Wondering why it is listed with no stories unless that is normal in your area. Before we found this house we looked at many over several years and none were right for us. When we walked in the door we knew it was just right. The "just right" feeling is something that no one can manufacture and it is nothing to do with anything needing to change.

too many photos that are really not needed (i.e.the breaker box); with skiding glass door to a 14x14 patio -your agent need to fix the misspelled word, Zillow's estimate is quitea bit lower than your selling price, cooling: - states none - do you not have even any window A/C units? swamp cooler? attic fan? ceiling fans? There are just about as many outside photos as inside and some of those outdoors photos are very similar.

Views and favorites are hard to track. I look at houses online all the time for the fun of it but am not looking to buy. Some favorites may because they like your home or could be they like a part of it and saved it so they can do something similar in their home. I know Estimates are off but why are you listed 8k over the zestimate?

Based on your other post you have got an offer (unless this is a different home). So you may just want to wait and see how the next few weeks go. This is definitely the slower time of year.

It's slower. But no AC is a deal-killer for some people (others, like my in-laws, love it).

Your interior photos are too dark. That kitchen should be emphasized and dark photos are not doing it.

There are far too few of the important areas, and too many of the basement and laundry area, which is less impressive. No one wants photos of the electrical box, for example. That's wasted. Showing unfinished basement space is just silly.

Poor grammar and misspelling/typo as well as the run-on sentences in the listing is a big problem for me and quite unprofessional; I write my own listing. Ask for a re-write of that or write your own if you are good at it, and demand replacement today (before the weekend).

Agree with the consensus. I'm a Realtor in a different market, but marketing residential homes has some consistencies. The photos that she puts into the MLS are the photos that are automatically uploaded to Zillow, trulia and a host of other websites across the country. The photos aren't taken by a professional photographer and it shows. Also, as mentioned, she has put in too many photos that aren't necessary for marketing (eg electrical panel, the side of the house, other dark and dank corners). She is supposed to market the house appropriately. The spelling and grammar are critical too. The MLS isn't facebook. Yes, social media marketing is important, but the listing needs to be professional from the start and then she can 'go casual' with her FB posts.

Have her show you the comps without a/c. I don't know your market, but I would be surprised that some a/c isn't required during the heat of summer. My MLS has fields for alternate types of cooling including paddle fans, window units, etc. I haven't counted the fields, but there is at least 8 different types of choices.

Thanks for all of the feedback. I know the pictures are a bit dark in areas, and I thought about retaking some, but then feel like I might be a nuisance to bother my realtor to have her upload all the stuff again after she thought the photos were good. The realtor also said the house are good, it's just the timing, but I would still think we'd have a bit more action around here. We don't have an offer yet, but one of the people who came to view the place did say they were extremely interested, thought the price was right, and are currently working with their bank to get approval. That was midday yesterday and we have as of yet to receive an offer, so I'm trying to not get my hopes up.

The a/c thing kinda bugs me, as with our weather here it's only needed about 2 months out of the year, but it is what it is I guess. We have window units, and many rooms do have ceiling fans. I didn't realize those counted as "cooling" options as I thought that was specific to swamp coolers or central air. I agree, I had a few issues with the description too. I like our realtor, and I didn't want to be that annoying know-it-all client who tries to tell her how to do her job. They are actually french doors too, not even glass sliders.

I actually took the photos (btw, no hurt feelings here as I know they were a bit dark and I'm not a pro). I actually do have some studio lighting that I, of course, put in storage to downsize all the stuff in our house. Now that I know other people noticed they were dark, I'll dig it out and take some new photos. Other folks said they were nice, so I just took their word for it and moved on.

Also, how does everyone feel about the kitchen? I know it takes a certain type of person to like green cabinets, and if these potential buyers fall through, I considered painting them the same white as the faux board and batten in the dining room. Removing all the hardware, sanding, etc certainly would be the bane of my existence, but if it's worth the trouble then I am willing to do it. I know it's not the most updated kitchen, but we really don't want to spend a bunch of money on a kitchen that we are looking to get rid of.

