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player ready...Are there certain features that sway buyers to select one home over
another? Absolutely, say a group of area real estate agents, builders,
architects and designers.
What those features are depends in part on the home’s price, size and
geographic locale. For example, prospective homeowners looking at
upper-bracket properties, such as $1 million suburban homes, aren’t likely to
be content with a two-car garage. They want a three- or even four-car space
for all their cars plus their golf carts and other “toys,” explains builder
Orren Pickell.
But besides such niche-oriented architectural elements, the experts, who
work in different pricepoints and locations, mentioned many of the same
features again and again, which are the 25 we chose to highlight. They also
cited features that wouldn’t preclude a sale, but which would make a closing
more dubious.
At the same time, they offered several caveats. First, if you price your
home right and advertise it properly, you’ll compensate for any must-haves you
don’t have. A low listing price may make that cramped, dated home look not so
awful after all.
Second, for every feature that appeals to one buyer, there will be another
purchaser who wants the exact opposite. “There are rehabbers who want to get a
home at a good price and gut it while there’s always someone else who’s happy
to pay a premium and have the work all done before they move in,” says real
estate agent Jerri Dry of Coldwell Banker/Kahn’s Gold Coast Chicago office.
Third, at certain times, such as the current sellers’ market in the city,
there is so little inventory and so many buyers that many of even the least
appealing homes become more acceptable than they might be at another time, Dry
says.
Herewith, our critics’ list for what features will help sell your home,
followed by what will hurt its sale. And remember that no single feature is
likely to provide the magic potion. Instead, several must usually be
incorporated to entice savvy shoppers.
1. Basements. The No. 1 request is a finished basement, according to
Bannockburn-based builder Pickell. What’s finished? In the type of pricey
homes that Pickell builds, the space should be at least 8-feet-tall and
include a half- or full-bathroom, have ambient lighting, a service bar with
small refrigerator, comfortable furnishings and outdoor access. Also
acceptable but less costly: a floor with decent tile or carpet, some
furniture, lighting and still an 8-foot-high ceiling.
2. Big modern bathrooms. A large updated master bathroom is still high on
the priority list, though it needn’t include a whirlpool tub since many
homeowners don’t have time for long, leisurely soaks. If they have their
preference and the dollars to afford it, they want a bathroom with some sort
of tub, a steam shower, two lavatories. Other bathrooms in the house should
also be updated and there should be a good ratio of bathrooms to bedrooms.
Bonnie Wilson of Koenig & Strey’s Evanston office suggests two bathrooms for a
three-bedroom house or three bathrooms for a four-bedroom house. Two-story
homes should include a powder room.
3. Clean, fresh-looking and fresh-smelling spaces. Condition is the first
feature that catches people’s attention, says agent Ron Wexler of RE/MAX South
Suburban in Flossmoor, and what helps determine condition is the state of the
paint, wall coverings, carpeting and any other flooring. But take note, Wexler
and others warn. You’re best served if the colors are neutral–a pale beige or
white–and if the treatments are simple–a flat or eggshell paint finish
rather than any elaborate faux design, adds real estate agent Barbara DaVee of
Beliard, Gordon & Partners in Chicago. Yet, the difficulty is that most buyers
don’t want their interiors so bland that they can’t differentiate one property
from another, says Chicago interior designer John Robert Wiltgen.
Homeowners also need to clean their houses from top to bottom.
4. Closets. Some say large ample closets can cinch a deal, especially
walk-in ones in bedrooms and master suites. But they also warn that spending a
lot to outfit your closet won’t necessarily prove smart money for resale
because some systems are so personalized that they won’t suit the next owner’s
clothing needs.
5. Curb appeal. The exterior of your house, including any plantings and
walkways, should look well-cared-for because if it doesn’t look appealing from
the outside, many lookers won’t bother to go in, says Wilson of Koenig &
Strey. But don’t focus solely on the front. The back yard should appeal
equally. Some owners prefer yards that face south to make gardening easier,
says Bonnie Shepherd, marketing director for Carroll Homes.
