Frank Dolski

There is no doubt that the Real Estate market in Bucks County, PA is very dynamic and still adjusting from the past few years but if your home is currently on the market and not selling in a reasonable amount of time, there must be a reason!  My name is Frank Dolski and I am an Associate Broker/Realtor at Coldwell Banker Hearthside Realtors in Lahaska, PA. As one of the top Realtors in the State of Pennsylvania, I have a few ideas on how to sell your home and moreso, how to prepare it before listing it.

4803 homes sold in Bucks County in the past 12 rolling months.  Average days on market were 102 and the average price was $321,949.  For the same experience, 176 homes sold in Buckingham Township alone with an average of 104 days on market and an average sold price of $516,234.  Homes are selling and the market is slowly improving but why hasn't your home sold?  Great question!   One of the reasons may be price and other reasons could be location, amenities or lack there of, curb appeal and general overall condition of the interior and exterior of the property.

The main variable in buying a home has always been location.  Schools, the job commute, and shopping are also important as well. But what happens if your home is still not selling.  Or, the feedback is that you are overpriced.  So your Reator suggest a price reduction. Or even another one!

So I have some recommendations that may help to answer the questions and furthermore, help  your home sell your home in a shorter time frame and for more money! Here are some general guidelines that I recommend to all sellers:

1. The home must be de-cluttered and staged accordingly.  It is well worth the money to use the services of a professional stager at a minimum to give you professional recommendations prior to putting your home on the market.  I provide a free staging consultation at no cost with a very detailed analysis. Homes that I list in my experience which are professionally staged sell quicker and for more money.  Many places like the Salvation Army, Purple Hearts and others will take your clutter (if it is in good condition) for free.  Less "stuff" in a home creates an impression of a larger space.  I have seen many instances where a family room just had too much furniture and pieces were taken out and utilized in other parts of the home. The result is a perceived larger space!
2. How does your home stack up against the competition?  Do you need granite, stainless steel appliances or painting?  All of these items come into play when preparing your home for sale. Comments that I hear are, "The new owners will change it how will they like it or what if they do not like the paint"?  Buyers of today want to move into a home that is in move-in condition.  Again, I utilize my experience to help sellers realize they can maximize their profit and reduce their days on market if they just prepare their home for sale.  Sound easy?
3. The exterior of the home must be mulched, painted and show well.  Remember, this is a buyer's first impression! There is nothing worse than chipped paint, uncaulked area, weeds, and lack of exterior maintenance that may turn the buyers off before they enter the home.
4. I continue to stress that less is best.  Kitchen counters should be clear and only accented with a few items such as a cook book and other decor to dress it up.  An overpopulated counter top creates the perception of less counter space. Dining room and kitchen tables should be set, just like you see at a model home.
5. The paint colors must match the decor and it is important to use earthtone colors in every room.  Have you every walked into a model home?  All of the rooms are painted, the home is staged and it is very inviting.  You can do the same thing within budget to prepare your home for sale. Price sometimes is a factor.  Every seller, myself included, always thinks that their home is worth more than it is.  You must be realistic and use the comparable sales as a guideline to price your home.  Keep in mind that there is a general discount rate so you must consider this as well when pricing your home. Also keep in maind that the market will dictate the price of your home.  Price it right but do not be afraid to reduce the price if it is warranted!  There are many variables that come into play when selling a home.  The home must also be properly marketed with plenty of good pictures.  Too many times I see poor lighting or pictures that do not portray a real image of the home. So what are your thoughts and ideas to sell your home.  What are the marketing mediums that your agent and broker use?  My homes are listed on over 350 websites, in print, social media and numerous other mediums.  I am interested to hear what you have to say on this topic and I look forward to your answers. Please visit my website at www.FrankDolski.Com for additional information.

Sincerely,

Frank Dolski  MBA, ABR, e-PRO
Associate Broker
CARTUS & SIRVA Certified Relocation Specialist
Previews Luxury Home Specialist
Coldwell Banker Hearthside Realtors
215-803-3237 (mobile)
215-794-1070 x-103
f.dolski@cbhearthside.com
www.FrankDolski.Com

Comments: 1

So what are QR or Quick response codes? According to Wikipedia, a QR code (abbreviated from Quick Response code) is a type of matrix barcode (or two-dimensional code) first designed for the automotive industry. More recently, the system has become popular outside of the industry due to its fast readability and comparatively large storage capacity. The code consists of black modules arranged in a square pattern on a white background. The information encoded can be made up of any kind of data (e.g., binary, alphanumeric, or Kanji symbols.

