My Flip Won't Sell! Help!

[Cody Culberson]

Hi all, 

Thank you in advance for any tips/tricks you can send my way. Bought this flip house at a pretty decent price back in July and listed in mid-August. Turned it from a cat-pee haven into a nice SFH. Fourth week after listing and not one offer. A few showings, nothing serious. Pretty competitive comp for this part of town. Slow market? Bad time to sell? We dropped the price after the fed cut rates last week and got two showings pretty quickly. Was hoping for some advice/feedback/criticism, anything you can send my way on hopefully moving this one soon. Thank you all! Property listed below:

https://www.realtor.com/realestateandhomes-detail/5516-Wales...

[Kristin Flores-Brockman]

Hey Cody! 

I know that area well! This Market is a little slow right now, but at that price, I am surprised there hasn't been more movement, especially for that area. 

Looking at the pictures, it looks like a nice flip. I hope you did quality work, as I know many rehabbers that don't, and while the pictures look nice, seeing it in person tells a completely different story.

Assuming you did a great job on the rehab, here are my 4 suggestions

#1 The front looks blah. Adding more curb appeal will make it look more beautiful and inviting.

#2 Staging will help. Let me know if you need a contact for staging.

#3 Other than listing it on the MLS, what has your Realtor done. Personally, I work hard for my sellers. Has s/he marketed it on social media, reached out to their network, ran Facebook ads, held an open house.

#4 Are you offering a BAC? I hate to say it, but that will make a difference. Especially in this market/economy. 

Let me know if you have any questions. I'd love to be the agent on your next deal.

Kristin Flores-Brockman #0789284 | https://linktr.ee/kristinfloresbrockman

[Cody Culberson]

Hey Kristen! 

Thank you so much for the critiques.  We've had 4-5 showings so far.  Not particularly interested at this point in dropping the price anymore (yet, at least).  The flip is a pretty solid one. Really only things I could see that might turn off buyers is the water lines in the laundry room next to the water heater. Additionally, I have received feedback from one prospective buyer that they don't love that it is a 1.5 car garage and not a 2.  Thoughts on that? 

#1: I appreciate the notes on the curb appeal.  I may try and plant a few things in the beds.  Anything specifically you are seeing beyond that? 

#2: Will "digitally" staging help this at all? 

#3: I believe he has it on FB Marketplace, we have had one open house (with no one stopping by). Beyond that I am not sure about Facebook ads or reaching out to their network. 

#4:  Yes we are offering a BAC. 

[Kristin Flores-Brockman]

Quote from @Cody Culberson:

Hey Kristen! 

Thank you so much for the critiques.  We've had 4-5 showings so far.  Not particularly interested at this point in dropping the price anymore (yet, at least).  The flip is a pretty solid one. Really only things I could see that might turn off buyers is the water lines in the laundry room next to the water heater. Additionally, I have received feedback from one prospective buyer that they don't love that it is a 1.5 car garage and not a 2.  Thoughts on that? 

#1: I appreciate the notes on the curb appeal.  I may try and plant a few things in the beds.  Anything specifically you are seeing beyond that? 

#2: Will "digitally" staging help this at all? 

#3: I believe he has it on FB Marketplace, we have had one open house (with no one stopping by). Beyond that I am not sure about Facebook ads or reaching out to their network. 

#4:  Yes we are offering a BAC. 

 Yea, I don't think you should drop the price yet, it's already priced fair.

I don't think the water lines would be a huge issue. A lot of homes that age have W/D in the garage, so if it's inside the home, that's a plus. 

I could see the garage possibly being an issue, however, at least it has a garage. I've seen some private builders build homes without a garage. The home sat longer but eventually sold. I know most clients I speak to, just like a garage, mostly for storage lol It's really up to the buyers and for that price range, they honestly can't be too nit-picky. 

I've heard good and bad abut virtual staging. Some love it, some hate it, some are indifferent. It couldn't hurt to try it. 

-Kristin

[Chris Seveney]

Quote from @Cody Culberson:

Hi all, 

Thank you in advance for any tips/tricks you can send my way. Bought this flip house at a pretty decent price back in July and listed in mid-August. Turned it from a cat-pee haven into a nice SFH. Fourth week after listing and not one offer. A few showings, nothing serious. Pretty competitive comp for this part of town. Slow market? Bad time to sell? We dropped the price after the fed cut rates last week and got two showings pretty quickly. Was hoping for some advice/feedback/criticism, anything you can send my way on hopefully moving this one soon. Thank you all! Property listed below:

https://www.realtor.com/realestateandhomes-detail/5516-Wales...