We live in northern NJ, where it cools off at night--maybe 10 days of the summer at the most are uncomfortably hot. That being said, most of the deal-breaker remarks were about the lack of central air. I think it's built into most home over the last 30 years and young couples have possibly never lived without it.

I think the house shows well--pictures are fine. As a gardener, I also appreciate your nice landscaping! I don't believe there's such a thing as too many photos. The picture of the breaker box is unnecessary, but it's not keeping people from look at your home. Good luck!

Do not bother with you doing the photography. Hire a professional who does house photography for a living. They know what to shoot, what not to shoot, and how to make things look their best few of which your photography shows.

I have friends in Michigan and while the area near the lakes is still ok areas way from them are seeing longer hotter periods and increased humidity. It is the increased humidity that makes people need the a/c rather than the temperatures.

Too many pictures, especially the exterior shots. Perhaps 12 to 15 shots, including 3 exterior. One streetview, one backyard and one of either landscaping or garage. I like to have photos which show better than expected features and I think your basement looks good so yes, show unfinished basement space which is clean, bright and uncluttered. I wouldn't show the electrical panel as it is average and not a recent upgrade.

The house looks cute and clean so try to improve the listing and get people through the door. I don't like too many pictures as you want the buyers to come see in person. Set it to a two story and a/c window units and check all the misc details as well.

I agree that there are too many pictures and it's possible that the number of pics is regional. In our area 12-15 would be too few. Most agents here show 25 to 30 different pics.

Not certain that listing it as a two story would be a good idea unless that is what this type of house is normally listed in that area. While not exactly what is considered a story and a half in this area it is closer. Calling it a two story could make people question if the house description goes with the pictures. There might be another type of structure that would match it more closely on the MLS list.

Location and price sell a house. One or both is off if you haven't had many showings.

Detached garage in a snow area , no AC, and low school scores isn't helping either.

Location is in the beautiful, historic town of Marshall, MI.

You have a lovely home, but too many pics. I agree with the other posters.

For me A/C is a must, but it looks like your home could have it installed easily if the buyer wants to add it.

I don't know what homes are worth in Marshall, but I know it is a neat small town with access to expressways nearby.

Green kitchen cabinets would not bother me.

BTW, I know someone who lives on Mulberry St.

Good luck with you sale.

Waaay too many pictures of your flowerbeds. I'm a gardener and was interested in looking at them, but flowerbeds don't sell houses. Plus many people see that as WORK. Especially the loose stone borders. (We just sold a house where I poured my life into the flowerbeds. They were stunning. Our buyers looked at them and smiled and said, how nice. I drive past that house everyday - yes, we moved down the street - and they've never touched the flowers since they moved in 6 months ago. *sigh*)

Definitely remove the picture of the overstuffed closet.

The main living areas look very very clean and neat. Good job.

With a listing price less than $150K, buyers should not expect central air in a house in Michigan. If the buyer has a few thousand left after all their other expenses, they can add the AC. In other parts of the country or higher price points, that might kill a deal but if the house is priced right, it will sell

Your pictures need culling. Also, the living room looks really tiny with all the furniture on one side of the room. Try to place the parts of the sectional (or other upholstered furniture and make the sectional into a couch) so that it makes the room look large enough for placement choices. What a darling house.

I think your agent is making a mistake saying "open floor plan". It is in no way an open floor plan and that would attract the wrong type of buyer. Someone looking for your style house, doesnt want open floor plan, they want, charm and character. Maybe why you are getting "not for them" feedback. I wish you were in my area, I could sell that house 10x today!

I am wondering if the agent has even been at the house given how many errors are in the listing.

I do not know your area, at all, so I cannot comment on location etc.

Based on the photos the staging/furniture layout could be improved. It looks like the tv does not fit where it is and people need to know that they can put it somewhere that does...(try flipping the sectional and put the tv where the lamp is ?) It doesn't look cohesive as is.

