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What'd you look for in your first farm UPDATE pg 3. Realtor says barn is key!

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  • #41
    Sometimes instead of an appraisal the seller does on their own property, they do an inspection and fix any problems that crop up before listing. But inspections are only as good as the inspector, and I bet (I certainly don't know for sure) that you have to disclose any defects they find on the multipage disclosure sheets. When I left Colorado I think the sheets were the 14" long ones, and at least 2 or 3 pages long.

    A friend who's selling her place had two offers immediately, one for $10,000 over. And that buyer now wants that much (10K) in concessions because of the age of certain features, so it will work out to the same price as listing-unless they try for closing costs paid by the seller also.

    And the second offer was really odd, for even more over listing and had all kinds of strange conditions (like take it off the market until closing)-and then tried to get them to sell to her because 'she's a single mother'--I really don't see what that had to do with the entire situation personally.

    Maybe too many buyers and agents are watching too much HGTV about what a buyer's market it is and how the homeowners should give in to all of the lowball offers and concessions. It's really getting strange out there.

    If you get a stager-they typically charge either a flat amount (in the thousands) or a percentage of the sale price (2-3% is typical I think). If you do this make sure that they stage it appropriately for your house style. And staged houses do sell more quickly and for more than unstaged houses-or else the sellers who use stagers sell higher priced houses, don't know if it really works. Also, don't want a house to look too staged-you don't want sellers to think it's too fancy for them.
    You can't fix stupid-Ron White

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    • Original Poster

      #42
      Originally posted by Angela Freda View Post
      Isn't water use in CO a big issue? Is it permitted to have more than 2 horses and that much water use [for more than 2] in that are?
      [I'm sure you already looked into this, but...]
      It is a HUGE issue on horse property in Colorado.
      I am on city water, so it's legal to water my horses and I have all the water I want to buy.
      The property we found yesterday is also on city water, which is HUGE.
      Here, if you have less than 35 acres, you can't water your horses (or livestock) off a normal well. Rarely enforced, but...

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      • Original Poster

        #43
        UPDATE
        Tips from a really good realtor

        He said our barn is what is going to SELL this place, the house will just be a nice perk. He was amazed we found that barn on a foreclosure and states how we stole the property 3 years ago at the price we bought it at. That, combined with the open space all around us and great views, and he's very promising.

        He proposed a great marketing plan (including him spending a lot on amazing photos for the MLS). The accent will be on the outside, barn, etc as that's what makes our place different.

        He said stain the inside of the barn (I've already cleaned out the isle way and loft to make it look bigger). And plant flowers around the deck (which overlooks the barn/paddock/mountains). I'll make sure it's spotless and smells as nice as it could

        Anyone have tips for (cheap, quick, easy) ways to spruce up a barn to sell? Or, been in a similiar situation, where the barn's what's going to make the sale?

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        • #44
          FP-borrow a really adorable pony or two for the barn, or a couple of minis! Who could resist those adorable faces? And if someone comes in an turns their nose up at the manure smell you don't want to talk to them anyway.

          When I lived in the Springs I ran into a lady who raised alpacas-the alpaca and llama folks are always expanding and looking for finished ranches-they'll love your barn. The alpaca association might have a website with classifieds also. Here's the website with their member listings http://www.rmla.com/ and it's for alpacas and llama owners. Apparently the llama and alpaca people are very like horse people-they start with one, get a companion because the first looks lonely, then they add a few more and they need a ranch for the herd.
          You can't fix stupid-Ron White

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          • Original Poster

            #45
            Originally posted by JanM View Post
            FP-borrow a really adorable pony or two for the barn, or a couple of minis! Who could resist those adorable faces?
            We had a rescued mini/super small pony here... and I am in NO RUSH to have another The pretty Palomino and range of horses- from a tall headed TB to the black mustang shows that a range of horses will do well here. Odds are the new buyer will have a horse similiar to one of ours

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            • #46
              You mentioned getting some flowers for your deck......

              We have window boxes on the stall windows of our barn.....so, I'd suggest getting some "flowers" for your barn....if possible, or if not, just getting some planters at the entrance of your barn.

              So, I'd just suggest some pretty flowers!!

              Best of luck in selling your place!!
              Fox Call Farm
              Berryville, VA

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              • #47
                FP-I love Becka's idea. You can get big wooden flower boxes (they sell them at all of the big box stores-and might be putting them on sale for the winter season to come-I prefer the wooden not white ones) to put next to the deck edge or steps and coordinating ones on either side of the barn doors from the entrance and get cheap, bright flowers (I prefer red geraniums or fall plants-whatever's cheap and in season right now) at the garden center and set them up in the boxes. Just to bring the buyer's eye to the great features and highlight your attention to details. And a copy of the listing for the house on the entry table, and a list of suppliers you use, distance to schools or school district info, and a list of all of your maintenance people. And you need to list the age of all mechanicals, and any great features of the property right on the MLS listing as well as the listing in the house. Buyers think that when you take care of the details that you probably maintained the house regularly also. Change the furnace filter, get it serviced if it needs it, and make sure all light bulbs are working and you change the smoke alarm batteries (nothing like a chirping alarm). And your agent's totally right about the great pictures--if I was looking at houses (and I kind of do it constantly as a hobby-I know I need a life) online I wouldn't even go see a place without a lot of pictures. Whatever doesn't end up in the pictures I assume they're trying to hide from me. And make sure you take down anything you won't leave with the house-nothing like the buyer falling in love with something and then reading that it's excluded. I love your agent's marketing plan and I think a place like your ranch will sell quickly.
                You can't fix stupid-Ron White

                Comment


                • #48
                  Originally posted by FatPalomino View Post

                  Anyone have tips for (cheap, quick, easy) ways to spruce up a barn to sell? Or, been in a similiar situation, where the barn's what's going to make the sale?
                  You can stage a barn, just as you can stage a house.

