Listing a West Village Condo without a Broker

Can you give location of building. Who knows maybe someone here might be interested. Is it a real 1 br or is it a studio that was converted into a one bedroom?

I am interested, please give details.

Hey I got first dibbs

With regards to listing FSBO without a broker, there are earlier threads that cover this subject - search discussions with 'FSBO.'

Here is my response on one of those earlier threads -

This answer is in two parts.

Part One:

1. Do a thorough cleaning and staging of your apartment. This means fixing any small detail(s) that would detract a buyer, as well as removing any overtly personal pictures or items. In addition, try to de-clutter the space as much as possible and put into storage those items which you can live without (be tough with yourself - less is more!), including paring down your closets and storage areas and reorganizing them. If necessary, repaint, repair, and/or replace anything in your unit that you can. The idea is that a unit with a minimum of 'stuff' in it that is well ordered and neatly arranged looks cleaner, larger, and more inviting to prospective purchasers.

2. You must understand that prospective buyers will open EVERY door and cabinet in your unit. You must make sure that not only are the closets all well cleaned, and have all your clothing/linens/storage lined up and arranged in an incredibly neat and aesthetically pleasing manner, but this goes as well for your bathroom cabinets, kitchen cabinets, refrigerator/freezer - EVERY CABINET!. I can't tell you how many homes I've walked into where the clothhes closets look gorgeous, but the under-sink bathroom cabinets are foul. Or the cabinets under the kitchen sink smell terrible and are disorganized. Or the refrigerator/freezer has been neither cleaned nor organized. Really clean out those bathroom cabinets, buy some cheap white towels at Bed, Bath, and Beyond along with some handsome soaps, and make that undercounter cabinet area in your bathroom look like spa storage. In the kitchen, organize each and every cabinet so that when the drawers are opened, people feel like they're looking at equipment in a gourmet restaurant. Clean out the fridge aand freezer completely, go to a fancy joint like Dean and DeLuca or Citarella, and buy alot of colorful and interesting fruits, vegetables, and pacakaged goods to put in your fridge and freezer as well as pantry cabinets so people think that you cook gourmet meals in your gorgeous kitchen. The idea here is to make prospective buyers feel that they want the lifestyle your unit offers them. Anything that detracts from that fantasy - any weak link in the chain - is what they'll remember most. It's stupid, but true. You need not only to stage the unit, but every drawer, and every cabinet as well.

3. Have a photographer come in for an hour or so and shoot digital images of your fabulous, clean, and well staged unit at a time of day when it looks its best.

4. Create a webpage that shows off your unit to its best advantage, using the pictures taken in step 3. Be clear about as many details as possible (the kitchen, baths, bedrooms, living areas, etc.), as well about the building you are located in, the area the building is located in, and anything else that you can think of. Create and include a clear, handsome, and easy to understand floor plan. Be sure to include contact information, price, as whether you will sell to prospective purchasers with brokers, or whether you're going the 'no brokers, please' route.

5. Take out an ad on the NY Times real estate website page (a paper ad is not necessary), and be sure to have your pics, floorplan, and unit's information detailed, as well as having contact info and a direct link to your website created in step 4. above for further information. Include open house information, or if 'by appointment only.' The NY Times real estate website is the best (and probably only) resource you'll need as an FSBO in order to list your place, in my opinion.

6. At your open houses you should have full color, handsome handouts prepared that show the pictures and a floorplan of your place, have all the pertinant info about your unit, building, and area, and your contact info - basically a take-away version of your website in print form. Make sure everybody takes one on the way in/out.

7. Have a good real estate lawyer ready and prepared for the situation, so that when an offer comes in at your open house, you're ready to go and know what to do. THIS IS ABSOLUTELY CRUCIAL!!! If you do go the route of offering other brokers 3%, some hate working with newbie FSBO owners who don't know the ropes and who can also be inefficient. If a broker knows that your qualified, experienced real estate attorney is involved from the get go, it will help breed confidence in your ability to quickly do what is contractually required.

