SFH Flip Sell Fast

Member since 2025 · 123 posts · 41 votes

In need of ideas here for a fast sale that will protect my liquidity. Fairly new investor with almost 2 years of flipping experience under my belt. I started with mobile homes and transitioned to SFHs.Current flip in Garland Texas that is at day 75 on the market with minimal showings. Listed property a few days after Thanksgiving 2025. Home is all brick, converted garage and no carport, solar panels (paid off), finishes quartz, LVP flooring throughout, updated completely. From the feedback received, buyers don't like solar panels despite being paid off as it's pricey to remove and or maintain, converted garage area space is not functional, not having covered parking and the price are pain points. Initial listing was at $305k, dropped today to $289K AND a $2K agent bonus. My break even is $278K. So I am barely going to make anything that's made the deal worth it. Therefore, my main goal is protecting my liquid cash and getting it back without losing MORE money. What are my options to sell FAST? I've checked out comps in the area and some are as low as $269K- not an option for me. Is there anything else I can do? My HML isn't a huge issue for timing as it's a 12 month loan, however bleeding interest monthly is an issue. Renting isn't an option as the comps for rent is $2,000/month which barely covers my baseline not even including utilities.What are my options to sell ASAP? Are solar panels really that big of a pain point?

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Marcus Auerbach

Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes

7mo

It's not one thing, you have a combination of things that are compounding:

- $305,000 list price - killed first week momentum
- it's a 250k neighborhood, everyone filters up to 300k, you had a ghost listing
- now people are wondering what's wrong
- tiny price drops make you look lost, then you had one increase for $900??
- the photographer used the wrong lens for bathrooms - cell phone pics????
- pictures are confusing in order and flow - no sense of layout
- kitchen is not finished (no hardware, no crown, only one tiny light fixture
- some of the finishes look sub par, painted old cabinets
- bare minimum light fixtures, too little in number and cheap looking
- yard looks terrible, what happened to the lawn???
- why did you remove the car port behind the house?
- No place for second car..
- backyard looks like trailer park - and the layout is not easy to understand for photos
- overall the finishes look nice, but a bit soul-less, no promise of lifestyle

Another price drop won't fix your issues. If you are renting it now, you'll get it back smelly and worn in a year. Solar panels are of no consequence. Take it off the market, fix the problems, stage and re-list

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Jay TolugantiPro Member
Investor · Clearwater, FL · Member since 2025 · 225 posts · 78 votes
7mo
Sorry to hear that. When you were purchasing, did you see the merket? Was it buyers market then? Try reaching out to top buyer agents and see if they have some feedback.
0 Reply
Philip M.
Rental Property Investor · Garland · Member since 2018 · 38 posts · 22 votes
7mo
It's a buyers market and it's not just price. It's also having a house that fit's the buyer's needs. It's unfortunate but you might have to cut the price to overcome shortcomings of the property. I agree with Jay, get feedback from showings. I would think that if you are you offering 3% plus $2k to the buyer's agent they should be motivated.
0 Reply
- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Philip M.:
  
  It's a buyers market and it's not just price. It's also having a house that fit's the buyer's needs. It's unfortunate but you might have to cut the price to overcome shortcomings of the property. I agree with Jay, get feedback from showings. I would think that if you are you offering 3% plus $2k to the buyer's agent they should be motivated.
  
  The feedback has been that the converted garage is not a functional space. The fact that there is no covered parking & the paid off solar panels. Price has been mentioned, however price has been dropped a decent amount. Plus there doesn't seem to be an exact price in the area as homes are selling at various prices. The converted garage has a lot of cabinetry built in. I just dont see how its not selling! I can't afford to drop it lower.
  0 Reply
Scott Chilton
Real Estate Broker · Belmont, MA · Member since 2025 · 150 posts · 65 votes
7mo
You are in capital preservation mode now, not profit mode. That shift in mindset is important.

Yes, solar panels can be a real pain point. Even when paid off, buyers hear long term maintenance, roof issues, and removal cost. Whether that fear is logical does not matter. It affects demand. The converted garage and lack of covered parking are also real functional objections, not cosmetic ones.

If you want speed, you have three main levers. Price, terms, or buyer pool.

Price is the blunt tool. If you are at two eighty nine and break even at two seventy eight, you are already tight. But the market does not care about your break even. It only responds to value. Being near two ninety while comps sit in the two seventies puts you at a disadvantage.

Before cutting more price, I would test terms. Offer a rate buy down. Offer seller paid closing costs. Market the solar as a utility savings story with real numbers. Show a twelve month electric bill comparison. Make it simple for buyers to see the benefit. If the garage conversion can be reversed cheaply, price out that fix and consider doing it. Function sells faster than quartz.

