When it’s time to say goodbye to your Ocean City home or condo, there are a handful of tried-and-true practices to follow. We’ll take you through each one, but just be aware, they aren’t in any particular order! Each one is super important, and should be considered carefully during the listing process.

 

Research and interview at least 2 LOCAL Agents.  
Before you meet with any agent, Google their name.  What comes up?  A skilled area agent should have healthy Google reviews, a prominent Google Business presence, and a dedicated website listed throughout the Search Results. 

During each interview, use a checklist to make sure you’re asking every agent the same questions; this way, you can compare them on a level playing field. Click here for our checklist recommendations.   

Remember, location and expertise matter. It’s important to use local Agents because it’s of utmost importance that you have experts responsible for one of the largest investments you’ll ever make. Not all real estate is equal. Think of real estate licenses like medical degrees—doctors have areas of specialty, and so do real estate agents. For example, I would never try to represent a seller in Baltimore because my specialty is Ocean City. 

  • Does your agent know about the Condominium Rules & Regulations and how they affect your wants & needs in a beach home? Local agents know what to look for, whether it’s to make sure your furry 4-pawed friend is allowed, or to make sure your boat is the right size for the dock. 
  • Are you looking in Flood Hazard areas… does your agent know a good Flood Insurance provider? Is the policy covered with your Condo/HOA dues? Do you need a flood elevation certificate? 
  • If you’re looking for investment property, local agents know what buildings & areas have the highest return on investment, and which developments & buildings have rental restrictions. 

All of this might seem overwhelming to you—and it will be overwhelming to an agent who isn’t from here or familiar with today’s market in this area—but for local agents, this is what we live & breathe on a daily basis.

 

You don’t need the newest or most-updated condo in order for it to sell. 
But freshening up certain things will go a long way in getting you sold quicker, and for a higher dollar. A fresh coat of paint instantly transforms your home, brightening each space and making everything appear cleaner; remember to use neutral colors! Having your floors professionally cleaned, believe it or not, isn’t just about the spots and stains—it’s also because it infuses your home with a fresh scent that can last for months. 

Lastly, it truly does help if the property is staged. This doesn’t mean you have to go buy expensive decor, but it does mean the items on display should act as decor. Tidy up your kitchen countertops, remove excessive knickknacks, take down personal photos, store all bathroom toiletries in cabinets, keep beds freshly laundered, and it doesn’t hurt to have a reed diffuser in each room for pleasant scents (just ask my wife).

Remember, there are buyers of all types in Ocean City, and most of them are just looking for a clean, well-kept place. Whether your home is updated or not, it doesn’t really matter; there are buyers for all levels of condition.  But what every buyer wants is a clean, well-kept home.

 

Being “for sale” and being “visible” are two very different things in our industry.  
The internet is a huge place, and so are all of the major Real Estate websites.   Ask how your property is going to be marketed, not just where.  Make sure that everything is being done to optimize your home’s listing for high visibility and best presentation.  Is your agent hiring a professional photographer? (iPhones don’t count.) Will he or she have a 3D virtual tour completed? Are digital ad campaigns going to run? What about video advertising? Print and email campaigns? All of these things should be done for you; it’s a large part of what you pay them for!

 

The internet changed a lot for our marketplace.  We used to be highly seasonal.  Now it seems like we’re busy almost all year long.  
So when is the right time to list, and when is the wrong time?   First, we recommend looking at this on such a macro level that you might need a microscope. (Just kidding.) Quite literally, however, we mean the actual day of the week. If we can all agree that (1) first impressions matter, (2) properties with the best marketing plan have a better chance of selling faster and for a higher price, and (3) the more people who see a property, the better chance it has to sell… then your Agent should be able to explain the importance of listing on certain days of the week.

As I indicated before, Ocean City is not like other “normal” residential areas. Our agents watch what is called the local “Hot Sheet”–a list of everything that’s come to market in the last 24 hours. Getting your home in front of area agents is just as important–and sometimes even more important–as getting it seen by potential buyers. Local agents are constantly working with multiple buyers who are each looking for something very specific, and those buyers trust that Agent to find them the perfect place as soon as it comes on the market. 

So listing on a Saturday, for example, significantly reduces your chances that local agents are going to see it come to market on our Hot Sheet. Why? Because we spend most of our Saturdays showing property to out-of-town buyers, weekend after weekend, until they find just the right place. You want your listing to show up for the first time at front and center, when agents have the time and mental capacity to fully digest every detail; you don’t want to risk your listing getting lost in the masses, among the shuffle and chaos of a Saturday. And that’s just one example. Timing is influenced by holidays, market conditions, and even the weather!

 

What might be the most important subject is last for a reason.   We don’t want you to forget about it! 
I know I said these weren’t in any particular order, but I did intentionally save this one for last. Selling at the beach can mean many different things to many different sellers.   There is no “one size fits all” approach, or strategy, that will work for every seller.    In fact, the best agents have the tools, resources, and ability to be flexible enough to create custom-tailored strategies for each of their sellers.   

So many factors influence sales in a resort town. We know you’re here just for quick tips, so we don’t want to overwhelm you with too much information. Especially because not every factor will apply to your beach home. But we’ll give you an example. There are periods when we have what’s called a “renters market”; this is when you’ll have an audience of buyers who typically can afford to purchase a beach home only if they put it in a summer rental program. If your property hasn’t been in a rental program in the past 2 years, your agent should be able to get a projected rental income for you based on comparable properties, and advertise your beach home’s rental potential.

If the market is flush with properties just like yours, your Agent needs a strategy for getting your listing at the forefront. And trust me, there’s always a way. Your Agent knows (or should know) your buyers–meaning that he or she has previously worked with clients looking for property like yours, and knows what characteristics draw those buyers to your home. And that is the foundation upon which your Agent will begin building a strategy to list, market, and successfully sell your home.

Listing your beach home for sale can feel like a daunting task, but matching your home with the right Agent will take a lot of that pressure off your shoulders. Following these 5 simple tips will help you get started, and get your home SOLD!