8. I would visit as many open houses in your area that offer comparable prices and units to yours so that you can really get to see, feel, and touch what else is out there in the market as competition. Also, by going to other open houses, and overhearing what other prospective buyers say to each other, you will learn a great deal regarding strategies for your own open house. You'll see what staging techniques are worth the effort and which aren't, how neatness and organization at an open house matter, and in general what really matters to prospective buyers and what doesn't. By putting yourself in the shoes of a prospective buyer and going in person to endless open houses, you'll learn more than you ever could just reading data on a site like this (though I certainly suggest doing that as well - streeteasy is a terrific resource). It's not only about comps in prices - it's also about what you can do to maximize your results, and what you can do to avoid hindering your results that is important.

Part Two:

In my opinion, I suggest the following:

For the first 60 days of your FSBO, take a strict 'no brokers, please' stance at your open houses, as well as clearly identifying this on your website and your NYT real estate listing page.

If, after 60 days, you have not received an offer that you feel you are willing to accept, than change this to a 'buyers welcome with their broker' stance, and be quite clear with any broker that they will receive a 3% commission - no negotiations allowed.

If, after 120 days, you still do not have an accepted offer, I would then consider hiring a broker for yourself as well and paying the 6%, knowing that you gave it a good effort.

This timed strategy has worked very well for me on multiple occasions in the past. I should also note that many, many brokers may contact you when they initially see your FSBO and try to suggest that you allow them to market your unit. ALWAYS be polite but firm, and take their information, saying that should things change you will be sure to contact them, but for know you are a strictly 'no brokers, please' FSBO. That way, if after the first 60 days you have no accepted offers and you decide to allow clients to bring brokers, you can contact these people and suggest they bring their apporpriate clients knowing they'll get their 3%.

The forgoing is based on the assumption that during this period you yourself are still continuing to spend at least one day of your week (or more!) to visit as many comparable open houses in your area as possible so that you continue to be as informed as possible regarding how your unit compares to others currently for sale in your area and at your pricepoint.

In addition, some brokers troll through your open houses - be AWARE, and have your ears OPEN! Some less-than-scrupulous brokers go to FSBO open houses, nonchelantly strike up conversations with prospective buyers, tell them what's wrong with YOUR place and why they should ALWAYS have a broker, and then try and steer prospective buyers to visit one of their listings. It doesn't happen often, but it does happen so you must be aware of who is coming to your open houses at all times.

I've FSBO'd with a sharp attorney on numerous occasions before, and also used wonderful real estate agents when the situation warrented it as well. Both situations can work equally well for the prepared, informed, and well researched seller, particulalrly with the amount of data available nowadays on the various sites. But as I said, this data is no substitute for getting out and going to a dozen open houses every weekend in your area for 4-8 weeks to see in person what is on the market, how long its been there, and how the place(s) look and feel in actual reality.

My firm is located on 16th Street and covers the West Village. When you're ready to go, fax us a flyer describing the listing, saying you don't want solicitations, but will pay a commission for the buyers' broker.

Do the same for any broker you think might cover your building. Without knowing exactly where you are, I'd say Eychner Associates, Avi Nash Realty and JC DeNiro are all small shops that might have customers for you, and you should hit the local offices of the big firms, too -- maybe Corcoran, Elliman, Halstead, and Stribling.

Also, don't forget to tell your neighbors that the unit is for sale. They are the best ambassadors for the building.

ali r.
{downtown broker, DG Neary Realty}
Fax: 212 - 989 -1207

Thanks all!

My apt is at 175 West 12th. It is an alcove studio that has a wall up to create a small 1 br. I have done some renovations and plan on trying to sell come the first weekend in September. The view is definitely a major plus as I overlook brownstones gardens. I will definitely post here when ready

Good luck although I'm not crazy about the building and the close proximity to the hospital but if you're going to get sick and need immediate medical attention what can be more convenient

Well here it is. Let me know your thoughts or ideas on how to better market it. thanks!

http://www.flickr.com/photos/29858328@N08/

http://newyork.craigslist.org/mnh/reo/807327128.html

The problem with fsbo is that they are very difficult for the average buyer to find. Streeteasy doesn't list fsbo, as far as I know, and they are so few and far between on NY Times that it seems like too much work to scour the listings for possibly one fsbo on there. Craigslist is just too full of bait-and-switch bottom-feeding brokers listing properties that aren't even their exclusive listings. I wish streeteasy would incorporate fsbo, as it would make it easier for buyers looking for apartments. I don't think posting on a discussion forum is quite the right way to go about it either. Good luck with your sale, though!

