What a gorgeous location and views, oh my!!

I'd:

-leave less things around the entrance, or at least-would group them more closely. Or both.

-wouldn't include the picture where the back of the sofa is seen. You have enough good pictures of that great room.

-would put something vertical and nice on the console next to the door. Like(yes, you've guessed)) a plant.

-would take some things away unless you really need them. For example a rug next to the kitchen sink.

-would add something warm to the kitchen counter. A colorful pitcher, a bowl with oranges? Just to break the expanse of blue a bit.

-would skip the last 2 or 3 photos of the woods. Trust me, the rest already makes me consider maybe moving where you are, or at least visiting:) You don't need convincing people with too many of the similar pics; it's already clearly amazing. Always finish on the most striking note possible.

That's a quick impression; maybe others will see and suggest other things.

Looks nice! I would remove about 1/2 the stuff from the front porch. And get rid of most of the pictures of grass and trees. Yes, it's horse property, but you don't need a picture of every single acre.

PS I'd probably move picture number 4 to be the first one. It lures you inside..))

Some flowering plants in the pine straw areas at the front entrance would be nice...other than that I think it's great!

The laundry room photo is weird. You can just leave it out entirely. A laundry room shot isn't necessary.

The front of the house needs something done to make it look more like the front. I'm not sure what, maybe a striped awning over the slider? Or some landscaping in the mulch beds? As said above, maybe have the photo of the front door (looking out) be the first picture. The current first picture does not grab the attention you house deserves.

Yes, I totally realize why the back of the sofa photo is there..it focuses on the view. I'd still leave it out-or retake the picture closer to the view, so the back of the sofa isn't seen. But not necessarily.

It's a fine, detailed listing as it is. I agree with sushipup1-you can easily leave out the laundry room photo too. Let the buyers find that laundry themselves)) Especially now when people seem really keen on looking and finding LOL.

hmm, the front of house is only visible from a pasture, the road side is the garage doors - I can put more flowers on the left side of the garage doors to try to "lead" folks onto the front porch. Unfortunately it's just not a surburban home with an impressive entrance. The curb appeal is the driveway trees and pastures. We've had this challenge since the beginning - but the passive solar orientation and the views from every window took precedence. Thank you all so much for your input!

Photo 14 looks cluttered, and I'd move the exercise equip from photo 19.

Otherwise house looks great. Love how green everything is.

The exterior pics looks photoshopped - way too much bright colors.. But that doesn't hold me back from wanting to see more. :)

The inside pictures look fine to me. I didn't analyze each one. No need. The house shows well. Anyone truly interested should be able to see those pics and have a good idea of the home. No changes needed.

I love your house and most of the pictures, but I agree several are unnecessary. Give enough to grab the buyers attention and make them want to come see more. I also agree that your first photo doesn't have a lot of wow. Do people have to walk under a hanging plant to get to the front door? I like #28 better even though it is the back. And I hate to nitpick, but the plural of turkey is turkeys.

For the horse people, include a closer picture of the run-ins, fences/gates, hot-walker, etc. Is the fencing all electric tape or part wire? If there is no barbed wire, I'd specify that, since no one wants to have to rip out and replace that. Beautiful place! I'd love to have your pastures!

I think it looks great, but agree with Shell about more pictures for the horse people.

It looks immaculate and such a pretty property! The only picture I didn't really like was the one with the workout machine and TV. I think it would look better staged as a bedroom. But that's being picky and it wouldn't stop me from wanting to see the house. Good luck!

The exterior pics looks photoshopped - way too much bright colors.

My thoughts as well, but I scrolled down to see if anyone else agreed. (Big chicken, I am.)

It's a shame because straight away, it puts me off.

(It makes the pictures look flat and uninteresting and also creates an element of doubt.)

I had no idea it was a horse property. Definitely include relevant photos of that. The scenes are breathtaking but I would have overlooked them entirely if I hadn't been scanning other peoples' comments.

Pleeeease un-photo-shop your pictures or take new ones. You are doing your advertisement a disservice.

I love how green your grass is. The nature looks absolutely beautiful. Truly, one would buy there for the land. The house is clean and bright. One might like that for the great light.

You have a nice home. The one thing that caught my eye is in the informal dining area, there is a ceiling fan next to a light fixture. That looked odd to me. Either the ceiling fan needs the light, or ditch the ceiling fan altogether. I just found them together to be too much. I hope that makes sens.

I love the home but agree about the first few pictures being overbright

Spelling error--"turkeys" is the plural. Lovely home and grounds. Great decluttering!

Start with picture 2. It leads you to your house and is a beautiful bucolic view.

Follow up with picture 1 but remove the lawn chairs. They look tacky.

Remove picture 4. No one wants to see a cement driveway leading to a picture of a garage.

Picture 5: Remove the rug. Put a nice large abstract colorful picture above the table and remove whatever is below on the lower shelf. Then add a pretty vase of flowers. Nothing more.

Picture 6: What is the pinkish thing leaning against the drapes? If you retake the pictures, just stand those throw pillows up.