You can also pivot your buyer pool. Reach out to investors who want light rentals and present it as a near turnkey with energy savings. Even if rent barely works on paper, some buyers value paid off solar and low utility bills.

If you need your cash back to stay in the game, protecting capital is more important than squeezing the last few thousand. A fast, clean exit at break even keeps you alive for the next deal.
2 Reply
Allan Smith
Contractor · Nashville, TN · Member since 2014 · 1k+ posts · 1k+ votes
7mo
Before you overthink it, this is a price issue. The value proposition of this home for the price is not good enough for buyers.

I was in a similar position on some houses last year. On one of them, I took a loss! You can't worry about your break even point, you have to price it appropriately for the market or put a tenant in it.
And yes, you can spend money to change the things people don't like but almost always that costs more than just dropping the price.
2 Reply
Alan F.
Flipper/Rehabber · CA · Member since 2023 · 1k+ posts · 1k+ votes
7mo
Quote from @Kay Sam:

In need of ideas here for a fast sale that will protect my liquidity. Fairly new investor with almost 2 years of flipping experience under my belt. I started with mobile homes and transitioned to SFHs.Current flip in Garland Texas that is at day 75 on the market with minimal showings. Listed property a few days after Thanksgiving 2025. Home is all brick, converted garage and no carport, solar panels (paid off), finishes quartz, LVP flooring throughout, updated completely. From the feedback received, buyers don't like solar panels despite being paid off as it's pricey to remove and or maintain, converted garage area space is not functional, not having covered parking and the price are pain points. Initial listing was at $305k, dropped today to $289K AND a $2K agent bonus. My break even is $278K. So I am barely going to make anything that's made the deal worth it. Therefore, my main goal is protecting my liquid cash and getting it back without losing MORE money. What are my options to sell FAST? I've checked out comps in the area and some are as low as $269K- not an option for me. Is there anything else I can do? My HML isn't a huge issue for timing as it's a 12 month loan, however bleeding interest monthly is an issue. Renting isn't an option as the comps for rent is $2,000/month which barely covers my baseline not even including utilities.What are my options to sell ASAP? Are solar panels really that big of a pain point?

The bottom line is that it will only sell for what somebody's willing to pay for it. Been there, done that. As Allan ( even though he spells his name wrong lol) mentioned, price drop.
0 Reply
Caleb Brown
Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
7mo
Others have made great suggestion. You can either pour more money to make it appealing to buyers (often not worth it) or you cut the price where a buyer will pull the trigger. The sooner you move it the better. 2K a month eats at you. With it being Spring time doing price cuts now and open houses will be your best strategy.
0 Reply
- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Caleb Brown:
  
  Others have made great suggestion. You can either pour more money to make it appealing to buyers (often not worth it) or you cut the price where a buyer will pull the trigger. The sooner you move it the better. 2K a month eats at you. With it being Spring time doing price cuts now and open houses will be your best strategy.
  
  I've done two open houses thus far and only 1 person showed up at the first one. Realtor is against doing open houses says it's a waste of time....I don't 100% agree.
  0 Reply
- Caleb Brown
  Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
  7mo
  Quote from @Kay Sam:
  
  Quote from @Caleb Brown:
  
  Others have made great suggestion. You can either pour more money to make it appealing to buyers (often not worth it) or you cut the price where a buyer will pull the trigger. The sooner you move it the better. 2K a month eats at you. With it being Spring time doing price cuts now and open houses will be your best strategy.
  
  I've done two open houses thus far and only 1 person showed up at the first one. Realtor is against doing open houses says it's a waste of time....I don't 100% agree.
  
  Open houses can be hit or miss. They can be good though. They need to be marketed and have signs so you have traffic. During the winter they are not as good to do. When it's warmer more people are out and about
  0 Reply
Mayo GilfurtPro Member
Real Estate Consultant · Connecticut Ct · Member since 2026 · 130 posts · 30 votes
7mo
At day 75 with minimal showings, this is less about finishes and more about buyer profile and friction.
In situations like this, I’ve seen three things work depending on the numbers:
• repositioning toward an investor buyer instead of retail,
• short-term price + terms adjustments to create urgency, or
• temporarily stabilizing and refinancing to protect liquidity while the market catches up.
The “right” move really depends on carry costs and how much capital you want tied up. Curious what your monthly burn looks like right now.
0 Reply
- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Mayo Gilfurt:
  
  At day 75 with minimal showings, this is less about finishes and more about buyer profile and friction.
  In situations like this, I’ve seen three things work depending on the numbers:
  • repositioning toward an investor buyer instead of retail,
  • short-term price + terms adjustments to create urgency, or
  • temporarily stabilizing and refinancing to protect liquidity while the market catches up.
  The “right” move really depends on carry costs and how much capital you want tied up. Curious what your monthly burn looks like right now.
  