Thanks for posting your ads, interesting to see. Nice view!

I think there is room for improvement with your pictures. The coffee table looks messy, clear it off. Take the jackets off the coat rack, buyers don't want to see your stuff. The cord crawling across the wall to the microwave is distracting.

Now I can understand why people (ie EddieWislson) get really frusttrated about wishing prices to crash. This is a beautiful example of why. Here you have a studio. A freaking studio that has been re configured into a one bedroom. Living room looks really tight. Very small bedroom as well. This of course was caused by the configuration into a psuedo one bedroom. Asking price 825,000. That's totally ridiculous. I realize it's in the West Village but give me a break.
Good luck on getting that price. There's gotta to be a sucker out there and all yiou need is just one.

I am somewhat with houser - based on the floorplan, the bedroom is tiny, and despite the fantastic location, the price appears to be a stretch, at least to me. To be fair, I presume you've checked out the comps much more than I have and well may know better.

I am all for FSBO, and I hope you succeed. One suggestion (related to the above) is photos of the bedroom. I would try to take a photo or two that make it look like a "real" room, whereas the current photos only reinforce the impression of it being tiny. Good luck!

guys, the price is not that far off. 2L, same unit one floor below sold for $775,000 a few months ago.

2L is not the same unit because that has a substantial terrace.

I agree with the board that you're aiming high. The pricing problem with this unit is that your competition is 8A, which is at $675K -- that said, I like the light in your unit.

ali r.
{downtown broker}

http://realestate.nytimes.com/sales/detail/46-1016006/11-CHARLTON-ST-NY-10014

http://realestate.nytimes.com/sales/detail/185-1577667/9-BARROW-STREET-NY-10014

And so on....

I've been buying and selling in the Village for around 20 years. I think your ask as an FSBO exhibits the fact that you have not done you homework, nor are you being smart. But that's okay. After the place fails to sell and has been on the market long enough that you've burned it, reality will set in.

The price may be aggressive but I feel as if the view, low maintenance of $500, Condo (there is a premium for this all over the city expecially in the village where there are barely any), 24 hourdoorman building, & location justify the asking price. This part of the city is arguably the most desirable area in the city. I may not be on the best block in the Village but it is a tree lined street and close to everything.

Malarux - your 2 comps are both coops and have a 40% higher maint (non doorman) & a manintenance of over 100% higher. Should that not be taken into account when listing?

At the end of the day I don't need to sell but thought I would give the FSBO a shot if it doesn't work I can live there for a few more years...

Price aside - as Malraux stated earlier - you can't sell a Manhattan apartment today with "instamatic" quality photos. Maybe in a "raging" market that could work - not now. No offense - but looks like not much thought, time, or effort were expended here. Compare your photo efforts with what you might see, for example, on a site like Halstead.

When going FSBO, you are commiting to the time, effort, AND the costs that a broker would ordinarily expend on your behalf. I realize that you're just testing the market, and, if you don't sell, no big deal. But your marketing efforts shouldn't send that message.

Photos are not good. Look amateur. Will not do anything to help you attract buyer willing to pay top dollar. You may not see why they are bad. I'll help:
Bathroom: curtain looks like dingy cheap plastic--should at least be clean, fresh looking. Maybe white waffle-weave from BedBathBeyond for $40. The bath mat color just looks dirty; I'd lose it entirely.
"Living room with view": exposure is awful. I assume you wanted to show the view so you exposed for the window throwing the rest of the room into darkness. It looks like a cave. Not nice. You must use a tripod to take two pix with one exposed for the window and one for the interior; you then blend then in Photoshop to give a balanced exposure.
Living room: Both shots awful. You cannot shoot with a wide-angle lens from a high or low angle without completely distorting the verticle lines and making the room look like it is falling in on itself or exploding. The camera must be held level. That is why tripod heads have levels. You didn't use one. STAGING: You really must give this more thought: NOT what it looks like as you walk around, but rather how it looks to a camera. The clutter under the TV is distracting; no one wants to see your DVD box collection of your favorite TV show in the pix. The coats are unnecessary as are the magazines and TV remote. What is going on atop the chair/loveseat facing the camera? Is that a throw? An odd fabric/leather mix? Visually unappealing. Want to show off crown mouldings? Take a close up to show the detail. Not a postage size print with the subject being 1/32" line at the edge.