 I agree with the other posts. This home has zero curb appeal. The interior is great but that first photo just had me go uggh. Put some landscaping in the front etc and give it a better appeal.

[Cody Culberson]

@Chris Seveney @Kristin Flores-Brockman Thank you guys so much for the input -- I will get add some curb appeal this week and may try and find a tasteful AI staging service for the interior.  Thank you guys! 

[Jay Hinrichs]

Quote from @Cody Culberson:

Hey Kristen! 

Thank you so much for the critiques.  We've had 4-5 showings so far.  Not particularly interested at this point in dropping the price anymore (yet, at least).  The flip is a pretty solid one. Really only things I could see that might turn off buyers is the water lines in the laundry room next to the water heater. Additionally, I have received feedback from one prospective buyer that they don't love that it is a 1.5 car garage and not a 2.  Thoughts on that? 

#1: I appreciate the notes on the curb appeal.  I may try and plant a few things in the beds.  Anything specifically you are seeing beyond that? 

#2: Will "digitally" staging help this at all? 

#3: I believe he has it on FB Marketplace, we have had one open house (with no one stopping by). Beyond that I am not sure about Facebook ads or reaching out to their network. 

#4:  Yes we are offering a BAC. 

feed back from buyers is a waste of time..  I dont even read them.. it comes down to condition of house and price  full stop.. if your market is slow or slower like it sounds the best conditioned best price house will sell. if the house is not the best and price is not the best it will sit..

[Lydia S.]

@Cody Culberson

A few things that catch my attention include the mix of gold tone and silver fixtures in the kitchen and bathroom.  

Shoot for consistency.  It may lead people to wonder ‘if the seller left some of the old plumbing fixtures and towel bars, etc, where else were corners cut’.

The kitchen appears rather small and even an island on wheels would add more counter space.

As mentioned previously, curb appeal and staging would absolutely make a difference here.

Good luck with your sale!

[Mariel Painter-Chapman]

@Cody Culberson

I think a little curb appeal would go a long way! Add some plants and some contrast to the exterior. It's the first two pictures in the listing so it doesn't make a great first impression- very beige and blah. However the interior looks good! 

I also agree that staging would help. I'm not a huge fan of virtual staging personally, I prefer actual physical staging. 

[Cody Culberson]

Thanks all!

Not sure it’s in the budget to add any more gold fixtures or a new island to the kitchen, but I may replace the towel rack in the bathroom. 
However, I did go ahead and fix up the flower beds a bit.

Appreciate everyone’s input as always!

[Rick Albert]

There are two reasons why a property doesn't sell. It is either the price or the agent. If you feel you have done everything to advertise the property, then it is a price issue.

The 1.5 car might be a deal breaker if the comps have a full 2-car garage. An appraiser doesn't make much of an adjustment, but the market will. I don't know what the weather conditions are there and if a garage is necessary. 

Without looking at comps, I do see a few things that would turn me off if I were looking at turnkey:

-One bathroom is done really nice. The other looks like the original tile, thrown in bath and Home Depot vanity. When I've seen flippers do this, my buyers almost always say, "if they went cheap here, where else did they go cheap."

-The kitchen is throwing me off. Really nice backsplash, nice cabinets nice handle bars, but you didn't at least match the dishwasher with the other appliances (black versus stainless steel) and you use granite countertops? There are quartz counter tops that would have been fine and not much more in costs. The black dishwasher is something I noticed pretty quick. Your microwave hood is also crooked and not aligned with the range. If I can see all of this in the photos, I can only imagine what I would see in person. Buyers right now are being overly critical because we have high prices and still high interest rates (when compared to the last few years).

-The water lines don't bother me because I know that is a utility room.

This is also me being overly critical. But if these are coming up, then the only thing is to either correct it or drop the price. You really need to get the full feedback from agents and buyers in your market. Have your agent throw a broker open (possibly with food) to get agents through and get feedback. 

[Jack Schwartz]

1. Enhancing this home’s curb appeal is essential. Instead of using a single color for the entire exterior, consider adding details to the stucco to make a significant difference. The goal is to capture a buyer’s attention within the first 20-40 seconds, as they walk from their car to the front door, creating a positive impression before they even step inside.
   

   In this case, it’s crucial to ensure your home stands out without clashing with its surroundings. Rather than painting the entire exterior, including the house, garage, windows, and doors, in one color, try a two-toned approach.