QR codes are used in many industries.  You can see them in magazines, on websites, on products, signs or in many applications.  I elected to use them in the marketing of Real Estate.  As an Associate Broker and realtor for Coldwell Banker Hearthside Realtors, I use them in magazines, brochures, sign riders and on the web.  They can be detected by smart phones such as the I-Phone, Blackberry, I-Pad, Android and many more. 

The QR code contains information about my listings, my website or pretty much anything that I want to market to the public. For example, I have a QR code for each of my brochures.  Potential buyers can scan the code and obtain information about homes in Bucks and Montgomery counties and the greater Philadelphia area.  They can be used to provide real estate information, virtual tours, pictures and much more!

I also used them for my website.  Listed below is a QR code that I generated for www.FrankDolski.Com. Please ckick on it and give it a try! So what applications do you use it for?  I'd like to hear if you are using them and if you see the benifit for "quick response" information.

Frank Dolski  
MBA, ABR, e-PRO
Associate Broker
CARTUS & SIRVA Certified Relocation Specialist
Previews Luxury Home Specialist
Coldwell Banker Hearthside Realtors
215-803-3237 (mobile)
215-794-1070 x-103
f.dolski@cbhearthside.com
www.FrankDolski.Com

Comments: 4

Fire safety is one of the most important things that we have to respect and to be most informed.  Thousands of homes are destroyed each year and most importantly, lives are lost or forever impacted. 

My name is Frank Dolski, Associate Broker/Realtor for Coldwell Banker Hearthside Realtors.  I attend many home inspections in  Bucks and Montgomery counties and you would be surprised at the many fire hazards that are found.  The key in fire safety from a non-expert is being proactive.  I have the pleasure of knowing Ed Pfeiffer, the Warwick Township Fire Marshall and he was kind enough to share the following information.

ARE YOU COVERED?

“Coverage” is a term most often associated with a sprinkler
system. By design, complete coverage is necessary to insure that the
appropriate amount of water is discharged per square foot to extinguish a fire. Gaps in coverage may allow a fire to advance unchecked. A properly designed and installed sprinkler system has no gaps.

Applying a similar concept to smoke detectors, coverage can
provide the earliest warning of the presence of smoke. A detector in every roomthat is connected to all the other detectors would provide complete coverage. Anything less than complete coverage is a gamble. Undetected smoke can lead to an undetected fire. Conversely, early smoke detection can alert occupants and
action can be taken to prevent that smoke from becoming a fire.

Advances in technology have created “wireless” smoke
detectors. They are battery powered detectors that install like traditional detectors, except they send and receive signals to and from each other. When any detector senses smoke, they all make noise. Most important, when you are asleep the detector in your bedroom will make noise if smoke is detected
anywhere in your home. 

Compare you present smoke detection system with a complete
“coverage” system. By investing in a few smoke detectors you can take the gamble out of a possible devastating fire in your home.As a minimum per the International Building Code, smoke
detectors are required in every bedroom, on each floor, the garage and each basement room. Larger homes may require additional detectors. Wireless detectors currently cost $30. each. Homes with a
limited “hardwired” system can be expanded by using wireless detectors.

Additional Thoughts
- Technology has eliminated rotary phones, typewriters, black & white TVs and many other appliances. Yet many people are reluctant to upgrade their smoke
detectors. I often hear “they are too expensive”, “I haven’t had a fire yet” or the general assumption that a fire can’t happen in their home. The thought that fires only occur in un-kept homes, by smokers doesn’t take into account that lighting strikes may damage wiring and that damage may not develop immediately. Products are recalled daily for fire risks that include dish washers, refrigerators, coffee makers, etc. Candles are lit and forgotten. Serious fires occur in new and old homes alike. They don’t always happen to someone else.

There is no perfect fire protection system. However, by being
diligent (keeping you guard up) you can use technology to prevent a fire in your home, inexpensively.

Comments: 0

It is quite common for buyers to have a home inspection on
the home that they are purchasing.  Themajority of the time, they attend the inspection to learn about the home aswell as see if the home that they are purchasing has material defects or concerns. In any case, I am posing the question, “Should the representingRealtors also attend the inspection?”