  My monthly right now is $2100. My HML is for 12 months, so I'm not super concerned on the time there and having it term; just concerned on how this is now eating into profit.
  0 Reply
- Mayo GilfurtPro Member
  Real Estate Consultant · Connecticut Ct · Member since 2026 · 130 posts · 30 votes
  7mo
  Quote from @Kay Sam:
  
  Quote from @Mayo Gilfurt:
  
  At day 75 with minimal showings, this is less about finishes and more about buyer profile and friction.
  In situations like this, I’ve seen three things work depending on the numbers:
  • repositioning toward an investor buyer instead of retail,
  • short-term price + terms adjustments to create urgency, or
  • temporarily stabilizing and refinancing to protect liquidity while the market catches up.
  The “right” move really depends on carry costs and how much capital you want tied up. Curious what your monthly burn looks like right now.
  
  My monthly right now is $2100. My HML is for 12 months, so I'm not super concerned on the time there and having it term; just concerned on how this is now eating into profit.
  
  One thing that helps is backing into the number: total carry vs. expected net on exit. If the margin still works under a delayed timeline, the loan is doing its job — even if it feels heavy month to month.
  0 Reply
Kay Sam
OP
Member since 2025 · 123 posts · 41 votes
7mo
@Scott Chilton Would you think that a rate buy down would work better than an agent bonus? At this point anything is worth a shot. I have the solar panels phrased in a way that shows it'd be energy reducing for utilities.
The comps in the area are tricky because it's all over the place: $269K, $299K, $310K which means mine is somewhere in between those numbers. I don't know any other investors at this juncture who'd be interested. I mentioned it to my realtor and he said straight out no one would be interested.....
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- Jay TolugantiPro Member
  Investor · Clearwater, FL · Member since 2025 · 225 posts · 78 votes
  7mo
  @Kay Sam Rate buydown will definitely move the needle but buyer need to be aware of that. Again, that typically costs you from 1%~3%. So, its also kind of price drop and you wont see that money in your pocket once you sell the house. I cannot comment on solar panels bevmcause it depends on how much buyer values it. Use zillow agent search in your area, look up top agents (20+ sales in last 12 months) in that zipcode and ask them give you feedback and ask if they have any buyers. As a developer we can assume anything we think is value. But experienced agent will tell you what buyers want.
  0 Reply
- Justin Bartram
  Member since 2026 · 3 posts · 0 votes
  7mo
  @Kay Sam I want to ask just out of curiosity as I am new to flipping (not real estate but starting to flip versus rentals) what do you mean in the context of a rate buy down in regards to appealing to the buyer pool?
  0 Reply
- Jay TolugantiPro Member
  Investor · Clearwater, FL · Member since 2025 · 225 posts · 78 votes
  7mo
  @Justin Bartram if the FHA loan for buyer is like 6%, if they pay $10,000 the rate will be like 5.75% it works something like this. It lowers the buyer monthly payment. Builders do this all the time on new construction.
  0 Reply
- Justin Bartram
  Member since 2026 · 3 posts · 0 votes
  7mo
  @Jay Toluganti so you would be presenting this information to the buyer?
  0 Reply
Mayo GilfurtPro Member
Real Estate Consultant · Connecticut Ct · Member since 2026 · 130 posts · 30 votes
7mo
That makes sense. If the HML is short-term and the exit is clear, the real issue usually isn't the payment itself — it's whether the refinance or sale timeline realistically offsets that carry. Have you already run worst-case hold scenarios if the exit slips 60–90 days?
0 Reply
- Mayo GilfurtPro Member
  Real Estate Consultant · Connecticut Ct · Member since 2026 · 130 posts · 30 votes
  7mo
  Quote from @Mayo Gilfurt:
  
  That makes sense. If the HML is short-term and the exit is clear, the real issue usually isn't the payment itself — it's whether the refinance or sale timeline realistically offsets that carry. Have you already run worst-case hold scenarios if the exit slips 60–90 days?
  