Also I would take that huge armoire out of the kitchen!

Other than that I think the interior looks really nice.

Like others have said, remove a few of the unnecessary photos.

Linda, if I had the OP's house in my inventory it would have sold the first day. The last listing I had a couple of weeks ago was priced at top of market for the neighborhood and sold in one day, all cash, more than list price and was 3x's the price of the OP's listing. Naturally we are in a different location, different market, but people still look at this time of year. Just not as many people. Price, relative to the specific market and condition is critical. It appears the agent is newer or not experienced due to the errors made in the OP's listing. I see none of the corrections have been made so far.

I agree, way too many pictures of the exterior of the house. Are you living there? The house has a vacant look, rather than a lived in house. It is a cute house.

I'm in MI and it can get ridiculously humid in the summer months, but even so I agree that a lot of places here just don't need a/c -- urban enviroments yes, more rural areas not really. I agree with Lyndee Lee -- at this price point, central a/c shouldn't be expected. Also, do the other homes in the area have central a/c? If not, then there's the answer -- it's not a must in the area and won't be a deal-breaker. Could it just be it's slowed down quite a bit? I'm not familiar with the market in the Marshall area, but where I am things are selling but they're not flying off the market with wings -- not sure if that's a seasonal lull heading into holiday time and kids recently back to school or the sign that the economy in general might be cooling down a bit.

Also, remember the GM strike is still ongoing (only a tentative agreement as of yesterday) -- it's not just GM workers who are affected, suppliers are really feeling it, and lots of uncertainty there, so many people have been affected by the strike -- people may not be comfortable with a major purchase right now or even able to get financing. Maybe people in other parts of the country don't quite understand what a big deal a major auto strike is and the effects it has not only on strikers but the local economies -- but it is a big deal. A very big deal, especially the longer it drags on and drags down so many other businesses with it.

I asked my realtor to update a few of the recommended things with the listing, so we'll see how it plays out. We are not really in the position to hire a photographer right now, but I did remove part of the sectional and take brighter pictures of most of the rooms and asked her to update the photos. I also did not take a shot of the tv in that space as I don't really have another spot to put it, and I also tried to leave the armoire out of the kitchen shots because it holds our food and we need it there for now. Honestly, those two items look worse in the photos than they do in real life I think. I'm not sure what is giving it a "vacant look" or if that is a bad thing? It is very much lived in, I just removed personal items and clutter.

As someone stated about school scores, I think those are BS. The school with a 4 rating literally won a national award recently for being a top school, and everyone in the area knows that Marshall has some of the best schools.

So far we have only had one more person look at the place since I first wrote this. And the "extremely interested" family from last week is still working out financing supposedly. I really don't get it. Even with some of the photos being less than satisfactory, there really are not a lot of comparable homes available around here right now. We have even had several people say that they felt that the price was fair. Another one went on the market a few days ago that needs a lot of interior updates, is smaller, and is priced 2k higher than ours. My patience is wearing quite thin as were going on two weeks with very little engagement now.

Thank you for all of the feedback.

You shouldn't be hiring the pro photographer. That is your Realtor's expense as part of a comprehensive marketing package. Pro photographers give Realtors steep discounts because we (should) use them for every listing.

The school scores might need to be addressed somewhere in the listing or listing supplement since your schools are well regarded but that information is not showing up on the school system info shown under your listing. Locals will know, but anyone considering a move to the area that isn't local won't know.

I am always concerned when a seller says: 'not a lot of comparable homes available'. This usually indicates a pricing issue.

You could move the black armoire out of kitchen, it makes the kitchen looking small & crowded.

I dont put every single room of the house in the pictures of the listing for this very reason. There is absolutely nothing that the buyer can't see online. They are ruling it out before they even come in person. They can see the entire house online, including the electrical panel, the furnace, the bathroom storage, you name it, its there. Take some pictures out. Pictures are supposed to pique interest, not show the house.