I will give you my opinion and that is if I am representing the buyer, I do my best to attend every home inspection.  Perhaps not the entire inspection, but the largest majority of the inspection.  I do this as a service to my clients.  I am going to be the one who will be writing the reply to addendum and want to see firsthand, what I am requesting in representation of my client(s).  If representing a seller, I try to attend midway through the inspection to answer any questions and to get a feel of how the inspections are going.  Sellers are quite anxious to know how the inspection goes as they typically do not attend.  Again, I see this as a service to my clients.  What are your thoughts as a Buyer, Seller, Realtor, Broker, or Inspector?

Comments: 2

Why is it so important have "in-line" smoke detectors in your home?  I am an Associate Broker and Realtor for Coldwell Banker Hearthside Realtors servicing Bucks County, Pennsylvania and attend many home and Use & Occupancy Inspections.  A recent U & O in Jamison, Pennsylvania was a learning experience for me.

The Warwick Township Fire Marshall conducted a U & O inspection on one of my listings and failed it due to 2 inoperable smoke detectors.  The main problem was that it partially worked but it did not work in tandem with the rest of the detectors throughout the home.  Why is this important?  As the Fire Marshall explained, "if a fire occurred in the room where the faulty detector was located, the rest of the detectors would not sound off and could delay the warning to people who may be in other parts of the home".  He made a critical point and opened my eyes.  The two faulty detectors were replaced and were now communicating with the rest of the units.  One other observation was that a stand alone battery operated unit was place in an area and this one too was not connected.  What if a fire occurred here?  The same result would be that the rest of the detectors would not sound until fire and smoke reached that area and by the time that it did, it may be too late.

There are many programs and NFPA, which is the Nation Fire Protection Association is just one of many places to learn about fire prevention and safety. FireSafety.Govis another site for fire prevention or safety. I learn something new everyday and wanted to share my recent experience in an attempt to better educate everyone about fire prevention and safety.  What are your thoughts and experiences?

Comments: 1

I am a very strong advocate of being proactive when listing a home or any type of Real Estate that is going on the market.  The majority of homes that I sell are located in the greater Philadelphia area and more specifically, Bucks and Montgomery Counties. During every listing presentation I tour the home and during the interview I alway recommend the services of a professional stager.  I have been working with Creative Staging since 2006 and they provide a written comprehensive analysis for every home that I list.  It is a statistical fact that staged homes sell quicker and for more money! Listed below is a blog written by Julie Pelly, President/Owner of Creative Staging Inc.

When selling a house, there are so many variables that are out of the control of a homeowner such as the location or the condition of a neighbor’s property.  However, there is one thing EVERY homeowner can fully control and that is how their house presents for sale.  This is why Staging is a “MUST-DO” for every seller before they put their house on the market. 

The need for Staging is NOT an indication that a homeowner has “bad taste” or is a poor decorator - NOT AT ALL!  Staging is all about Strategic Marketing.  Homeowners are often hesitant to meet with a Stager, fearful of hearing everything that something is “wrong” with their house and that fear couldn’t be more unfounded!   As President of Creative Staging Inc. since 2002, I have NEVER criticized a homeowner’s décor, taste or way of living; I certainly would not want anyone to do that to me!  How a homeowner decorates to live in a home and how one presents a house for sale are significantly different.  My job is to take away buyer objections BEFORE they occur!  I will look at a room with an objective eye and determine what will likely be viewed as a “buyer negative” and then I eliminate it. It could be a perceived lack of storage space, the room could look small, perhaps furniture layout could be improved, the room might look dark or the colors might be personalized and potential buyers might not be in a financial position to customize your house to their taste. Whatever the issue may be, we identify it and take it away before buyers get a chance to see it.

A professional Stager will work closely with an experienced Realtor® to determine the demographic of the “most likely buyer” of a particular house.  Then the Stager will get to work and make sure the house is prepared to target that audience. In Bucks County, for example, a  four Bedroom Colonial in Buckingham Township may likely to be purchased by a growing family or a couple and may get a different “look” than a condo in New Hope Boro or Solebury Township, where the likely next owner might be professionals or a new first time homeowner.  When a potential buyer walks in and instantly is able to imagine moving right into your house, my job is done! Remember, that you may only get one opportunity to showcase your home and you want it to look its best the first timethat a potential home buyer walks through.  This means from exterior curb appeal to each and every room in the home.