Here's the deal. You posted here asking for advice. Consider yourself lucky. Unlike many threads, your original post has garnered responses from some of the most experienced, knowledgeable, balanced people who frequent this site. Malraux and front_porch are not hacks. They know what they are saying. You are asking a premium price for a small unit on a street about to experience massive construction for years. Yes, GV is ideal, but you do not have a one bedroom. You have a studio. In fact, you haven't posted a photo of the bedroom or kitchen which suggests they are problems to any prospective buyer. Nor is there a shot of the building exterior which if the building is so good would be a plus, no?

In this market, on your street (with St. Vincents project looming), and with a studio being sold as a 1-bdrm, if you want to even have a shot at a premium sales price (which is what you are asking), you have to pull out ALL stops. You have pulled out none--or few enough that what you haven't done overwhelms whatever you did do. Meanwhile, the listing begins to age and thus loses momentum in the market. This will not sell unless you make changes in marketing or price point or both.

a2deuce, you live in one of the best neighborhoods in the world and you haven't found anything to hang on the wall? Who is your decorator, Wilma Flintstone?

The place is cute & I like the view; it's tiny, of course, but it is what it is. Yes, the pictures need to be redone. The camera sees differently than the eye & doesn't edit. I know a photographer who has shot for Architectural Digest for years & she always shoots very low, like from the level of the cocktail table or the seat of the chair. Clear that cocktail table & get a colorful flowering plant or a flower arrangement, not TOO large. It's too bad that one of your improvements wasn't having an electrician put some outlets above that counter but you can fix that by moving the microwave next to the stove & placing the coffeemaker next to the micro & then you're not implying that there's an outlet behind the microwave if you just unplug & don't move it. It seems that implicit in FSBO is 'gotta save some money' - Happy hands at home, as a friend would say - but it's true & particularly in this market: You gotta make it look like it's a Corcoran or a Halstead listing. Good luck, you've got a lot to work with.

I appreciate all of the responses positive or negative. I actually have hid the wires with an electrician (pics are from the listing when I bought from Corcoran). I will look into taking some better pics w/out the clutter and at better angles. I have some paintings that I still have not hung....maybe I should do this weekend. Also on the link to flicker I have included many more pics building, bedroom, kitchen, etc.

http://www.flickr.com/photos/29858328@N08/

Does anyone know what the avg sq ft for the West Village is?

Apt is a small 1 br to me. There are many prewar 1 br's downtown that are smaller then my apt. My sister owns one in Chelsea.

The best proxy for the price you might receive are the prices in your building. . . .for the size of your apartment, it doesn't look like $875k (versus the comps in your building).

I think the photos are fine. People will come to the open house and see for themselves if they are really interested. Good luck! That area is hot and you will sell it.

a2deuce-

It may be a small One BR to you, but to the rest of the world, it's an alcove / Jr-1. Calling the apartment something that it's not is NOT the way to generate more buyer interest.

Yes, there may be smaller "real" One BR's out there, but that's irrelevant. There are also larger studios, but so what?

babsie02-

Yes, people may come to an Open House if they are really interested. But professional-quality advertising (whether broker or FSBO) is the way - along with proper pricing - you GET them really interested.

So my sister lives in the village and knows the area a lot better than me. I showed her the listing. She says there's tons of young people who will ONLY consider WV, are willing to pay a big premium for a doorman, and wouldn't consider this price unreasonable. I was pretty surprised to hear that, but I guess that's your target audience. In fact, one of her friends is calling about the apartment - if she buys it, you owe me a 3% commission (kidding).

THANKS Newbuyer!!!

don't listen to the broker hate. I think the pics are fine but I would renovate the bath. just be sure to check the comps on the price. photos are so overrated by these guys its just not even funny. if listing as fsbo you have to give the buyers a sense that they are getting a deal because you extracted the inflated broker commission from the transaction. Buyers will sense that you are simply a greedy fsbo and would rather have the insight of a broker (however skewed that "insight" is) if they think you're trying to hose them.

good luck.