Hi,

I hope you have a buyer but if not I would revise the listing. Make sure that the photos pull a buyer in and show the cute house at its best. Clearly, you have done a lot to make it look so nice and updated.

Based on the current Zillow listing i would delete photos 2,3,5,6. The front of the house is cute but only one shot is needed and only one of the back yard--4 is the best. Delete 8,11,13. The photo of the DR w 2 windows is more interesting to buyers. Having 2 photos of the LR just show how small it is. Pic 16 seems to have no purpose as you aren't selling the dresser and it dosen't illustrate anything else of note (if it was to show br on main that is better done in the wording). I know small bathrooms are hard to photograph but you might try standing on a short ladder or edge of tub/toilet to get a better pic. The upstairs bedrooms are cute and the 2 pics of the girls room do illustrate how large it is so I would keep them. Delete 21 and 23.

A few thoughts. If the basement windows are new why is there plastic over the one in the pic? It would make me wonder how drafty they are. The listing does not mention a new furnace so skip that pic. Is this a long large LR DR in the front of the house? Would a shot of that or a mention of size be helpful? I find confusing the notation of an eat in kitchen but a 2 pics of what looks to be a dr.

The wording could be improved, I think. Following is just one suggestion. It is not a big deal for an agent to make changes to a listing. You are the customer and are paying a lot of money to have your house sold. You can politely and firmly request some changes. Do you have a flyer box? They can be helpful as long as you keep them filled. Yes, many will go to your neighbors and casual lookers but it's cheap advertising. I sold two of my homes to someone who was alerted by a neighbor and my sister sold a home to a guy who was walking his dog past her house and picked up a flyer! You never know which form of advertising will bring in the buyer.

Light, bright, updated Cape Cod close to elementary school! Main level features hardwoods, bay windows, newer paint and cute (or spacious) kitchen with subway tile and french doors to a large patio and fully fenced back yard. Main floor Bedroom and full bath ,too!

Upstairs are 2 huge 20x10 bedrooms along with bath and extra storage.

The lower level has new windows and is partially finished with lots of space for family living and storage.

This home has been lovingly updated and is move in ready!

Good Luck...I know you want this "done" but sometimes it takes a little time for the right buyer to come along.

It appears as if many other homes on Zillow in this price range in Marshall MI have cental AC.

13976 20 Mile Rd, Marshall, MI 49068 , 552 Cosmopolitan Ave, Marshall, MI , 616 S Marshall Ave, Marshall, MI , 430 N Linden St, Marshall, MI 49068

This thread was started on October 16, which was 3.5 weeks ago. I just now am seeing this, and looking at the listing via the provided link. Apparently, a lot of the photos have been removed, and lighter/brighter pictures have been substituted, which is good. But, side by side in the listing are two identical photos of one of the upstairs bedrooms:

Also, I don't think the "updated" listing language is all that great:

That description is over 7 lines, but there are only 4 sentences (one is only 3 words, with 3 exclamation points!!!) so it is a very run-on description. It's also unclear, because after reading it and looking at the photos, I'm not sure if the two upstairs bedrooms are 20x10 each, or if the eat-in kitchen (and "eat-in" needs to be hyphenated if the kitchen has a table or eating area) is 20x10. There is also over-usage of the word "new" -- are the updates old? No? Updates by their very nature should be new, so it's redundant to say "new updates." Saying "recently updated" is ok if the house was truly updated recently.

Spacious 3-bedroom, 2-bathroom Cape Cod home in Marshall School District. New carpet, paint, and basement windows. Many updates throughout. Master bedroom and one bathroom on main level, with two large bedrooms (20x10 each) and one bathroom upstairs. Hardwood floors in Living Room and formal Dining area. Large eat-in kitchen with French doors to 14x14 patio in fully fenced large backyard. Gas forced-air heating. Ceiling fans with lights in all three bedrooms. Partially finished basement with plenty of storage. Total 1770 finished square feet of move-in ready living space.