                  It goes without saying that everything needs to be neat & tidy.

                  Lighting is just as important in a barn as in the house, too. Open windows/doors, replace lightbulbs (and de-cobweb!) Lots of fresh air and sunshine = always a good thing.

                  If you don't have them already, get a few of those "garage organizers" from Home Depot/Lowes and make a place to hang up the pitchfork/broom/rake type stuff. Have an (empty, clean) muck bucket in the corner.

                  I staged a barn for a friend of mine who was selling her property; she had a 4 stall barn with a feed room and a tack room but no wash stall, which had drawn a few complaints from potential buyers. (Very warm climate; hot sweaty horses were a certainty for much of the year.)

                  I created one by putting in an L-shaped fence just outside of the back of the aisle, where it was bordered on one side by the shed used for shavings and hay storage. There was already water out there, so all I had to do was dig out an area of about 10 x 10 (only a couple of inches deep) to lay some gravel into, put a couple of mats on top, added cross ties and voila! instant wash stall. Hung a few wire basket organizers from the new fencing and had all the supplies out there neatly arranged, too. Very functional. For "pretty," we planted very nice flowering vines and trained them along the fence posts; it turned out to be lovely.

                  Inside the barn, the stalls were scrubbed inside and out, and we stained and polyurethaned every piece of wood in the place. The stall screens and bars were sanded down and then spray painted black so they looked fresh and clean. Her stalls were matted and the floors were level so all that was needed was to *heap* great smelling fresh bedding in each one, banked fairly high on three walls, but pulled back about 3' from the aisle side so you could see the mats. Buckets were kept immaculate (which she'd always done, but we replaced a few that looked worn or dinged) and we always had the (great smelling, gorgeous) hay in fresh, clean new white haynets.

                  In the tackroom, we scrubbed and polished the floors and walls, repainted the ceiling (bright white) and replaced the window coverings with a very simple but pretty valance in an equestrian themed fabric. I put a small desk in there with a simple chair, and dressed it up with a nice lamp (horsey shade!) and a couple of tastefully framed photos of the resident horses. Made sure a few current (horsey) magazines were on the desk along with the current prize lists.

                  I added a shelf in above the desk for a few reference books (GM bible type hardbacks) and a gorgeous glass jar with ribbons in it - which I have always liked better than hanging them around the room's perimeter! Also put an armoire in the room which provided "pretty" storage for necessities (drawers below; hanging space above.) It provided a place for the stuff that tends to accumulate in the barn and gets tossed all over the place; rain gear, scrims (HUNG on hangers!!) extra gloves, etc.

                  We edited the tack down to a couple of (beautifully maintained) saddles, and hung few (perfectly gleaming) bridles and halters on one wall. The other wall (where the desk was) had a couple of decorative hunt country type framed prints on it, with (lovely polished dark wood) trunks below. We took a nice oriental type rug (removed from the house during de-cluttering) and put it on the floor and it was truly stunning. I remain convinced that that was what sold the property!!
                  **********
                  We move pretty fast for some rabid garden snails.
                  -PaulaEdwina

                  Comment


                  • #49
                    Lucassb-Wow!!! That sounds wonderful. And I bet it did sell the place.
                    You can't fix stupid-Ron White

                    Comment


                    • #50
                      Originally posted by JanM View Post
                      Lucassb-Wow!!! That sounds wonderful. And I bet it did sell the place.
                      Thanks It was a fun project, actually. I got to decorate her new place too, which she ended up building from scratch ... man, that was a pretty barn. The tack room actually had a "living room" section, (think club chairs, sofa, library table...) a "tack room" section (mahogany trunks, mahogany & brass saddle & bridle racks) and an "office section (which had the most beautiful keyhole desk I have.ever.seen.in.my.whole.life.) Stunning!

                      One more thought/suggestion to add to the collection of documents to offer prospective purchasers:

                      I've always made it a habit to make up a little horsey "area guide" that I include with the usual package of MLS printouts, property map, photos etc. I include a list of the local feed dealers, tack shops, veterinarians, farriers, local show venues (and their big events.) It takes less than an hour to pull it all together into a Word document with pictures, addresses, contact phone numbers and websites... basically all the stuff you'd need to learn about if you were moving your horses to the neighborhood from out of the area. Have gotten rave reviews every time.
                      **********
                      We move pretty fast for some rabid garden snails.
                      -PaulaEdwina

                      Comment

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