Picture 7: Stand the pillows up. In fact I'd get something with a bit more pizzazz. Something with a touch more color. What is on the end tables? Coasters? Get rid of them. Get rid of whatever is on the coffee table and instead put a low, colorful floral arrangement.

Choose either picture 8 or 9. You don't need both. Either way I'd hang a large painting above the banquet on the short wall.

Picture 10: Remove the rug in front of the sink and add a bowl of apples, or lemons, etc.

REMOVE picture 11. NO one needs to see a picture of the laundry machines.

Picture 12: Make it look just like an office and not a combo office/gym. And get rid of the kitchen chair in the corner. Again hang a painting above the desk.

Picture 13: If the view is nice outside, remove the larger plant to the right that is blocking the nice view.

Picture 14: Turn the fireplace on and show that it works. Close the closet and bathroom doors!

Picture 15: Ditch the rug in front of the shower. Hide the garbage can and push the chair in. I would take one of the plants from elsewhere in the house and place it next to the window in the corner.

Remove picture 16.

Picture 17: If it's a bedroom, then play up that it's a bedroom and get rid of the exercise equipment. If it's a gym, then make the bed into a day bed and play up that it's a gym. The equipment overtaking the room, does not show the room well. Hang some pictures on the wall.

Remove picture 19. You don't need to show every single bathroom.

Picture 20: Hang some pictures on the walls.

Keep pictures 21-26. After that choose three more and call it quits. I agree you don't need to show every inch of the property. Show the best parts.

Oh and choose generic, colorful pictures. Abstract and semi abstract are best.

"Oh and choose generic, colorful pictures. Abstract and semi abstract are best."-I got intrigued. Why? (Not why I got intrigued lol, why do you think so?)

The ad says:

A rare opportunity to buy your own country estate! This completely custom built "green" home sits on approx 20 picturesque acres. Mature landscaping w/ flowering shrubs, perfect Bermuda lawn. Once inside you will find a spacious open ranch floor plan with 3 bedrooms, 2 full baths on the main. Spacious master bedroom on the main, new master bath luxury vinyl plank flooring. The main level offers breathtaking pasture views throughout. Upstairs there's a loft/studio apartment with a full bath and full kitchen that could serve as a fourth bedroom. New carpet installed this year Over-sized 3 car garage with workbench, insulated steel garage doors. 2x6 engineered framing 24' oc, super insulated & sealed. You don't want to miss out on this!

What I made bold isn't necessary. I hear vinyl flooring and I think cheap. (Well I don't because I know better being a GW person, but not everyone reads GW and lots of other people think it's cheap. Heck what do they know.)

And no one needs to read about the framing being engineered 2 x 6. In my neck of the woods 2 x 6 framing for all exterior walls is standard and is 24" OC.

My question is what else inside makes the house special? What about the kitchen? Why no mention about the fireplace? How about the walk in master closet?

I like seeing washing machine location because one house we just looked at was a no go because the washing machine and dryer were in the kitchen. Also seeing the drive is not bad as I prefer cement to aspalt. I am seeing why so many listing lack practical photos.

Why did you counter with splitting closing costs? Or were they offering list price, but wanted you to pay all of their closing costs? Which means you are actually selling it for less than list price...

Surely you didn't ask them to pay some of YOUR CLOSING costs?

Sounds like your buyers would have backed out anyway, whether that day or due to some other 'excuse' in the days to come. Not your fault that their precious sensibilities are challenged. Move on, they were worthless.

Deleted. I have a very low opinion of the flaky buyers who backed out. Just leave it at that.

Mine's gone. You never saw me here, right? :)

"Oh and choose generic, colorful pictures. Abstract and semi abstract are best."-I got intrigued. Why? (Not why I got intrigued lol, why do you think so?)

Sorry I missed this. The reason being there is nothing at all "offensive" about abstract and semi abstract pictures. Nothing offensive about most realism either except that so much of it is so poorly done, or in ornate frames, or dark or...Plus abstracts add lots of color in small doses.

Ideally you don't want anything that says this is my family, my pets, my religion, etc.

cpartist says-

"Remove picture 4. No one wants to see a cement driveway leading to a picture of a garage."

Hmmm.. Here's another POV- I WANT to see the driveway & garage area up close!

I can't believe the OP took that advice! I'm a HUGE car fan and I'm very interested in seeing the garage, garage doors, and space inbetween. No way would I have deleted that picture! The far away picture of the garage hides the 3rd bay. SMH!!!!!

When I go to move someday something on my wishlist is a bigger and more spacious garage. The #4 deleted picture is something that would have drawn me to the home.

very interesting, cpartist..thank you for your answer

Hmmm.. Here's another POV- I WANT to see the driveway & garage area up close!

I can't believe the OP took that advice! I'm a HUGE car fan and I'm very interested in seeing the garage, garage doors, and space inbetween. No way would I have deleted that picture! The far away picture of the garage hides the 3rd bay. SMH!!!!!

When I go to move someday something on my wishlist is a bigger and more spacious garage. The #4 deleted picture is something that would have drawn me to the home.