"it's an alcove / Jr-1. Calling the apartment something that it's not is NOT the way to generate more buyer interest."

Guy--"Alcove" and "Junior 1" are concoctions of brokers to begin with. If he wants to call it a "small 1 BR", as a buyer I could care less. We understand you guys are now dealing with more fsbo's, but don't attack thus guy just cause he doesn't speak brokerese.

"...you can't sell a Manhattan apartment today with "instamatic" quality photos."

Give us a break. We all know you guys use trick photography on your listings. I think people appreciate the honesty an fsbo brings to the table, provided they don't get greedy.

Funny how providing constructive information can be construed as "broker hate". a2deuce is free to accept or reject whatever advice is being given, regardless of who is providing it. I think most would agree that the Real Estate types provide some of the best information available on this discussion board.

I attack no one. Just pointing out an inconvenient truth - it is an alcove studio - pure and simple.

One man's professional quality photos is another's "trick photography".

Lesson #1 in brokerese:

"professional quality photos" ---> Translation: "$1500 for four photos making a 300 square foot room look 3x larger.

"Alcove Studio" ---> Tranlsation: Studio.

"Constructive information" ---> Translation: Sales pitch.

totally - give it a rest. We get it: you don't like professionals in the real estate field. Nice for you. You come across as a real charmer.

Sorry to offend you kind sir or miss. However, I have no problems with "professionals in the real estate field" or in any field for that matter. I do have problems with purported "professionals in the real estate field" who jump all over an FSBO because his flickr photos didn't live up to his snooty standards.

Totally - I hear where you are coming from but I think most of the people who criticized the photos were doing so to help a2deuce and because he asked for such criticism - not to be pricks. While we understand that many prospective buyers know that pictures are doctored or that they don't necessarily reflect the actual space, that is no reason that someone still shouldn't try to show the apartment in its best light. Saavy buyer or not, a well-photo'd apartment that is described right will be more attractive and marketable than the same apartment that isn't. Marketing 101.

Average price per square foot for Greenwich Village condo studios is $1,650 for 2Q 2008, which is up significantly from last years $1,212, so you might consider that first number skewed and not as applicable.*

Recent alcove studio sales in your building have been going for around $1,300 per. Because of the proximity to the hospital, noise is a concern, so if you have abatement measures like CityProof windows, play them up.

ali r.
{downtown broker}

*crunch your own numbers at www.millersamuel.com/data

John, I agree with your comment that what matters is how the buyers perceive the unit (i.e. a converted studio). However, to be fair, I've seen a ton of listings by reputable brokerage firms that engage in the same kinds of *spin* - claiming an apartment is "convertible" when it's not, grossly exaggerating square footage, etc. In fact, Ali, whose advice and insights everyone here typically values, recently suggested a "conversion" that created a room with no windows on a related thread.

In other words, I don't think a2deuce's perspective/strategy is any different than that of many brokers despite him listing his property FSBO.

FWIW: I am not a broker, nor do I think highly of most of them. Some are outstanding, most aren't. I write as someone who has been intimately involved in GV/Chelsea RE for a year because I've sold an apt., my s.o. sold an apt, I've rented, and I've purchased. I've been to 75 open houses in 8 months in the $750,000 to $1.4MM range. I am your target audience. I did not mean to suggest you hire a pro photographer. Actually, that's a little silly if you or a friend have a decent digital SLR and appropriate lens and know how to use the equipment along with basic Photoshop skills. Although i used a broker to buy and sell, I did my own photos. I'm nothing more than a photo hobbyist and it doesn't take more than that. It does take more than the Kodak point and shoot with a computer dock that you got for $200 last Christmas. It also takes a focus on how the CAMERA sees--not how you see.

Well lit photos may not be necessary for many people to come look, but it isn't about how do you get many people. It is a question of how to attract the MOST people. Good pix are one way to entice some who may otherwise have taken a pass.

Many people also look only in the NYT and skip Craigslist entirely because of all the scams and clutter (its way more than the Times has, although admittedly the Times FSBO listings are full of junk, too). I think investing in the NYT would be a good idea.

