Buyers can be pickier this time of year and may decide to pass if your home needs lots of work.

The winter weather means more work to make your home look inviting. Shoveling walks and steps is essential both for visual appeal and safe access for visitors. You might want to have photos of your home during the spring months included in your online listing and displayed in the house for buyers to see.

Be Smart and Make the Season Work for You

Although some people are able to be very precise about when they buy or sell, most moves are dictated by life changes. Ultimately, the best time will be when it’s right for you. With the help of an experienced real estate agent, you can navigate the perils and advantages of the housing market no matter the season.

Home inspections, sales history and a good school district are the kinds of things that tend to speak to a buyer’s head. A personal letter from you about your home can speak to the heart. A home sale is an emotional choice and a “love letter” about the features that have made your house a home can make your property stand out. It may not clinch the sale on its own, but it could certainly make your place more attractive and memorable to prospective buyers. Leave copies of the letter out during an open house next to other information provided by your agent. Some sellers frame their letter and leave it in a prominent place for buyers to see. Your agent could also email it to interested prospects. Be sure to include a photo of the house within the letter.

Your writing needs to sound authentic and sincere. Make it personal and positive. You can include family memories, details about the neighborhood, information about nearby shopping and restaurants, the schools your children attend, or a little history of the house itself. Explain some of the reasons why you have loved living in this home. The sample here incorporates many of these options:

Dear Home Buyers,

Nine years ago, we were searching for our first house. We had looked in many parts of the city, but kept hoping something would open up here in Deer Run. When this house became available, we only looked at it once before making an offer and still talk about how lucky we were to get it.

The house had all the things we wanted most on our wish list:  a gas stove and double oven in the kitchen, lots of storage, a laundry room by the master bedroom and a fenced yard for our dog. But it also had nearly everything else we hoped for – a pretty mantelpiece, room for my grandmother’s piano, and a big window over the kitchen sink. The large atrium area for the breakfast nook was an extra bonus.

So many traditions and memories are tied up in this home. We always put our Christmas tree in the front window and rearranged the furniture so we could sit on the sofa to look at the tree and watch the fireplace at the same time. Add a long table or two to extend the dining room seating out into the front hallway and you can have at least 20 people here for dinner. We did that lots of times for birthdays and holidays.

We had many wonderful parties out on the deck — there’s room for a crowd. Laughter and good food were enjoyed while the kids caught lightning bugs and played flashlight tag. The neighbors whose yards touch ours are all such good people. We’ve had many great talks over the back fence. The annual Popsicle Parade on the Fourth of July has always started in front of our house with everyone back here at the end. All our immediate neighbors help host it — so much fun!

Tomato plants thrive in the side yard and the dogwood trees are beautiful in the spring. There are pink and white peonies in front, lots of tulips and daylilies come up every year and the maple tree at the back of the yard turns a spectacular red color every fall.

Aside from our house, we are going to miss the neighborhood. We are close to a couple of fabulous restaurants (be sure to try the shrimp and grits at McNeally’s!), our favorite golf course is only a half mile away, and the kids can walk to the elementary school. Actually, if we could commute to Springfield, we wouldn’t consider moving, but it’s just too far away.

This has been a home filled with love and we wish you, the next owners, the same good fortune.

Be sure to sign your name. You are giving potential buyers a look at the special memories you created in your house. It might also be a gentle, cathartic exercise for you as you say goodbye to one part of your life and get ready for the next chapter.

Although pets may be a significant part of your family, they can pose a challenge when your home is on the market. Pet hair and odors obviously must be addressed, but your furry friend’s presence may be the biggest problem. Although people love their own dogs and cats, they may not like others and they definitely will not be impressed with a property full of other animals’ noises, toys or hair.

Have a good plan in mind for dealing with your dog or cat before potential buyers come inside your home. Here are a few tips to keep in mind:

Clean, Clean, Clean!
Vacuum every day to keep the place spotless. Keep animals toys packed away and take down the big scratching post. Pack up the cages and carriers. Put food and water bowls out of sight before a showing. Remember the outside, too, and be vigilant with the pooper scooper while your house is on the market.

The Nose Knows
Smelly pet odors are bad and cat urine is the worst! Cat boxes and puppy pads must be put away before showings and kept super clean the rest of the time. Even a leaking fish tank can create an unpleasant stink. Don’t think that an air freshener can cover the scent — get rid of the smell with an enzyme cleaner.  Nothing will turn buyers off more quickly than bad smells and pet mess.

Repair Pet Damage
Carefully inspect all floor coverings.  You made need to hire a professional to get rid of the worst spots and stains. If you can’t fix the spots, replace the carpet. Cover scratches on the hardwood floors and doors. If your dog has clawed repeatedly on the back door, the marks will need attention. Has he dug up the yard or chewed on the fence? Be sure to inspect for pet damage thoroughly. If you have a dog house in the back, give it a fresh coat of paint.

Fleas! Fix!
If your pet has fleas, then they are in your home, too. Hire a professional exterminator to kill the fleas and have your pet treated. Fleas in your carpet and furniture will run buyers back out the door and your home will only be memorable to them because of bites on their legs!