   Don’t forget the small details! Elements like window frames, door frames, railings, door handles, post boxes, a flowerpot, and address posts can greatly enhance the overall look.

   As Kristin mentioned, it looks like a nice flip. Wishing you the best of luck for a quick and profitable sale!

   Best regards,
   Jacob

[Cody Culberson]

@Rick Albert Appreciate the input! 

- Dishwasher has been updated since photos were done to match the microwave. 
- Not much I can do at this point about the countertops, but that is a note that I will hold onto moving forward. 
- I do very much like the idea of a broker open, and didn’t know that was an option. 

In your opinion do you think the extra bathroom needs work? I hesitate to do any more work to it as this point, but I also know that it wouldn’t take much to remove the old tile, repair drywall and put a nice new vanity in. Feels a bit like a Hail Mary given the circumstances though, and I am wondering if it makes the most sense to just lower the price should it come to that if nothing happens in the next couple of weeks.

Thanks again for your input!

[Cody Culberson]

Thank you @Jack Schwartz! Much appreciated!

[Rick Albert]

Quote from @Cody Culberson:

@Rick Albert Appreciate the input! 

- Dishwasher has been updated since photos were done to match the microwave. 
- Not much I can do at this point about the countertops, but that is a note that I will hold onto moving forward. 
- I do very much like the idea of a broker open, and didn’t know that was an option. 

In your opinion do you think the extra bathroom needs work? I hesitate to do any more work to it as this point, but I also know that it wouldn’t take much to remove the old tile, repair drywall and put a nice new vanity in. Feels a bit like a Hail Mary given the circumstances though, and I am wondering if it makes the most sense to just lower the price should it come to that if nothing happens in the next couple of weeks.

Thanks again for your input!

I would get a new photo if the dishwasher was changed out. Real Estate is more emotion than anything. 

I think the extra bathroom looks bland in comparison to the other bathroom. The problem is consistency throughout the house. Everything should be on the same design level. We have to keep in mind flippers have a bad reputation of doing the bare minimum and making loads of money (which we know isn't true).

It would be hard for me to recommend remodeling it without spending more time on it. Your agent should do that for you. Have them look at the competition and the comps you used to price out your home. That will give you your answer. Intuitively, probably just do a price reduction because once you open up walls, who knows what else you might find. Alternatively, you could provide a credit towards closing costs. That is a little harder to get the word out about it but just a creative thought.

[Kristin Flores-Brockman]

Quote from @Cody Culberson:

Thanks all!

Not sure it’s in the budget to add any more gold fixtures or a new island to the kitchen, but I may replace the towel rack in the bathroom. 
However, I did go ahead and fix up the flower beds a bit.

Appreciate everyone’s input as always!

 Looks better already! 

[Vincenzo Peter Manzella]

I agree with a bit more landscaping in front, the exterior needs a little more pop of a different color.  Maybe paint the fascia a different color and add a decorative gable to the front peak.  Make sure to get feedback after every showing, as you know it all comes down to location, condition, and price.  House looks good though, best of luck. 

[Cody Culberson]

Thank you @Kristin Flores-Brockman and @Vincenzo Peter Manzella! Appreciate y'all taking the time to look through it. 

[Steve K.]

Plus one on more curb appeal through landscaping and adding a 2nd color to the exterior. What about some bold black/dark colored details to add contrast with the white? You could start with the house numbers, make them bigger and bolder so they pop, then maybe some dark decorations and that may be enough or if not then add more dark features such as shutters, paint some of the trim dark, etc. It just looks a little bit unfinished and too plain as it is. Some larger plants along the sidewalk/under the windows and some big potted plants around the entrance would help also!   

[Cody Culberson]

Hey @Steve K., thanks for checking it out! There’s a BIT of contrast with the black window trim, although we may have been able to do more with the garage door.

Thank you for the input!!

[Steve K.]

Quote from @Cody Culberson:

Hey @Steve K., thanks for checking it out! There’s a BIT of contrast with the black window trim, although we may have been able to do more with the garage door.

Thank you for the input!!

White with black trim/ accents is what we are seeing on a lot of the flips around here lately. Agree on the garage doors, a darker color may have worked better like a dark wood grain, but I didn’t want to mention that because the ship has probably sailed on that idea! 