Hope you have found some of this constructive, even if posts have been blunt. You have a lot to work with. Good luck. Make it work.

"...Many people also look only in the NYT and skip Craigslist entirely because of all the scams and clutter..."

I think Craigslist recently added a feature that allows you to list as an owner. So anyone looking to by direct can search accordingly.

Kylewest and malraux, couldn't agree more with your observations and commentary on this apartment.

I used to live in this building. There are periodic and severe mice and roach infestations. The entire basement smells like insecticide. Its a great location, right on top of the subway, etc but a2duece, I don't think you'll come close to getting your price. First off, that apartment is not 650 square feet, closer to 500 (so you're asking $1,650 sq ft???). Next, the renovations you put in, while reasonable are by no means going to wow anyone to pay a premium price. Finally, it's obviously just a studio and that bedroom is so small you can barely fit anything outside of your bed in there. All in all, its obviously a starter apartment for a single person. Seems to me there's a lot of supply of that in the downtown area and even more coming online everyday.

Listen to the brokers on this site and be realistic. You are trying to save money by doing FSBO, fine - I can respect that. But you have to realize right off the bat, you are thus at a disadvantage. I know you are trying to maximize every last dollar here, but there's a real cost to pricing yourself way above market and then exacerbating that by not wanting to pony up for a broker who can help you sell your place (assuming its a good broker). The risk is that the market continues to soften and you wind up not coming to grips with where the market is until you sell the apartment for 15% less than you could have gotten for it now - whatever that value may be.

Still, best of luck to you.

That's the beauty of posting on discussion boards like this one (and I think StreetEasy's is the best, by far). It's an excellent vehicle for someone to solicit advice anonymously. It's not the intent of MOST posters to bash other's ideas or try to embarrass - just a way to quickly and succinctly make a point, and, very possibly, help someone.

Sure, there are great Real Estate agents, miserable ones, and everything in between. The ones who take the time to post on this Board seem pretty professional to me. They always (I believe) identify themselves and don't seem to have an agenda. It can't be a great surprise that a discussion Board dedicated to NY Real Estate attracts the attention and participation of Real Estate brokers.

Sure, brokers want to describe and show their listings in the best possible light - what "totally" would refer to as trick photography. And sometimes, maybe more than sometimes, they cross the line. But at the end of the day, who's fooling whom? It's not "brokerese" to say that NY has fairly well-defined terms to describe apartment configurations: studio, alcove studio, Jr-1, One BR, etc. If I take a buyer client to see a new listing, say, before there are photos or a floorplan, and it turns out that the One BR unit we expected is something less, nobody is happy. I'm sure that Ali will speak on this topic, but regarding that other apartment, I believe she was describing how the space could best be utilized, not marketing it as something that it was not. Leave aside the point of whether calling an alcove a One BR is "right" - consider whether it will have the desired effect, which is getting a One BR type of price.

Re the photos, no one ever said to spend $1500 - that would be absurd. But that shouldn't excuse a less than top-rate job (this is not bashing). If you're selling an old washing machine, any digital photo will do. If you're looking for the better part of a million $$$, you're best served by putting maximum effort - and perhaps a few $$$ - into the marketing process.

"There are periodic and severe mice and roach infestations."

This thread just keeps getting better and better

"Sure, brokers want to describe and show their listings in the best possible light - what "totally" would refer to as trick photography. And sometimes, maybe more than sometimes, they cross the line. But at the end of the day, who's fooling whom?"

Agreed john, I don't understand why people get so upset over this. Its good ole fashioned marketing. Why is it that the hamburger you buy at Burger King looks nothing like the one advertised on TV? How about clothing that has been perfectly tailored to a models flawless body? How does it fit when you put it on? Didn't the Matchbox cars do crazier things on TV than you could ever get them to do yourself? This ad makes me want to drink Brahma, what's wrong with that?

http://adsoftheworld.com/media/print/brahma_beer_bikini?size=_original

can fsbo's list on streeteasy? How? everything looks like it comes from a broker.

JuiceMan-

LOVE the ad - it's really over the "top"

Or this one:

http://automobiles.honda.com/civic-sedan/interior.aspx

I love Hondas, but I doubt the Civic really "feels" that big.