Staging works and a “staged house” stands above its competition!  In this Real Estate market, our Staged houses are selling in an average of 27 days! Please contact me today and as part of your team, I’ll make sure your house looks its best and is ready to sell!

Julie Pelly
President/Owner Creative Staging Inc.
Phone: 215.322.4450
Fax: 215.654.6176
Website: http://www.creative-staging.com/
E-mail: jfpelly@creative-staging.com
           sebrown@creative-staging.com

Comments: 1

If you are thinking of listing your home for sale, you must consider many things prior to going active! Keep in mind that you must look at your home through the eyes of a potential buyer. I cannot emphasize this enough but contact your Realtor before you do anything! I would much rather join the process well before the home is listed as I can and do provide numerous resources to sellers.  I represent sellers in the greater Philadelphia area and primarily Bucks and Montgomery counties in Pennsylvania.

Here is a list of suggestions that I recommend for sellers:

1. Evaluate the amount of “stuff” that you have collected over the years and begin to de-clutter, donate or throw out items of no value.  De-cluttering your home actually shows more space within a home and enhances its overall appearance.
2. Make a list of items that have to be repaired, upgraded or painted. Be proactive on this list as it will add value to your home!
3. Assess the curb appeal!  Do you need to mulch, paint or prune trees?  Does the driveway need coating? The exterior of your home is the first impressionthat a buyer sees. It is an indication of what’s inside.
4. Utilize the services of a professional stager!  I encourage all of my clients to employ the service of a professional stager early in the process. The company that I recommend is Creative Staging, who service the greater Philadelphia area, New Jersey and beyond.  They provide a free comprehensive consultation to my sellers who elect to either use their services or use their recommendations.  It is a proven fact that homes sell faster and for more money when staged!
5. If painting, new carpeting, new counter tops or any repair or upgraded is required, utilize the advice of your Realtor and the professional stagers.  There is nothing worse than doing something that you think is right and you find out that this is not what buyers are really looking for in a home. This could be very costly without assistance and you want to do things right the first time! So, be proactive and use the resources at hand!
6. As previously mentioned, staging is critical.  Less is best, everywhere!  If you have granite counter tops, put a minimal amount of accents on them.  The objective is to show counter space and “show off” your counter tops. Set the dining room and kitchen tables.  Stop into a model home and see how they are staged!
7. When painting, use color! Today’s buyer wants to move right in! Sure they will make some changes but in most cases, color sells! Again, seek professional advice when picking colors.  My stagers provide color recommendations for all of my clients free of charge!
8. Utilize accents and other décor throughout the home.  This does not have to be costly but fresh flowers, a floor mirror, a cook book, and other small items add some flair to your home.
9. I said that less is best!  Take a leaf out of an over-sized table, remove excess furniture and make certain that each and every room shows its optimum.

These are only a few ideas they I suggest to utilize prior to listing any Real Estate.  Be proactive and contact a professional early in the process.  I provide a list of resources to all of my clients in the Bucks and Montgomery areas.  The objective is to optimize the overall appearance of your home at a reasonable cost.  Please feel free to contact me if you would llike my professional advice. What are your thoughts on preparing your home for sale?

Comments: 3

Prior to listing a home for sale, there are many variables to consider in making your home stand out among the rest.  De-cluttering, updating, and staging make a difference, but what impact does paint or lack of have on the sale of Real Estate?  In my professional opinion it has a huge impact and is a key factor in the process of selling a home which will sell quicker and net more money!

The majority of the homes that I sell are located in Bucks County, Pennsylvania and one the primary recommendations that I make, if required, is painting the home where needed.  Sellers often say, “Well it looks fine to me” or “The next owners may not like the color selection that I choose”!  When was the last time that you were in a model home?  You will see designer selected colors in every room!  I could site many examples but one in particular stands out.  I had 60 showings in a 12-week period at a very nice home and location in Doylestown, PA.  I encouraged the sellers to paint only a few rooms prior to listing and they did not think that it would be a selling issue.  I encouraged then to paint the entry foyer, upper hallway, and dining room and they agreed!  The home sold within 2 weeks and over asking price. The only difference being was they added color to these rooms.  Not just any color buy colors selected by professional stagers.

Interior color gives a room a better appearance, makes rooms seem to be larger and creates a dynamic flow throughout the home.   It also enhances the furniture, staging and other décor.  As an Associate Broker and one of the top Realtors in the Bucks County region, I always encourage sellers to utilize the services of a staging consultant prior to listing, which I provide at no cost.  What is your experience or opinion?

