2 Houses Ready to List. Put on MLS now or Jan 1, 2012?

Just wanted some opinions on what to do. Have 2 properties where rehab was just completed and are ready to go on market. Would you put them on MLS now (12/20/11) or wait until Jan 1?

When a property first hits MLS is always the best time to get it sold, so I'm not sure if it's better to wait until we aren't right in the middle of the Holidays to put the properties on the market or just do it now since they're ready.

Any opinions much appreciated. Jon

Chris Gawlik

· Yucaipa, California

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Dec 20 '11, 01:14 PM

I'm in the exact same spot you are and would like to know as well. Just finished rehabbing a 3 unit. Not trying to take over your post here but should i rent the 3 unit before i sell it or keep it empty.

Hope you sell your deals soon Jonathan. Good luck.

Jon K.

Real Estate Investor · Dallas, Texas

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Dec 20 '11, 01:17 PM

I'd say get them on by Christmas, because many people will have time off to do some home shopping, at least on the web.

Jon K., VentureNet
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Jake Kucheck

Residential Real Estate Agent · Newport Beach, California

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Dec 20 '11, 01:42 PM

Put it on now. Change the price by $1 on Jan 2nd. Problem solved.

Danny Day

Rehabber · Houston, Texas

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Dec 20 '11, 01:54 PM

List it now and if no bites by Jan 1st, expire your listing and re-list for a lower days on Market (if thats what you're worried about).

Mark H.

Residential Real Estate Agent · Phoenix, Arizona

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Dec 21 '11, 12:36 AM

I vote the other way - no one is looking over the christmas break - list them on the 2nd.

Mark Yuschak

Rehabber · Grand Blanc, Michigan

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Dec 21 '11, 03:26 AM

Originally posted by Mark H.

I vote the other way - no one is looking over the christmas break - list them on the 2nd.

I disagree. The people who MUST move are the ones looking right now. There aren't many tire kickers at this time of year. My theory is, if you get any showings between Thanksgiving and New Year's, you've got serious buyers and not time-wasters.

I vote for getting it listed ASAP. And, if you're concerned that it won't be a "new" listing at the beginning of the year, expire it and relist it, as already mentioned.

Don Hines

Real Estate Investor · Little Rock, Arkansas

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Dec 21 '11, 08:36 AM

I am within two weeks of having mine ready. I wished it was officially on the market now so I could be first in line to get some of the tax return money the neighbors tell me their freinds will be getting. You never know who is looking and when.
Don

Jonathan C.

Real Estate Investor · Arlington, Virginia

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Dec 21 '11, 08:53 AM

Thanks everyone. I think I'll go with the majority on this and list them both now.

Tod R.

Real Estate Investor · Southlake, Texas

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Dec 21 '11, 08:58 AM

Originally posted by Danny Day

List it now and if no bites by Jan 1st, expire your listing and re-list for a lower days on Market (if thats what you're worried about).

I have a question about this. If you pull your property from MLS, I thought it had to sit for 30 days in order to list it again to start DOM over. Is this accurate?

Tod R., Thompson Realty Corporation
Telephone: 817-781-1942
Website: http://www.thompson-realty.com
radyakllc@gmail.com http://www.thompson-realty.com

Danny Day

Rehabber · Houston, Texas

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Dec 21 '11, 01:44 PM

Jon write your listin agreement for 1 week or how ever long. Tell your agent your plan. Let them know you're going to re-list it with them if need be. I really don't think an extra 7 days on market will matter. Seems like more of a hassle.

Get it on the market, market the open house for the beginning of the year and start 2012 off with 2 SOLD signs.

Good luck

Danny

Mark H.

Residential Real Estate Agent · Phoenix, Arizona

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Dec 21 '11, 02:54 PM

it depends on the mls - with mine, if a property is removed & added again within 90 days, the "days on market" continues to run.

Ryan Pyle

Real Estate Investor · Toledo, Ohio

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Dec 21 '11, 03:27 PM

Ive had a closing every January for the last several years. List it! There are people looking every day.

Charlene Placko

Residential Real Estate Broker · Springfield, Oregon

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Dec 21 '11, 05:40 PM

I read in a real estate article somewhere, that Fridays are the best day to list a property... ;-) Not sure if this Friday would be best due to the holidays though?

Joel Owens

Commercial Real Estate Broker · Canton, Georgia

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Dec 21 '11, 10:12 PM

As Mark noted every MLS is different with rules,regs,and procedures.

So people's "tips and tweaks" may or may not apply to you locally or work.

Ask an agent local to you for clarity on MLS locally.

Cheryl C.

Residential Landlord · Washington, DC

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Dec 22 '11, 06:56 AM

I'm in your area and asked the same question a few weeks ago. I got the same responses that you did. Although the buyers come out of the woodwork around here after the Superbowl, some very good points were made. Fortunately I did not have to make the decision as my short fell thru (anyone else finding lender's getting very agressive with counters?). I have another (GMAC) that has a 90 day "hold", so the decision is out of my hands. Traditional wisdom is that people looking this time of year figure sellers are desperate, but then again the inventory is extremely low and you aren't desperate. I'm on a local blog and the consensus is that the inventory is garbage. If your product is move-in ready, you should have no problem.

Sarah Bixby

Residential Real Estate Agent

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Dec 27 '11, 11:31 PM

Why waste time? Time is money. List it! :)

Jon K.

Real Estate Investor · Dallas, Texas

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Dec 28 '11, 01:25 AM

Did you list them Jonathan? Any activity yet?

I got about 10 calls on my vacant rentals yesterday, as many as the entire previous week.

Jon K., VentureNet
E-Mail: jklaus@vnetinc.com
Telephone: 214-929-6545
Website: http://www.caddostar.com
Traveling to Dallas? Check out our ranch cabin getaway. www.caddostar.com

Brian P

Real Estate Investor · Salt Lake C[ty, Utah

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Dec 29 '11, 02:24 PM

Charlene was right, there is often a best day to put a listing on the MLS and most agents are unaware of it.

I made it a habit in my area to put it on the market on Thursday night so it appeared with the new listings on Friday, even though Friday was the deadest day in a real estate office in my area except for Sunday. It just was the best result.

Jonathan C.

Real Estate Investor · Arlington, Virginia

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May 02, 08:46 AM

Property A I listed January 14, 2011-- was lucky with that one: sold in 7 days pretty close to list price
Property B I listed December 27, 2011-- sold in 32 days at a pretty strong price

Just wanted to let everyone know how it went for future reference.

Overall my take away is to list properties as soon as they're ready even if you're not in a traditionally strong time to sell.

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