  One thing that helps is backing into the number: total carry vs. expected net on exit. If the margin still works under a delayed timeline, the loan is doing its job — even if it feels heavy month to month.
  0 Reply
- Mayo GilfurtPro Member
  Real Estate Consultant · Connecticut Ct · Member since 2026 · 130 posts · 30 votes
  7mo
  Quote from @Mayo Gilfurt:
  
  That makes sense. If the HML is short-term and the exit is clear, the real issue usually isn't the payment itself — it's whether the refinance or sale timeline realistically offsets that carry. Have you already run worst-case hold scenarios if the exit slips 60–90 days?
  
  One thing that helps is backing into the number: total carry vs. expected net on exit. If the margin still works under a delayed timeline, the loan is doing its job — even if it feels heavy month to month.
  0 Reply
- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Mayo Gilfurt:
  
  That makes sense. If the HML is short-term and the exit is clear, the real issue usually isn't the payment itself — it's whether the refinance or sale timeline realistically offsets that carry. Have you already run worst-case hold scenarios if the exit slips 60–90 days?
  
  Right now I've done the 90 days and I'll barely make anything. I hadn't looked after 90. I'm on day 77. Recommendations? Have you been in this predicament? I don't know if I understand what you mean by the numbers.
  
  0 Reply
Marcus Auerbach
Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
7mo
Sorry, but everyone who says terms is a bit clueless. Before people will even look at terms, they have to be at least interested in the house. If you don't get showings, it's one of two things: your pictures suck or your price does not line up with what buyers expect after looking at the pictures.

no showings - cut 10%
few showings - cut 5-10%
some showings, but no offer - cut 3-5% (this is where terms can help)

The number of showings is relative, you have to benchmark your market. In my market we expect 10-15 showings on the first weekend, at least 5-10 during the week and then another 10 on the second weekend. I don't know what's normal for your market, so you have to find out.

Post the Zillow link, so we can take a look at your place.

@Kay Sam
1 Reply
Kay Sam
OP
Member since 2025 · 123 posts · 41 votes
7mo
@Marcus Auerbach
I had 1 showing December 1st (listed 11/28).
last week I had about 3 showings at the $294k price no offers. Nothing yet at $289k (dropped on 2/11). A few showings between time but not many before any drops. I'm confused because this market seems all over the place. Houses in area are selling at various prices that are similar to mine. Link below
https://www.zillow.com/homedetails/4333-Thicket-Dr-Garland-TX-75043/27022116_zpid/
0 Reply
Mayo GilfurtPro Member
Real Estate Consultant · Connecticut Ct · Member since 2026 · 130 posts · 30 votes
7mo
To build on what I was saying above — the recommendation I’d give is to back into a single decision number early. For me, that’s total carry versus expected net on exit.
If that spread still works under a delayed timeline, the deal is doing its job even if the monthly feels heavy. If it doesn’t, no amount of activity fixes it. That lens has helped me separate “busy” from “viable,” especially during the first 90 days.
0 Reply
Kay Sam
OP
Member since 2025 · 123 posts · 41 votes
7mo
I was thinking of bringing the priced up just a bit by 2/18 and then offer a buy down. Will that potentially work? I know there's no way to tell until a buyer actually pulls the trigger on it. At this point I'm throwing various things to see what actually sticks. Again, the feedback I've heard about the solar panels is that buyers in this area don't care for it. I am not opting to fix and or throw anymore money into this property.
0 Reply
Mayo GilfurtPro Member
Real Estate Consultant · Connecticut Ct · Member since 2026 · 130 posts · 30 votes
7mo
At this point, I’d zoom out and think less about the house and more about liquidity preservation. Day 75 changes the math.
A few options I’ve seen work in similar situations:
• Temporarily pivoting to a short-term or mid-term rental to stabilize cash flow
• Exploring a buydown, seller credit, or rate incentive instead of another price cut
• Running the numbers on a quick off-market disposition if protecting capital matters more than max profit
None are perfect, but they shift the focus from “winning the listing” to protecting the balance sheet. Curious which direction you’re leaning.
0 Reply
- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Mayo Gilfurt:
  
  At this point, I’d zoom out and think less about the house and more about liquidity preservation. Day 75 changes the math.
  A few options I’ve seen work in similar situations:
  • Temporarily pivoting to a short-term or mid-term rental to stabilize cash flow
  • Exploring a buydown, seller credit, or rate incentive instead of another price cut
  • Running the numbers on a quick off-market disposition if protecting capital matters more than max profit
  None are perfect, but they shift the focus from “winning the listing” to protecting the balance sheet. Curious which direction you’re leaning.
  