Where Should They Go?
If possible, have your pets out of the house during showings. Take the dog to the park for a long walk or even to the office for the day. See if a friend can keep the cat for a few hours. Having pets at the house when buyers are there should be avoided if at all possible.  If not, kennel your pet or put up a temporary pen in the back yard and leave a note asking visitors not to disturb your animals. You will be running a big risk if your pet is roaming the house while strangers are there.

You want buyers to be able to see themselves living in your home. That means helping them see beyond your personal belongings, including your pets. Even a home in excellent condition will likely take a hit in sales value if pet damage and smells are not addressed. Neutralizing your pet’s presence will help you sell your home more quickly and at a competitive price.

Putting your home on the market in December doesn’t sound like much fun. But, before you let your inner Scrooge get the best of your festive spirits, keep in mind that there are some characteristics of the season that might position you for a quick sale.

Deck the halls with a light touch.
Emotion is a big part of home buying and you can capitalize on that this time of year. Go light on all the holiday accents, however. Of course, you can put up a tree. Just make sure it’s not so big around at the base that it dwarfs the living room. You might put a little greenery above the fireplace, but don’t hide the beautiful mantle with everyone’s stockings. Yes, your most favorite nutcracker and Santa figurine can find a cozy spot. Just remember that a little jolly touch will look inviting, but an explosion of red and green everywhere will look cluttered. One person’s “merry” is another person’s “tacky”, so less-is-more with the holiday goodies.

In case you are really sad about skipping some of your usual holiday decorations while your house is being shown, keep in mind that next winter you should be relocated into your new home and your big Christmas village and all the other ornaments will be out again!

Curb appeal is still critical.
The same minimal touch goes for your outside decorating, too. Rein in any Clark Griswold impulses to have the house on your street covered with the most lights this year. A pretty wreath on the door or a string of lights accentuating the shape of the roof line are good choices. A big blow-up snowman… not so much. Another possible plus: a blanket of snow could make your home look like a winter wonderland and you don’t have to spend lots of time getting the lawn and flower beds in shape.

You need to have a knock-out online listing.
The majority of shoppers look online to check out listings and plan which to see in person. During the winter months, bad weather makes this especially true. You want your agent to make sure your home shows great online with excellent photos of beautifully staged rooms. If possible, include a spring or summer photo of your home so buyers can see what it looks like during another season. Including a video tour with your listing is a big plus for potential buyers who can’t get there in person during a snow storm.

Competition during the holidays is less fierce.
Lots of people are reluctant to sell their homes during this time of year, so the housing inventory is smaller. That may make it easier for you to get top dollar for your sale. Additionally, if someone is house hunting during the holidays, they are likely more motivated than usual. If your prospective sellers are willing to alter their holiday plans and go out in cold weather to look at properties, they are probably doing so because of a job transfer or something similarly compelling them to move in December or January.

Create a holiday-friendly schedule for showings.
If you are travelling during the holidays, showings are easy. Keep the heat on so the house hunters are happy, and enjoy a little peace of mind that your home will be checked on while you are away. When you’re home, set black-out dates so you can enjoy holiday company and celebrations. Your agent will help you with this if you let him/her know your preferred schedule for showings. It’s okay to have limited availability this time of year. People will understand.

It may look like a tremendous hassle, but selling your home during the holidays can be a stress-free experience if managed well. Partner with your agent to meet scheduling and staging goals and hope for a quick sale. If not, there’s always next year, right? And New Year’s Eve is only a few weeks away!

Selling your house can be both exciting and emotional. You may be looking forward to a great change with a move to a new town or a larger house, but you are leaving a home full of treasured memories. Although you have strong attachments to your home, it’s important put aside sentimental feelings and make this sale one of your smartest business moves. It pays to do your homework upfront in order to sidestep the most common seller mistakes. Think carefully about each of these pitfalls to avoid frustration for you and your family, and save thousands of dollars.

Mistake #1 – Trying to Sell Your Home before It’s Physically Ready
Don’t rush when making necessary repairs and cosmetic upgrades before putting your home on the market. You will lose money if you don’t make repairs ahead of listing your house thereby letting prospective buyers see the home’s faults. You are nearly guaranteed that offers will be lower, and the buyers will want credit back for work that still needs to be done after your property is listed.

Mistake #2 – Hiding Your Home’s Flaws
Trying to cover up serious problems like foundation issues, water damage, or mold can come back to haunt you. Don’t try to keep your home’s history a secret from the buyers. They will likely be discovered during the home inspection, and you could lose the sale. Also, if hidden problems surface after the house is sold, you could be faced with a messy legal battle. Be upfront with both your listing agent and your buyers.

Mistake #3 – Selling Your Home Without a Professional Real Estate Agent
Statistics show that homes without representation remain on the market longer and end up selling at a lower price than those listed with a professional. Your agent will help you price your home, research comparable properties, market and show the property, deal with the buyers and their agent, and help you negotiate the mountain of documents that goes along with a house sale.

