We are selling our house, and we are EXHAUSTED!

[BigDog]

We are selling our house, there is no backing out now, we have invested WAY TOO MUCH money into "fix ups" to sell the house.

We are doing a 'For Sale by Owner', and having a open house Sat. and Sunday in 2 weeks.

We have no family around, and no brave friends who will take all our kids so the kids and I are going to Jumpin Jax for the open house times.

We can't do a realtor sale, as

1. Wouldn't recoup their commission enough for a down payment on the next house (and yes I know DR says us a realtor).

2. We can't have people coming at the drop of a hat. Sorry, my kids are PIGS! Right now I'm looking at cereal my DD (2 yo) spilled all over the floor and Koolaid my DS (3 yo) pour "all by himself" on the table. 3 of them are in their jammies. Baby is taking a nap. So exactly how are we supposed to sale when the realtor says, hey you've got 10 min?

3. I homeschool so, we HAVE to have time to actually...you know school.

4. By the way the DR ELP told us to do a FSBO, she was the one who suggested it.

............................
.....

Here are my questions.

1. What do we do if by some miracle, somebody actually wants to make an offer at the open house?
- What forms?
- Do they pick out the lawyer or us, or both?
- Do you negociate on paper or (like when you have a realtor) or in person?

2. We already hired a home inspector, he already told us we are going to have a cronic leaking problem in the back of our house near the door due to poor arcitecture (sp?). We have to put caulk on the bottom of the siding near the back door (every 3 years) and a mat under the drip from the roof (which has gutters, to stop the splash onto the door, which in turns rolls down into the house. The home inspector said, just try and "hide" it. We still have to disclose it, but, so we are having a concrete guy come and make the back porch look "upscale" ($600). And we are adding plants near the caulk. So maybe they'll forget it it leaks every 3 years IF you don't add caulk.

3. We are already asking $3000 less for the house then it is worth, for the backporch problem (Which would cost $15000 to permentally fix). Is that crazy?

4. My DS (3 yo) is having a terrible time with the house being "different". Painted walls (covering up their "artistry), Furniture went to storage, 1/2 clothes are gone, we are constantly working on the house, instead of playing with them. So he is just having difficulty, breakdowns, irritable, clingy, totally sad acting. I've done everything I can to keep it the "same", but, I mean, we try and work at night after they are in bed, and on weekend afternoons when I (sad to say) plug them into the tv (this is driving me more crazy, I think they have turned into Zombies).


Please give me some ideas on selling our house by ourself. My husband said, if it doesn't get any offer 2 weeks after open house we are going to a realtor. (Our neighbor beside us just found out he has to move for the military, and putting his house on the market soon). There are already 2-3 on our street.

If you all want to see it here is a link to our forsale by owner website listing. Check the pictures, any ideas on making the pictures look better? Or anything else you think I should add or delete in the listing?

Georgia Sale By Owner @ For Sale By Owner.com

------------------------------------------------------------
Update 8/9/10

On 8/4/10 a family showed up and gave us 4 hours notice, 3 days before open house. Should be enough to clean right? NO! We hadn't even started cleaning our master bedroom. The place everybody kept saying. Eh, just throw it in there we will get back to it when we get to that room.

So, I throw everything from there in the garage. My MIL was in town for the appointment to the developmentalist for the next day. She "helped" the best she could with a leg she can't feel, she can't stand too long. I was sweating so much. Fast foward 4 hours. Husband walks in, after taking older 4 to Awana's. I'm throwing the last slip cover....*ding dong* 20 minutes early!!!!!! MIL hadn't left either with the baby. We tried not to follow around, but, they never really wanted to move from the kitchen.....yeah, I get it...they didn't care for the house. Their not coming back, though she did try and rent us an apartment complex she runs. (lol)

So Open House.

Day 1 - Husband is to take this day to show around. I'm to take the kids to Jumpin Jax. We decided Open House is at 2. Then take kids early to Jumpin Jax so husband can clean and take some stuff to storage down the road. So I'm left vehicleless.

12:30 - Dropped off with kids at Jumpin Jax. I know it will be long....but, well, it will be worth it right?

1:15 I call up hubby to come get us....3rd/4th grade boys are getting on my nerves jumpin in the baby area, throwing my 2 year old down a 15 foot climbing rope/wall to get to a slide. Yea, she was slow, but, she started when they were in a party room. After I'm done parenting them for the 4th time and NOBODY says boo to them. I'm done.

1:30 pick us up with a dvd and the SUV please!

1:45 drop hubby off and buy balloons and put them in front of the neighborhood and on our mailbox.

2:00 I'm parked 1 1/2 houses down with blinds in windshield and G-Force running. Baby is a sleep and I'm happy as a clam kids are all straped down.