  Right now I'm leaning more towards raising the list price just a bit to offer a buydown so that I am protecting my liquidity and get out of the deal.
  0 Reply
Bill B.
Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
7mo
Are you saying if your “break even” was $20k lower you’d lower the price another $20k? And if your breakeven was $20k higher would you raise your price $20k? I assume you’re losing a thousand or two every month you own it in holding costs, so if the break even matters you’re going to have to keep raising the price every month.

Now. Assuming your breakeven doesn’t matter. Drop the price $10k, maybe $20k. What’s the WORST thing that happens? You get multiple offers over asking? You get one offer at the lower asking? You still get no offers? You’re basically training anyone interested with slow drops to just keep waiting. 1) It’s been on the market for a long time so there’s something wrong with it or it’s over priced. 2) I’ll just wait and price will be lower in the future. 3) There’s no FOMO.

Short of selling your current home and moving in to it. Or offering seller financing by somehow paying off your HML with a loan against this property or your primary. Assuming your pictures don't suck. Your options are lose some money quickly, or lose more money slowly. Good luck either way.
1 Reply
Bill B.
Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
7mo
Regarding a “rate buy down” what Kay means is you offer the buyer’s bank an upfront cash payment for them to lower their interest rate to the buyer. Like if you paid points to buy a property at a lower interest rate. But you’re doing it for the buyer instead of for yourself.
0 Reply
- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Bill B.:
  
  Regarding a “rate buy down” what Kay means is you offer the buyer’s bank an upfront cash payment for them to lower their interest rate to the buyer. Like if you paid points to buy a property at a lower interest rate. But you’re doing it for the buyer instead of for yourself.
  
  Thanks for this clarification! This option seems like it would be more appealing to buyers.
  1 Reply
Marcus Auerbach
Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
7mo
It's not one thing, you have a combination of things that are compounding:

- $305,000 list price - killed first week momentum
- it's a 250k neighborhood, everyone filters up to 300k, you had a ghost listing
- now people are wondering what's wrong
- tiny price drops make you look lost, then you had one increase for $900??
- the photographer used the wrong lens for bathrooms - cell phone pics????
- pictures are confusing in order and flow - no sense of layout
- kitchen is not finished (no hardware, no crown, only one tiny light fixture
- some of the finishes look sub par, painted old cabinets
- bare minimum light fixtures, too little in number and cheap looking
- yard looks terrible, what happened to the lawn???
- why did you remove the car port behind the house?
- No place for second car..
- backyard looks like trailer park - and the layout is not easy to understand for photos
- overall the finishes look nice, but a bit soul-less, no promise of lifestyle

Another price drop won't fix your issues. If you are renting it now, you'll get it back smelly and worn in a year. Solar panels are of no consequence. Take it off the market, fix the problems, stage and re-list
3 Reply
- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Marcus Auerbach:
  
  It's not one thing, you have a combination of things that are compounding:
  
  - $305,000 list price - killed first week momentum
  - it's a 250k neighborhood, everyone filters up to 300k, you had a ghost listing
  - now people are wondering what's wrong
  - tiny price drops make you look lost, then you had one increase for $900??
  - the photographer used the wrong lens for bathrooms - cell phone pics????
  - pictures are confusing in order and flow - no sense of layout
  - kitchen is not finished (no hardware, no crown, only one tiny light fixture
  - some of the finishes look sub par, painted old cabinets
  - bare minimum light fixtures, too little in number and cheap looking
  - yard looks terrible, what happened to the lawn???
  - why did you remove the car port behind the house?
  - No place for second car..
  - backyard looks like trailer park - and the layout is not easy to understand for photos
  - overall the finishes look nice, but a bit soul-less, no promise of lifestyle
  
  Another price drop won't fix your issues. If you are renting it now, you'll get it back smelly and worn in a year. Solar panels are of no consequence. Take it off the market, fix the problems, stage and re-list
  
  -My contractors took down the carport and the rest is history.
  -This was a professional photographer for photos
  -What kind of order/flow would you suggest?
  -All cabinets are brand new
  -I didn't spend any money on lawn except removing unnecessary debris etc..
  -Trying to navigate remodeling without adding too much personal style and be neutral
  **Thanks for you feedback overall, I am learning from all corrective criticism and suggestions
  0 Reply
- Gabe Waldrep
  Investor · Argyle, TX · Member since 2014 · 112 posts · 73 votes
  7mo
  Quote from @Marcus Auerbach:
  
  It's not one thing, you have a combination of things that are compounding:
  