Mistake #4 – Setting an Unrealistic Price on Your Home
Even in markets where inventory is tight, sellers need to be careful about overpricing their home. Properties that are priced too high frequently end up selling for less than they would have if they had been priced appropriately from the start. Pricing a home to sell is an art. You must look at comparable sales in your immediate area, as well as market movement, demand, location, and your home’s condition. Sellers who are forced to lower their asking price after their home has been on the market for several weeks lose their competitive edge in final negotiations.

Mistake #5 – Marketing with Bad Photos
Over 90% of buyers begin their search online, so your photos make the first and lasting impression. Make sure you and your agent post excellent photos to show off your property and its best features. Too many homes are shown with poorly framed, crooked photos of cluttered rooms. No appeal there! This is an easy one to get right, so be sure to nail it.

Mistake #6 – Refusing to Negotiate
Although your home has a lot of sentimental value to you and your family, it must be regarded as a commodity once you put it on the market. Put your emotions aside and be ready for reasonable negotiations. You need to start with a fair and realistic price on your home, but you should also build in a little elbow room. Many buyers will offer an extremely low-ball price just to see what the response will be. Of course, they want to pay as little as possible, and they want to feel like they got a great property at a bargain price. You can keep the buyers happy by accepting a bit less than your asking price, while still making the profit you need. An experienced real estate agent is an invaluable asset for negotiating the tricky path of getting your price without scaring off the potential buyer.

Take a fresh look at your house. It looks great to you, but you have to look through the eyes of potential buyers. They need to be able to picture themselves in your house. Take a good, hard look both inside and out. Be critical because your buyer will be. It is essential to have your house clean, organized and inviting.

Curb Appeal
A good first impression is essential. Your lawn and the front of your house are the first things people see when they arrive.

• The lawn should be pristine, nicely mowed and edged. Weed the flower beds and trim shrubs. Colorful annuals will have an immediate impact and fresh mulch is always a good idea.
• Give the front door a good scrub or fresh paint. Add a tasteful welcome mat.
• Check to see if shutters or trim need a paint touch up. Fix damaged gutters, siding or shingles.
• Clean all windows inside and out.
• Eliminate clutter and keep lawn decorations to a minimum. Put away all the toys. Remove or update old light fixtures or lawn furniture.
• Keep everything tidy. Sweep the sidewalks, porch and driveway. In the winter, make sure snow is shoveled and sprinkle ice melt as necessary.

Stepping Inside
Once again, you have to make a great first impression. Everything must be sparkling clean, neat and appealing. There are many inexpensive ways to put a fresh face on your house and most of them only cost you some time. This is a ceiling-to-floor, roof-to-foundation clean-up project.

• Declutter, then declutter again; rent a storage locker if necessary until your home sells. Potential buyers are seriously put off by clutter and we all have more than we need.
• Remove personal items such as family photos and collectables.
• Organize closets. The less you have in a closet, the bigger it looks.
• Every space will be inspected by potential buyers. Straighten attic storage, the garage, and the basement.
• Shampoo carpets and clean wood floors.
• Polish the wood work around door frames and wooden cabinet doors.
• A fresh coat of paint will give tired rooms a lift.
• Pay special attention to the kitchen and bathrooms. Scrub sinks, mop floors and repair discolored caulking.

Small Details Count
Potential buyers will see many properties so you want yours to make a lasting positive impression. Having all the little things fixed can make a big difference in the perceived value of the home.

• Remember that they will look in the small places, like medicine cabinets and kitchen drawers, as well as in every closet. Look at every space with a critical eye.
• Add a vase of fresh flowers or a plant near the entryway.
• Be sure kitchen and bath towels are bright and clean.
• Check all doors, knobs, drawers and windows to make sure nothing sticks or rattles.
• Dust ceiling fans and light fixtures.

Stay Ready for Showings
Get into the habit of keeping everything tidy all the time while your house is on the market. You want it to look like a model home — clean, uncluttered and fresh.

• Make beds and clean up daily. Pick up papers and dishes. Vacuum, dust and remember to remove kitchen trash before each showing.
• Let the light in. It makes rooms seem more spacious and gives a positive feeling to your home. Open all the shades and window coverings during the day. At night, turn on as many lights as possible.
• The nose knows, so be vigilant against unpleasant odors. Smoke, greasy cooking smells, pet odors and even strong room fresheners are unpleasant. Air out the house before a showing. If you can, put on a pot of coffee or boil some cinnamon in a little water on the stove. You want your home to smell sweet, but subtle.
• Keep your thermostat at a comfortable level. You don’t want potential buyers to notice the temperature — neither too hot nor too cool.
• It’s best for pets to be elsewhere during a showing. Either take them with you or arrange for them to stay with a friend or family member. If this isn’t possible, they should be penned in the backyard or kennel. Try to keep indoor pets in a specific room and then put a sign on the door.
• Stay vigilant. You need to make sure your home is available to been seen with very little notice. That means less than an hour or possibly even five minutes.

Remember that after location, the most important item to a buyer is a well-maintained home. Many flaws can be overlooked if the buyers know they can move in without a lot of trouble and expense.