2:45 a person show up!!!!!!!!!!!!!!!!!!!!!!!! Give hubby a heads up ring. Yea! Looks like a teenager though.. OH nuts it must be somebody looking for their buddies party or something. He goes back to his car. I sigh. He gets out of his car with his mom (maybe wife) and a little girl about 4 years old.

2:55 they leave. Good or bad. I call hubby. He says, he thinks it was her husband, but, a 10 year younger husband? Oh well who cares. They love this neighborhood and are set on it. But, if we are here in 2 months they will look back at it. They aren't ready to buy for 2 months because they are in an apartment. Nuts.

4:00 we walk back in the house it is over. I look around to see how he cleaned the house up. Pretty good, except he never touched the toy room and his mothers inflatable bed was in the middle of the room packed up ready to go with the sheets on the dollhouse that was preventing somebody from opening the closets. And their is a wet diaper he left on the dresser in the boys room!!!!! Grrrrr....

4:30 - We write them inviting them to open house the next day and tell them I'm eager to meet them and we are fine closing on a house when their lease is up to make it convient for their family. (Still haven't heard back to this e-mail).

8/8 Sunday

My day.

2:00 I sit. He said forget Jumpin Jax, movie time in the car.
2:45 - The only thing that gets people to call me is for me to go potty. So I try, nothing comes out...forget it.
3:14 - Maybe if I get my hands soaking wet and can't shake their hands they will come. Might as well wash the cookie pan I have the cookies sitting on and the spatula now they are cool (house smells great!). *Put soap on pan, start water.....
3:15 - Hubby rings "incoming" (click)..................*ding dong* Turn off water, throw soapy pan and spatula in the cabinet with the other pans, and the spatula in the very back.

I swear my parents clones show up. But, here is how it goes.

Wife - Oh my gosh this is nice! We are looking to downgrade our house.
Man - Not downgrade hunny.
Wife - Oh yes, sorry, I mean. Find a smaller house that is 1 floor, that is still big enough to have our grandkids over. We are expecting our 4th grandbaby!
Man - We are so excited. We moved from Texas to Byron (which is about 40 min. north)
Wife - Yes, but, I'm tired of making that trip to Bonaire (5 min. south of us 45 min. closer for them).
Me - Trip for work?
Wife - No to visit my DD and SIL.
Me - Neat that is where are wanting to move.
...random talkings of the neighborhood......
Wife - Our SIL works on the base. *Come to find out he does some of the same things my husband does on base. And I remember his name, they told me!*
Me - *Show them around the house. They tell me how much better our house is compared to the other house about 5 min. north that is for the same price.....*

Now here is the part I thought you all would appreciate. They kept comparing me to their child the whole time. So organized (ha, not really), my hubby did the organization of packets to hand out for those who came.

Man - You know that woman who does all those coupons on TV? (No, I'm thinking we don't have TV). But, I shake my head yes. Well my DD could have had the job she taught her. But, she had the kids 5 years ago and well, she can't do it. (Well, I'm sure we all overstate our children's uh...why they never became famous thing. But, he is proud of her and that is ALL that matters.)

OH BOY!!!!!! A guy who understands couponers. I tell him yeah I got 80 bottles of Motrin PM in the garage if they want some. They both burst out laughing. She explains how much shampoo and toothpaste, I inject, tootbrushes, and he interjects soap and medicene. It was SO FUNNY!

The only neg. they said the whole time. Was how small the master bedroom was. She asked if it was a queen or king. I told her queen, she says, "Well, I guess that would work!"

And we talked a bunch about Autism (my son on Thursday was told he has PDDNOS which is a version of Autism) we had so much in common as their grandson has Aspberger's. So though my son's is "lighter" Autism then theirs grandsons, their was just so much they had in common it was unreal.

They *might* call back. They are trying to sell their house to move closer to their DD and SIL I think the guy was sold. Not sure about the wife, once they got to the master bedroom.

We updated our photos online to include masterbed room.

4:00 kids and hubby come in.
4:25 hubby goes poo.
4:28 *ding dong*

A realtor shows up, wants to look around, she tells me it is 3% if she brings the person in. We talk a little bit. I hear flush....hubby says, "Oh, I didn't know there was somebody here." She looks around. Gets to masterbed room and it smelled at the masterbedroom door!

Not sure what I think about a realtor getting 3% and me doing all the work......

[tinkinpink84]

Im not sure how you go about selling without a realtor. But i gotta say you have a gorgous house! Kids and all your house is nice! Our house looked like crud upon viewing it and still looks that way and i hate hate hate it! You cuold def tell the owners before us had kids! I would never known you had kids by the state of your house! It looks well kept and clean and a nice price as well for a 4 bedroom! If you know a friend in real estate maybe you could ask them. You should maybe add more pics of the bathrooms and such. But the pics came out good regaurdless. :) Good luck.