The reason I suggested she remove it was because her driveway up wasn't what I'd call ideal. If I recall it had stains and or cracks in it. In a case like that, better to put in that you have the 3 car garage then show a photo that doesn't show it to best advantage.

The idea of listing photos is to put your best foot forward. Get the people in the door. That's done in this case by the fabulous grounds, the horses, etc. Once they're hooked people will tend to pay less attention to things like the laundry room, or a bathroom in a weird spot, or stains on a driveway because of the "romance" of the house.

For example, in my condo, I had a full size W/D side by side, while most needed to put theirs stacked in the units. I was able to do so because I switched from a hot water tank to tankless. I made sure to mention both in my listing, (I think I mentioned the W/D) but I certainly didn't show a picture of the tankless or W/D in my listing.

And there you have it folks, two different opinions...

I totally respect your opinion cpartist. You offer lots of great advice. I just wanted to throw out another point of view for the OP.

The first picture should show the front of the house. Always. Followed by a logical progression through the property. But, the most important picture is the front of the house. A buyer wants to see the front of the house. Keep the driveway picture. a concrete drive in a rural property is a bonus. You will want to illustrate it, but it's not the first thing they should see on line. Reduce the number of pasture pictures. Do include a garage door picture. I want to know the number of garage bays before I see the house. Ditch the office picture and the secondary bath picture. The interior pictures were fine. We are all nitpicking a very attractive property.

When you write the description, consider there are buyers who are more interested the rural lifestyle than just a horse property. You are limiting your pool of buyers by assuming it will only be attractive as a horse property. I am very familiar with your property location. I live in Newnan. Be sure to emphasize the proximity to Serenbe and appeal to that farm to nature dynamic. Widen the market, don't narrow it. Nice property.

Thank you, and I agree, I think the realtor needs to "market" it - proximity to Serenbe, quick access to Atlanta... Interesting - 8 showings in 12 days and no horse owners. We're getting 2 offers today from the weekend, both really low balls. The number of showings and 3 offers in less than 2 weeks indicates we should hold out for right buyer? We're not desperate to sell. Advice? (and I'm hoping my comments are appropriate, I'm new to posting - I don't even use Facebook!)

Lily'smom is correct. Once they make an offer, no matter how disappointing, counter it with what you think is a reasonable response. The fact that you are getting traffic and multiple offers means you have a quality property. One of my realtors in the past compared the offer to fishing. You've go a nibble, now set the hook. Always try to keep them nibbling. Two simultaneous offers is great. Don't forget the first offer. Have your realtor contact their agent and tell all of them that there are multiple offers. It's time for all of them to make their best effort. Odds are one of them will step up with a number that is acceptable.

And there you have it folks, two different opinions...

I totally respect your opinion cpartist. You offer lots of great advice. I just wanted to throw out another point of view for the OP.

Keep the driveway picture. a concrete drive in a rural property is a bonus. You will want to illustrate it, but it's not the first thing they should see on line.

Thank you MrsShayne. I respect your opinions too. Seems like in this case the fact that it's a concrete driveway might still make it worth adding the pic back in.

Ultimately the OP needs to do what feels right for herself and that is the beauty of this wonderful forum in that we can hear all different opinions from all different folks to see what will work best for ourselves.

I would generally not advise holding out for better offers unless the offers coming in are truly lowball. How much below asking are the offers? If they are only a few percentage points lower than asking price less I would accept but make sure you understand how the buyer wants closing costs covered. Pricing a house is an art not a science. No one benefits by having a house sit on the market for months. Realtors will start to ignore your listing if you aren't a serious seller. Advice might be different if you were in a remote small town but that's not the case. Plenty of people want acreage for privacy, RV storage, or a barn so I would not be holding out for a buyer with horses. Some may also be viewing the acreage as an investment hoping to subdivide the property.

Hi, thanks everyone for your input and encouragement. I was concerned about the photos and listing description, and did get several comments that the photos don't do it justice.

We had 9 showings in 2 1/2 weeks, and 3 offers. (but no horse people!) We're under contract at 98% of list, and we don't pay THEIR closing costs. But they asked for and we impulsively agreed to throwing in the farm tractor and implements (that's ok) and my lawn tractor and wagon :-( I'll actually miss those . ..

Closing is October 7th, which we should have negotiated. Seller is in no hurry to move out of current home, just eager to take possession. But I'm a first time home seller, and forgot to take into account I'll be doing 90% of the packing etc since he works out of town. I'll know if there is a next time!

Now for the inspection, which I will address in a new thread. thank you!

Congratulations!

Congratulations. I'm not surprised it sold quickly.

Congratulations! It's very nice house, no surprise that you got a pretty nice offer.

(We got the seller's snow blower and leaf blower!)

Congratulations!

Congratulations!!

I am jealous of your buyers... wish we would have thought to ask for a tractor when we bought our land :)

Congratulations! That is great you had so many offers that quickly. Good luck with all the packing, I know it is an awful lot of work!

thank you so much for the good wishes ... oh :-{ we've had bad news on the inspection. I'll continue with this on my inspection thread and look forward to your advice!