5 mistakes home sellers make

This post comes from Brandon Ballenger at partner site Money Talks News.

If you're trying to sell your home right now, you face two big problems: Prices are at rock bottom, and when you do find buyers, they often can't find financing.

According to the National Association of Home Builders, more than three-quarters of homes sold between October and December "were affordable to families earning the national median income of $64,200" -- the highest percentage since the association started keeping track two decades ago. But "overly restrictive lending conditions" are frustrating both buyers and sellers.

In the video below, Stacy Johnson points out some dumb moves that could cost sellers cash, time and even the sale. Check it out, then read on for details.

When you've narrowed down your list, make a list of questions to ask your candidates. For instance:

• How many homes have you sold in my neighborhood?
• How close to the asking price did they sell for?
• How long did it take?
• How exactly do you market homes in my price range?

The ideal candidate has a lot of local experience and knows what homes nearby go for, so they should be able to price correctly and get what you ask for in a relatively short time. (For a more detailed look at finding a reliable agent, and deciding whether you even want one, see "10 questions to ask before you hire a real-estate agent.")

When you have your top three, invite them over for a walk-through. Get their assessment of your home's value and get them to spell out their specific marketing plan: the number of ads, how many open houses they'll hold, and anything else they plan to do. Get it in writing -- this is what you'll use later to hold their feet to the fire.

Failing to stage. Making your home look like it belongs in a parade of homes will make it sell faster. It's a technique known as staging.

The International Association of Home Staging Professionals says 94% of professionally staged homes sell within a month. You can hire a pro, but even without one there's a lot you can do yourself.

The goal is to make it look like a beautiful home, but not your home -- more like a nice hotel. Functional, classy, but not cluttered. So pack up your personal stuff. "Personal" is anything that says mine, not yours: family photos, knickknacks, stuff that suits your quirky tastes. If it's not essential and doesn't make things look nicer, put it in storage. (Don't stuff the closet, because buyers will probably want to peek in there.)

Then clean and touch up everything: carpets, tile, furniture, beds, fixtures. Fix any minor defects like cracks and leaks, and if you're going to paint, go for off-white.

Do your best to maintain that appearance for every potential buyer who comes knocking. If you have an agent, ask the agent about your home's look. If not, ask people who are almost never there. Fresh eyes are a big help.

Overpricing. Don't pay attention to national housing prices or historical trends. The current local market is what matters, because prices can vary widely by area. You can use sites like Zillow.com and Trulia.com as a starting point, but you also need to scout out the competition. Act like a buyer and visit comparable properties for sale in your neighborhood. A good agent will be familiar with the data on what homes are going for nearby.

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Overpricing to give yourself room to negotiate, or because you haven't accepted the loss in value that may be affecting your area, can backfire. Some people won't even consider a home unless it's realistically priced. They might think it's out of their league, or that you're unreasonable and impossible to work with.  If nobody bites, you'll have to lower the price, and each time buyers see that happen, they're going to believe you're more desperate and they have more bargaining power.

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