[BigDog]

Im not sure how you go about selling without a realtor. But i gotta say you have a gorgous house! Kids and all your house is nice! Our house looked like crud upon viewing it and still looks that way and i hate hate hate it! You cuold def tell the owners before us had kids! I would never known you had kids by the state of your house! It looks well kept and clean and a nice price as well for a 4 bedroom! If you know a friend in real estate maybe you could ask them. You should maybe add more pics of the bathrooms and such. But the pics came out good regaurdless. :) Good luck.

That is only cause we snapped the pictures AS SOON AS we cleaned/painted it. It will still look like that for the open house, but it doesn't now (except the kitchen....but,....give it a couple minutes, lunch is up next).

As far as the bathrooms/masterbedroom, 4th bedroom (it will be up tonight, got to get paint drips off the floor), they haven't been painted/cleaned (it is last).

But, thanks none the less.

[saving-n-va]

Good luck! Its definitely a buyers market right now. Have you checked the "by owner" companies, they might be able to help you with the legal stuff.

[BigDog]

Good luck! Its definitely a buyers market right now. Have you checked the "by owner" companies, they might be able to help you with the legal stuff.

We are doing the forsalebyowner website, they sent us a sign. They have forms you can buy. But, it isn't very good about answering questions.

[nurseannette]

very nice house, I can't imagine you will have much trouble selling it. Good luck!!

[Jen1]

You do have a wonderful house! I think the landscaping is very nice too!
* I'd find a lawyer that has done FSBO transactions - and the one you choose should reccomend a title company to use as well (check them out too, first)
* Can't a friend/neightbor take kids for an hour to two?? Your dh may need a 2nd person there as well.
Suggestions - (only cause you asked)
*Paint over the decorations/or remove from kids room. That may deter a buyer.
* put away all kids toys in yard (as best you can) and maybe set a seating area (not sure if you have one already - if you do, post that pic.
* bake cookies right before the open house (house will smell very nice and buyers will get the snacks - maybe some bottled water too.
* open all curtains/shades for open house (they say more light is the best) and turn on all lights on and keep doors open during the open house
* have warranties/receipts from work done while you lived there/disclosure for home/tax info available (city/school tax), recent utility bills (to show a potential buyer if they inquire on how much utilities cost (just electric/gas/water/sewer) etc.
* Post some info on the school system (elem/middle/high school) as buyers may not be from your local area and have some extras for the open house to pass out-
* Print the main page of your listing to pass out during open house
* during the open house, try not to have anything in the washer/dryer/dishwasher/sink/on top of counters, etc
* the red on the bathroom walls may be too much for some buyers - consider a neutral color
* I don't see any shade (trees) in back yard - just something to keep in mind - some buyers like a shady area
* Play up the fact your yard is completely fenced in
* Mention if the kids play set in yard is staying/not included
* NICE jetted tub! However, I have to say, in the pic (#13) I almost didn't see it! Maybe take multiples of that one. Definatly HIGHLIGHT that feature!! Take pic of other bathrm.
* Do you have basement? if not, and someone asks, tell them all the good things in your home - (big yard, open floorplan, 4 bedrooms & 2 full baths, LARGE flat backyard) very desirable!
* Take pic of inside of garage
* This goes without saying, but I thought I'd add it anyhow - don't leave valuables around the house. People open drawers/closets too so keep that in mind while stashing items.
* You should park your cars down the street during the open house (unless their is massive parking in which case I'd park next door on the street)
* Give the grass a nice watering this week to get it greener (looks pretty nice now though)
* IN your details (pic #6) you should play up the moulding - it looks great!

As far as advice on the paperwork, sorry - I don't have much for ya there. The lawyer can help with this if the FSBO agency doesn't help.

Advertise on zillow.com, craigslist.org for your open house - and any other local real estate sites. Also, put an ad in local newspapers. You'll need signs to put up to direct buyers to your neighborhood from a main road. You can get them at lowes/home depot. Put out ASAP since open house is this weekend. You'll want to get as many people in the house as possible.
If you are including appliances (i.e. fridge/washer dryer) put this in details in the listing.
* On open house day, tie balloons onto the 'open house today' signs. Keep front door open too.
* take another angle pic from other side of living room if you can

Well, I hope this helps. I am looking at moving soon too, and the above are things I've done/thought about that I need to do.

It takes alot to list your home, but again, your home is BEAUTIFUL!!
Good luck!