There has been lots of great advice and I appreciate the criticism. I think the West village, the very low maintenance, condos, & doorman buildings in this area deserve a premium. With anything something is only worth what one is willing to pay. I feel if $825,000 is what one would be willing to pay.

I know that there are many that feel if the real estate market in nyc is coming down, but people have been saying that for years. I am sure it has softened a bit but this area will always require a premium to the rest of the city regardless of what the overall market does.

I would love to hear what people would list it for if it were their apartment based on my mediocre pictures.

http://www.flickr.com/photos/29858328@N08/sets/72157606877972714/

At the end of the day I don't need to sell but thought I would give the FSBO a shot. I have sold an apt before using a broker and wanted to see if I could do it on my own. By the end of Sep if I don't have any offers I will have a better feel of what I should be doing in terms of marketing & price.

Thoughts?

looks good to me but your kitchen clearly needs work. i'd swap out your old appliances for stainless steel. no one is going to pay a premium for a fixer upper kitchen right now. as was said before i'd also put in a nice linen shower curtain. if you fsbo right now folks are looking for deals not to line your pocket with that which would have gone to brokers. folks aren't dumb.

I thought you said you rennovated the apartment?? A kitchen is considered part of the apartment too. $825K? HAHAHAHAAHAHA!!!!

It sounds like you don't need to sell but if you get your price you'll sell it. IMO your window to sell is open until the end of the year b/c your asking is close enough of the ceiling for a conforming loan. But that ceiling expires at the end of the year and I don't see mortgages getting cheaper anytime soon. If anything, mortgages will be more expensive in the future. My guess is, if you sell, you'll do it by the end of the year. After that, probability of a sale at your asking price drops a lot.

I think the photos are fine. The one of the kitchen is a bit blurry though. May want to take another one. Also, if you are trying to get top dollar, I also suggest getting new appliances (shouldn't be that much honesty) and think about putting granite or some other more high end counter tops. Doesn't look like you have much counter top space so it shouldn't be that much money. It would make the place look richer. With the old white appliances, it takes away from the nice cabinets.

I know you probably don't want to do this, but the fact that you have to go through the bedroom to get to the bathroom may turn some people off. Is there any way you can make an entrance from the living room? Just a thought, but be ready to respond to that criticism.

I think that the place looks great. I agree that you should put a nice linen white shower curtain up as well.

I have to agree that your kitchen does not point towards a premium price. . . .the cabinets seem low end as do the appliances. I think even in the village, a studio for 825k should/would be pretty nice. I will do a search now for that price range i guess.

There weren't many studios in the village for that price (i.e. they were less). Here is what I found: http://www.streeteasy.com/nyc/sale/238957-condo-45-christopher-street-west-village-manhattan

It has a terrace and is in a higher end doorman building. . .and not next to hospital.

Since you are just "testing the waters" on price, I should also give you my rule that you should expect one offer for roughly every ten visitors. The market is kind of hinky right now, with a lot of "lookey-loos," so I might expand that ratio to one offer per every dozen visitors.

I wouldn't expect any activity through Labor Day, but if a dozen people march through in September and you don't get an offer, something's off.

If nobody marches through in September, either your marketing is not far reaching enough and/or you have to upgrade your photos and there's probably a problem with your price.

ali r.
{downtown broker}

$825K, are you nuts?

Isn't a similar apartment available for $2700 per month?

825 lol go across the street to the hospital to get your brain examined. FSBO interesting not only are you to cheap to pay commissions but you actually believe you can price this for 250,000 more than it's worth.

here was the listing for your apt. looks like you paid 655 for this several months ago and now you're trying to flip it for a 200k profit. I hate to say this but you overpaid for this apt about 60k. 17L sold for in the high 500 range.

http://www.corcoran.com/property/listing.aspx?Region=NYC&ListingID=967765

This is an extraordinary thread. It's making me like houser and spunky. (don't worry guys, you don't have to reciprocate)

Excellent, Spunky. Nice work.

HAHAHA! Spunky, this made my weekend, thank you so much!! $825k is hilarious. a2deuce - you may think that the price is justified, but the market will tell you differently. Best of luck!

I like the previous owner's taste in furniture better.. at least it didn't look like a dorm room..

This is ownage of a rare variety.