  - $305,000 list price - killed first week momentum
  - it's a 250k neighborhood, everyone filters up to 300k, you had a ghost listing
  - now people are wondering what's wrong
  - tiny price drops make you look lost, then you had one increase for $900??
  - the photographer used the wrong lens for bathrooms - cell phone pics????
  - pictures are confusing in order and flow - no sense of layout
  - kitchen is not finished (no hardware, no crown, only one tiny light fixture
  - some of the finishes look sub par, painted old cabinets
  - bare minimum light fixtures, too little in number and cheap looking
  - yard looks terrible, what happened to the lawn???
  - why did you remove the car port behind the house?
  - No place for second car..
  - backyard looks like trailer park - and the layout is not easy to understand for photos
  - overall the finishes look nice, but a bit soul-less, no promise of lifestyle
  
  Another price drop won't fix your issues. If you are renting it now, you'll get it back smelly and worn in a year. Solar panels are of no consequence. Take it off the market, fix the problems, stage and re-list
  
  All of this is spot-on. It was never a +$300k listing, and it's still overpriced at $289k. Without the converted garage it would be a $255k-$265k house, but with the added sqft, even though not super-functional, maybe $265-$275k. But that's only if that list is corrected.
  0 Reply
- Marcus Auerbach
  Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
  7mo
  Quote from @Kay Sam:
  
  Quote from @Marcus Auerbach:
  
  It's not one thing, you have a combination of things that are compounding:
  
  - $305,000 list price - killed first week momentum
  - it's a 250k neighborhood, everyone filters up to 300k, you had a ghost listing
  - now people are wondering what's wrong
  - tiny price drops make you look lost, then you had one increase for $900??
  - the photographer used the wrong lens for bathrooms - cell phone pics????
  - pictures are confusing in order and flow - no sense of layout
  - kitchen is not finished (no hardware, no crown, only one tiny light fixture
  - some of the finishes look sub par, painted old cabinets
  - bare minimum light fixtures, too little in number and cheap looking
  - yard looks terrible, what happened to the lawn???
  - why did you remove the car port behind the house?
  - No place for second car..
  - backyard looks like trailer park - and the layout is not easy to understand for photos
  - overall the finishes look nice, but a bit soul-less, no promise of lifestyle
  
  Another price drop won't fix your issues. If you are renting it now, you'll get it back smelly and worn in a year. Solar panels are of no consequence. Take it off the market, fix the problems, stage and re-list
  
  -My contractors took down the carport and the rest is history.
  -This was a professional photographer for photos
  -What kind of order/flow would you suggest?
  -All cabinets are brand new
  -I didn't spend any money on lawn except removing unnecessary debris etc..
  -Trying to navigate remodeling without adding too much personal style and be neutral
  **Thanks for you feedback overall, I am learning from all corrective criticism and suggestions
  
  The trick to successful flips is great design, because that allows you to elevate a lifestyle. Most people lack good taste and the ability to design a space, so this is a huge opportunity for flippers. Also good design and taste does not cost that much, unless you have to hire a designer. I get that you try to keep it neutral, but you are taking that too far.
  
  Your response reads like you are defending what you did - maybe read my post again?
  You need a designer and a different photographer for sure.
  
  0 Reply
Bo SmithPro Member
Hinton, WV · Member since 2026 · 1k+ posts · 373 votes
7mo
Solar panels split buyers 50/50 - try offering an upfront removal credit in the listing to kill the fear factor. Also stage that converted garage space better - home office, gym, whatever shows clear function. What's your agent saying is the biggest turnoff from actual showings?
1 Reply
- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Bo Smith:
  
  Solar panels split buyers 50/50 - try offering an upfront removal credit in the listing to kill the fear factor. Also stage that converted garage space better - home office, gym, whatever shows clear function. What's your agent saying is the biggest turnoff from actual showings?
  
  Hi! Agent is sayin "all of it." I asked for specifics, but he's saying it's "not just 1 thing." I can't see the converted garage space being a deal breaker. Buyer can put a carport back up and or turn flex space into a gym etc.. The converted space is advertised as a "flex space, home office and or gym, game room etc.."
  0 Reply
- Bo SmithPro Member
  Hinton, WV · Member since 2026 · 1k+ posts · 373 votes
  7mo
  Quote from @Kay Sam:
  
  Quote from @Bo Smith:
  
  Solar panels split buyers 50/50 - try offering an upfront removal credit in the listing to kill the fear factor. Also stage that converted garage space better - home office, gym, whatever shows clear function. What's your agent saying is the biggest turnoff from actual showings?
  