[Jasper K Juhl]

Hey Cody ( @Cody Culberson ),

Sorry to hear about the challenges with your flip! I know how frustrating it can be when a project you've put so much effort into doesn’t move as fast as you'd like. Based on the current trends in Aledo, there are a few things to consider:

1. Market Conditions: The housing market in Aledo is experiencing some shifts. Homes in the area are spending a longer time on the market—an average of 79 days—before selling, even after recent price drops​. While this might suggest a cooling market, the good news is that the sale-to-list price ratio in August 2024 was 100.3%, meaning homes are still fetching very close to their asking price​. It's likely that while the market isn't red-hot, buyers are still willing to pay for the right property.
2. Timing & Interest Rates: You mentioned that you dropped the price after the Fed cut rates, which could have spurred some interest. That was a good move! Rate cuts can bring buyers out, but keep in mind that buyer activity can sometimes lag a few weeks behind such changes. Keep an eye on how other listings in your area are performing over the next few weeks.
3. Presentation: Since you’ve had a few showings but no serious offers, it might be worth reviewing the presentation of the home. Small changes like staging tweaks, updated photos, or even a weekend open house could reignite interest. It’s also worth getting some fresh eyes on the property from an experienced realtor in the area to ensure everything is in line with current buyer expectations.
4. Pricing Strategy: Price drops can be tricky. While dropping the price did generate some showings, it might be worth holding steady for now to avoid the perception that something is wrong with the property. Given that homes are selling close to list price in Aledo, a small adjustment could work, but you don’t want to go too far too fast.

Hang in there—I’m sure you’ll find the right buyer soon!

PS: Did you know Aledo is seeing an influx of buyers from places like Los Angeles and New York? It’s one of the top spots for out-of-state buyers, which could help bring more interest your way

[Jay Hinrichs]

Quote from @Steve K.:

Quote from @Cody Culberson:

Hey @Steve K., thanks for checking it out! There’s a BIT of contrast with the black window trim, although we may have been able to do more with the garage door.

Thank you for the input!!

White with black trim/ accents is what we are seeing on a lot of the flips around here lately. Agree on the garage doors, a darker color may have worked better like a dark wood grain, but I didn’t want to mention that because the ship has probably sailed on that idea! 

Modern farm house look.. take a look at my new builds paint jobs  www.ivyridgeestatescanby.com  also landscaping putting a couple tiny plants does not do it in my mind.. but I know out in the mid west etc landscaping is very minimal compared to what we offer here in the NW or what buyers expect.  probably have to type the url in seperatly.. but you will see on our front page the White farm house black trim and very nice landscaping that Steve is mentioning.. its the hot ticket today. at least in our market.. its the Joanna Gaines effect

[Ronnie C.]

Opinions vary! There are quite a few. Goin forward on your next deal, I would NEVER paint over old wall paneling. Google wall liner paper. It covers those groves of the old wood paneling and is paintable. No one will know the difference unless they tap on it. Even then the wall liner will thicken it up some. 

I agree with what you have been told about the appliances. That should always match cosmetically and be the same brand. Nothing wrong with granite counter tops. I put them in $400k plus houses here new construction. People love them. Don't see anything wrong with the cabinet in the bathroom (don't care for the color) but it should of had same matching granite as kitchen in both baths. At least that's how I do it and it always works. 

I definitely don't care for the mix of gold or brass. Unless I missed the memo, that hasn't come back yet. I do have it in my house that we built 20 years ago.  I'd have went with all stainless/chrome/brushed nickel OR oil rubbed bronze is what I have been using lately. With repose gray walls, and velvet white trim throughout the house. 

The smaller bathroom definitely should have been updated as well. 

As far as garage, and the feed back referencing the garage, that only reinforces what I have been saying for over 20 years that it is stupid to finish in garages (of course you didn't). People want a place to store their stuff AND park their vehicles. Storage at a minimum. 

I've never put a lot of stock in staging (never have and never will) or planting bushes out front. Personally I hate them and see them as creating work but then again you got to have some kinda color and curb appeal.  I'll tell the landscaper to put me some cheap colorful bushes out there and some colorful mulch as much as I hate mulch cause it attracts termites. It's cheaper. 

I would have pressure washed the driveway as well. Not that it is killing your deal but looks dingy to me. A good cleaning will make it pop brighter and couldn't hurt. 

I wish you well with it. Hope it sells soon. I can understand your concern. 

[Cody Culberson]

Hey all, just wanted to thank you again for all your input.  Wanted to let you know that we accepted a full price offer this past Friday! Thanks again for your thoughts and critiques.  The landscaping went a long way!