Comments: 1

Are you in the market to purchase a new home?  Location, location, location has always been the most critical factor when deciding where to live. Price is also a key factor to consider when you are looking to buy a new home.  But what about schools?  In my opinion, buyers consider this to be as important as choosing location.  I represent buyers and sellers in many areas of Bucks County, Pennsylvania and schools are at the top of the list for most of my buyers. There are many public school districts in Bucks County. Central Bucks School District services areas like Doylestown, Buckingham, Furlong, Warwick, Warrington and more! New Hope/Solebury School District is the public school that services the New Hope and Solebury Township. Council Rock School Districtservices areas such as Newtown, Richboro, and other areas in Upper Makefield and Northampton Townships.  Pennridge School District services numerous areas in Bedminster Township as does Palisades School District.. 
So how do you know which school district to choose? Perhaps you ask friends or co-workers which schools that their children attend? Or you do some research on your own.  I always recommend that if you are relocating to the area, that you visit each of the schools in the areas that you are considering.  There are also websites like School Matters, Great Schools or School Digger where you can do a comparison on schools.  Perhaps you are consideringt private schools in Bucks County?  There are many private schools in Bucks County as well!  As a CARTUS Certified Relocation Specialist, I have the opportunity to work with transferees who move here from many areas in the United States and abroad. One of the most critical factors that determine their decision to move to a specific area is schools.  So where do schools rank on your decision to move to an area?  What websites do you use to obtain school information?

Comments: 3

As a buyer of new construction, would you consider having a pre-drywall home inspection or a final inspection?  Some buyers may comment that "it's new, why do I need a home inspection"?  You would be amazed at what is found during inspections of newly constructed homes! I represent many buyers in Bucks County, Pennsylvania and outside of negotiating price, this is one of the most important aspects in the process of purchasing and building a new home.

Pre-Drywall Inspections:
All of the major plumbing, electrical, framing, duct-work and structural items are completed prior to pre-drywall.  What a better time to have a professional home inspector look at these areas then prior to the drywall installation!  You would be surprised what inspectors may find!  For example, I have represented clients who have had pre-drywall home inspections where the gas fireplace was not secured, substandard studding issues were uncovered, which could create drywall or siding bowing, and main beams not being properly secured or shimmed.  The fact is that this is perhaps the most important inspection that a buyer can have on a newly constructed home.

Final walk-through inspections:  Having your new home professionally inspected a week prior to settlement is also something that I strongly recommend to buyers.  Items such as plumbing leaks, improper appliance performance, tight windows, HVAC issues, flooring defects and more are only a few of the items that I have seen home inspectors find during a pre-settlement walk through. 
Most if not all builders are receptive to home inspections. The fact that a Certified Home Inspector professionally inspects your newly constructed home is imperative!  Purchasing a new home is an enormous real estate investment and in comparison, it is of minimal cost to have your new home professionally inspected. You also have the assurance that your home was built to proper standards. I have represented buyers of new construction many times during the course of my career.  I strongly recommend that anyone purchasing a new home should always have it professionally inspected.  Please feel free to contact me if you have any questions.

Comments: 0

The question is that do open houses sell houses?  Many Realtors and sellers say that they do not and some say that they do!  The fact remains that they are yet another tool to help market a seller’s home and in my opinion, they are necessary and effective.  I have had three listings go to contact since December 2010, One settled on January 7th and the other settled on January 31st. The third one settled on February 28th. A fourth home sold in April from buyers who came to the open house in North Branch from the sign. The homes that sold are two in Jamison, Warwick Township and two in Plumstead Township. All of these homes are located in the Blue Ribbon Central Bucks School District and are located in Bucks County, Pennsylvania. The common factor is that the buyers who executed contracts on all four properties first visited the these homes at an open house!  Perhaps they seen them on-line first, as over 80% of all buyers go to the Internet.  Or perhaps they saw them in a magazine. (no, print is not dead) All four sets of buyers/new homeowners were also represented by other agents who had not yet previewed the homes.  In one instance, the buyer's agent did not see the home until after executing the contract and at the home inspection.  This house settled in 8 days!.  My point is that open houses do sell houses and over the years, I have sold many of my listings from open houses. It is yet another way to effectively market a seller's home! What are your thoughts, experiences and opinion?

Comments: 0