[BigDog]

You do have a wonderful house! I think the landscaping is very nice too!
* I'd find a lawyer that has done FSBO transactions - and the one you choose should reccomend a title company to use as well (check them out too, first)
* Can't a friend/neightbor take kids for an hour to two?? Your dh may need a 2nd person there as well.
Suggestions - (only cause you asked)
*Paint over the decorations/or remove from kids room. That may deter a buyer.
* put away all kids toys in yard (as best you can) and maybe set a seating area (not sure if you have one already - if you do, post that pic.
* bake cookies right before the open house (house will smell very nice and buyers will get the snacks - maybe some bottled water too.
* open all curtains/shades for open house (they say more light is the best) and turn on all lights on and keep doors open during the open house
* have warranties/receipts from work done while you lived there/disclosure for home/tax info available (city/school tax), recent utility bills (to show a potential buyer if they inquire on how much utilities cost (just electric/gas/water/sewer) etc.
* Post some info on the school system (elem/middle/high school) as buyers may not be from your local area and have some extras for the open house to pass out-
* Print the main page of your listing to pass out during open house
* during the open house, try not to have anything in the washer/dryer/dishwasher/sink/on top of counters, etc
* the red on the bathroom walls may be too much for some buyers - consider a neutral color
* I don't see any shade (trees) in back yard - just something to keep in mind - some buyers like a shady area
* Play up the fact your yard is completely fenced in
* Mention if the kids play set in yard is staying/not included
* NICE jetted tub! However, I have to say, in the pic (#13) I almost didn't see it! Maybe take multiples of that one. Definatly HIGHLIGHT that feature!! Take pic of other bathrm.
* Do you have basement? if not, and someone asks, tell them all the good things in your home - (big yard, open floorplan, 4 bedrooms & 2 full baths, LARGE flat backyard) very desirable!
* Take pic of inside of garage
* This goes without saying, but I thought I'd add it anyhow - don't leave valuables around the house. People open drawers/closets too so keep that in mind while stashing items.
* You should park your cars down the street during the open house (unless their is massive parking in which case I'd park next door on the street)
* Give the grass a nice watering this week to get it greener (looks pretty nice now though)
* IN your details (pic #6) you should play up the moulding - it looks great!

As far as advice on the paperwork, sorry - I don't have much for ya there. The lawyer can help with this if the FSBO agency doesn't help.

Advertise on zillow.com, craigslist.org for your open house - and any other local real estate sites. Also, put an ad in local newspapers. You'll need signs to put up to direct buyers to your neighborhood from a main road. You can get them at lowes/home depot. Put out ASAP since open house is this weekend. You'll want to get as many people in the house as possible.
If you are including appliances (i.e. fridge/washer dryer) put this in details in the listing.
* On open house day, tie balloons onto the 'open house today' signs. Keep front door open too.
* take another angle pic from other side of living room if you can

Well, I hope this helps. I am looking at moving soon too, and the above are things I've done/thought about that I need to do.

It takes alot to list your home, but again, your home is BEAUTIFUL!!
Good luck!

THANKS! We have already removed the stickers from the girls room. But, can't from our DS's room the 3 yo, when I tried, gave himself an asthma attack he got all worked up. (We are taking him to a developmentalist 3 days before open house.)

Thought about putting the "yellow" just like the rest of the house in the bathroom, but, it would cost a lot to for a primer to go from dark to light. And the pictures don't do the red justice it is a bright red...it is one of my main concerns, but, I just don't feel like we have the time to paint it before open house. Just looking at how long it takes us to paint rooms with only 1 hour a night roughly to do it. We still have our master bedroom to touch up, foyer, laundry room, and front door. It is just so much work. Not to mention getting a vinyl siding guy out here to fix some end caps and add flashing the home inspector tagged ups on. And fixing two fans that don't spin. Husband is getting a couple capacistors (he fixed another fan like it in our house.)

Oh, we don't want the swing set. It is too little for our kids, we keep going up to the school on our walks to use that one...:)

Thank you, thank you, thank you for another perspective.

[Jen1]

THANKS! We have already removed the stickers from the girls room. But, can't from our DS's room the 3 yo, when I tried, gave himself an asthma attack he got all worked up. (We are taking him to a developmentalist 3 days before open house.)

Try this - offer your ds something he likes in exchange for removing the stickers - i.e. I will give you some new stickers to put in a sticker book you can decorate all for yourself and when we move you will have it to bring with you'.... if that fails - don't worry about it. :) it's not a big deal.

Thought about putting the "yellow" just like the rest of the house in the bathroom, but, it would cost a lot to for a primer to go from dark to light. I just don't feel like we have the time to paint it before open house. Just looking at how long it takes us to paint rooms with only 1 hour a night roughly to do it.
Thank you, thank you, thank you for another perspective.

Well, the red paint is not horrible. I think it looks nice myself and probably wouldn't change it if I bought your house...but if you do go to change it, try a tinted primer. I would use a tan-ish color as opposed to a yellow in there if you do decide to change it. But a tinted primer should work better then a white primer, then waiting for that to dry and using regular paint.
I hope you will update us on how the open house goes :)

[BigDog]

Updated OP!