  Hi! Agent is sayin "all of it." I asked for specifics, but he's saying it's "not just 1 thing." I can't see the converted garage space being a deal breaker. Buyer can put a carport back up and or turn flex space into a gym etc.. The converted space is advertised as a "flex space, home office and or gym, game room etc.."
  
  That agent sounds checked out tbh - "all of it" isn't feedback, it's lazy. When agents aren't fighting for your listing they give up too easy. Have you considered switching to someone who'll actually dig into what buyers are saying and push back on lowball thinking?
  0 Reply
- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Bo Smith:
  
  Quote from @Kay Sam:
  
  Quote from @Bo Smith:
  
  Solar panels split buyers 50/50 - try offering an upfront removal credit in the listing to kill the fear factor. Also stage that converted garage space better - home office, gym, whatever shows clear function. What's your agent saying is the biggest turnoff from actual showings?
  
  Hi! Agent is sayin "all of it." I asked for specifics, but he's saying it's "not just 1 thing." I can't see the converted garage space being a deal breaker. Buyer can put a carport back up and or turn flex space into a gym etc.. The converted space is advertised as a "flex space, home office and or gym, game room etc.."
  
  That agent sounds checked out tbh - "all of it" isn't feedback, it's lazy. When agents aren't fighting for your listing they give up too easy. Have you considered switching to someone who'll actually dig into what buyers are saying and push back on lowball thinking?
  I actually have been considering switching. While I like honest feedback, something is feeling "off." I have a showing scheduled 2/19 but that's only 1. All I need is 1 to say "yes." Trying to see what the next move is as of the various delays that can happen when switching agents. What would you do in this predicament and have you been in it before?
  
  0 Reply
- Bo SmithPro Member
  Hinton, WV · Member since 2026 · 1k+ posts · 373 votes
  7mo
  Quote from @Kay Sam:
  
  Quote from @Bo Smith:
  
  Quote from @Kay Sam:
  
  Quote from @Bo Smith:
  
  Solar panels split buyers 50/50 - try offering an upfront removal credit in the listing to kill the fear factor. Also stage that converted garage space better - home office, gym, whatever shows clear function. What's your agent saying is the biggest turnoff from actual showings?
  
  Hi! Agent is sayin "all of it." I asked for specifics, but he's saying it's "not just 1 thing." I can't see the converted garage space being a deal breaker. Buyer can put a carport back up and or turn flex space into a gym etc.. The converted space is advertised as a "flex space, home office and or gym, game room etc.."
  
  That agent sounds checked out tbh - "all of it" isn't feedback, it's lazy. When agents aren't fighting for your listing they give up too easy. Have you considered switching to someone who'll actually dig into what buyers are saying and push back on lowball thinking?
  I actually have been considering switching. While I like honest feedback, something is feeling "off." I have a showing scheduled 2/19 but that's only 1. All I need is 1 to say "yes." Trying to see what the next move is as of the various delays that can happen when switching agents. What would you do in this predicament and have you been in it before?
  
  Yeah those pain points stack up fast. Want me to DM you a quick exit strategy checklist I use when flips get stuck? Covers creative financing options most agents don't mention.
  0 Reply
- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Bo Smith:
  
  Quote from @Kay Sam:
  
  Quote from @Bo Smith:
  
  Quote from @Kay Sam:
  
  Quote from @Bo Smith:
  
  Solar panels split buyers 50/50 - try offering an upfront removal credit in the listing to kill the fear factor. Also stage that converted garage space better - home office, gym, whatever shows clear function. What's your agent saying is the biggest turnoff from actual showings?
  
  Hi! Agent is sayin "all of it." I asked for specifics, but he's saying it's "not just 1 thing." I can't see the converted garage space being a deal breaker. Buyer can put a carport back up and or turn flex space into a gym etc.. The converted space is advertised as a "flex space, home office and or gym, game room etc.."
  
  That agent sounds checked out tbh - "all of it" isn't feedback, it's lazy. When agents aren't fighting for your listing they give up too easy. Have you considered switching to someone who'll actually dig into what buyers are saying and push back on lowball thinking?
  I actually have been considering switching. While I like honest feedback, something is feeling "off." I have a showing scheduled 2/19 but that's only 1. All I need is 1 to say "yes." Trying to see what the next move is as of the various delays that can happen when switching agents. What would you do in this predicament and have you been in it before?
  
  Yeah those pain points stack up fast. Want me to DM you a quick exit strategy checklist I use when flips get stuck? Covers creative financing options most agents don't mention.
  
  @Bo SmithYes please send me a checklist. Thanks in advance!
  0 Reply
Henry T.
Member since 2022 · 1k+ posts · 1k+ votes
7mo
This is what I would have done BEFORE taking pictures. Get rid of the tin shed. Make the yard look clean and expansive, show it off. Get rid of those cinder blocks in the driveway. Remove the weeds popping up thru the cement. Either make that picket fence cute/perfect or tear it out. make it look like you care. I like the bathroom. What are those weird shelves? Those storage cabinets turn me off, get rid of them. And where are the knobs for kitchen cabs? This looks like lets get in and get out. I would put in a little more effort.
1 Reply
- Gabe Waldrep
  Investor · Argyle, TX · Member since 2014 · 112 posts · 73 votes
  7mo
  Quote from @Henry T.:
  
  This is what I would have done BEFORE taking pictures. Get rid of the tin shed. Make the yard look clean and expansive, show it off. Get rid of those cinder blocks in the driveway. Remove the weeds popping up thru the cement. Either make that picket fence cute/perfect or tear it out. make it look like you care. I like the bathroom. What are those weird shelves? Those storage cabinets turn me off, get rid of them. And where are the knobs for kitchen cabs? This looks like lets get in and get out. I would put in a little more effort.
  
  Exactly.
  0 Reply
Gabe Waldrep
Investor · Argyle, TX · Member since 2014 · 112 posts · 73 votes
7mo
We've seen a big rollback on values in the Garland/Mesquite area. The majority of buyers who look in these areas are struggling with the current rates, and they are not willing to pay the same prices that houses were going for a year to two ago. I've never experienced enough negative feedback on paid-off solar panels to affect a listing, but the non-functional converted garage and lack of covered parking is a big detractor. If a garage is going to be converted, it needs to feel like part of the home and not like a converted garage. This is something many people overlook. And if you counted this sqft in your total and used it to push your listing price, this can hurt you.
Listing feedback:
Clean up the back yard. It doesn't look like you touched it after acquiring the property, and there is still trash and junk from the previous owner. Get rid of the random stones, the old lawn chair, empty planters, old hose reels, random unused fencing, dead plants, etc. You want buyers to walk out and picture their family playing out back or being able to relax on a nice evening. Not picturing all the crap they need to cleanup.
I would have torn out the janky storage shed, janky picket fencing, and unnecessary cinder blocks. Seed or sod. Make it appealing.
Improve curb appeal. Clean up the leaves, trim the shrubs, add some shrubs/flowers in the front flower beds. Then take new front photos without the debris and trash near the curb.
Change the order of the photos to flow with the house because they seem to jump all over the place.
Just my two cents.
0 Reply
- Kay Sam
  OP
  Member since 2025 · 123 posts · 41 votes
  7mo
  Quote from @Gabe Waldrep:
  
  We've seen a big rollback on values in the Garland/Mesquite area. The majority of buyers who look in these areas are struggling with the current rates, and they are not willing to pay the same prices that houses were going for a year to two ago. I've never experienced enough negative feedback on paid-off solar panels to affect a listing, but the non-functional converted garage and lack of covered parking is a big detractor. If a garage is going to be converted, it needs to feel like part of the home and not like a converted garage. This is something many people overlook. And if you counted this sqft in your total and used it to push your listing price, this can hurt you.
  Listing feedback:
  Clean up the back yard. It doesn't look like you touched it after acquiring the property, and there is still trash and junk from the previous owner. Get rid of the random stones, the old lawn chair, empty planters, old hose reels, random unused fencing, dead plants, etc. You want buyers to walk out and picture their family playing out back or being able to relax on a nice evening. Not picturing all the crap they need to cleanup.
  I would have torn out the janky storage shed, janky picket fencing, and unnecessary cinder blocks. Seed or sod. Make it appealing.
  Improve curb appeal. Clean up the leaves, trim the shrubs, add some shrubs/flowers in the front flower beds. Then take new front photos without the debris and trash near the curb.
  Change the order of the photos to flow with the house because they seem to jump all over the place.
  Just my two cents.
  The yard and trash, cinder blocks were already removed. I'll look at the photos more; what order specifically? I intentionally had the photos ordered from best shots to showcase house, so a specific idea would be great. TIA.
  0 Reply
Gabe Waldrep
Investor · Argyle, TX · Member since 2014 · 112 posts · 73 votes
7mo
I think photos should flow as if you were touring the home. Start with the front, then entry, living room, into kitchen and dining. Then the primary bedroom and bathroom followed by the other beds and baths. Then hit laundry, any extra rooms, and garage (not here obviously), and finish with the back yard.
If the trash and cinder blocks have been removed, get new photos.
0 Reply

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