6. Fireplaces. Not among the most critical features but definitely a lure,
according to many. Preferably, it should be in a living room, family room or
library. A second or third fireplace in a kitchen or master suite may prove a
special hook.
7. Functional layouts. Many owners seek a home that starts at a front foyer
and offers sight lines to other rooms, then has rooms that open to one another
but can be separated with doors.
8. Garages. An attached garage with space for more than one car is a
positive, except for very small houses with low price tags or homes in the
city, where any garage is considered a cachet. If the garage isn’t attached,
there should be a safe walkway to it and adequate lighting. For apartment
dwellers, an on-site garage or at least a close-by deeded space is a plus.
9. High ceilings. Except in very small, older homes, this means a minimum
of 9 feet in most rooms and at least one room with a ceiling reaching up 12 to
13 feet, says Michael Klein of Airoom Architects & Builders in Lincolnwood.
10. Home offices. A separate room may make many lookers green with envy
these days, according to the National Association of Home Builders, which says
fortysomethings are among those most eager for such a space. There are plenty
of clever ways to set up a home office even if you don’t have an extra bedroom
or a finished basement. You can convert a large closet, pantry or a little
used corner of your master bedroom. The chief goal should be to have
sufficient counter space for your equipment, enough outlets to power your
phone, PC, fax and printer and some good lighting, whether natural or
artificial, says Chicago designer Leslie Stern.
11. Kitchens. A plethora of takeout food shops and two-career families
haven’t deadened the interest in having a spiffy-looking, functional kitchen
with room to eat and relax. Under the most ideal conditions, the room contains
industrial-looking stainless steel new appliances, white or maple cabinets,
granite or laminate countertops and at least one good-sized window, Dry says.
12. Laundry/mud rooms. A separate laundry room either by a kitchen or near
the bedrooms is the first choice. In houses, a mud room by a back door appeals
because it’s a place to stash boots, sports gear and dirty clothing.
13. Location. Still a major incentive, though what’s considered good varies
greatly by priorities, says Susan Schreiber of the Diamond/Schreiber Team of
Coldwell Banker/Kahn on the North Shore. For some a good location means a
chi-chi address, for others proximity to work, good schools, shopping, parks
or sidewalks.
14. Lots of light. While natural light is highly desirable, artificial
light will, literally, help put your home in the best light, particularly at
night. Top on the list of ways to do so are with large windows and doors to
the outdoors (be sure these are both insulated and compatible with the home’s
design and scale), plus chandeliers, wall sconces and halogen spots. Have a
variety of ambient and task lighting.
15. Master suites. he most sought-after arrangement is a large bedroom
with sitting area and large separate bathroom on the first floor of a
two-story home, on its own floor in a town home or in a separate part of an
apartment. The main goals: being away from children if they’re not babies and
avoiding extra steps as owners advance in years.
16. Molding and other detailing. Crown and baseboard molding, wainscotting
and other attractive details help sell vintage homes and apartments, says
Sharon Falco of RE/MAX Central, Roselle.
17. Outdoor living space. In spite of having short summers and sometimes
non-existent springs, many Chicago homeowners crave some type of outdoor
living space, even city dwellers. “What used to be a fire escape has now
become a deck or at least a place for growing plants,” says Dry.
18. Generational living spaces. Long gone are the days when everyone
gathered in front of the living room television. These days, adults want a den
and, better yet, a media center, while their children want their own finished
basement or casual family room.
19. Quality construction and finishes. Giveaways to good construction, says
designer Wiltgen, are weather-stripped doors, well-insulated walls and
windows, working plumbing and electrical outlets, sufficient water pressure
and adequate HVAC systems that are zone controlled for economy. Top-quality
finishes: marble, granite, stainless, hardwood, particularly in floors.
20. Reasonable taxes and maintenance costs. Of course, what’s reasonable
depends on the location of your house, its size and condition and its
community amenities, but affordable real estate taxes will make a house more
desirable. Similarly, reasonable assessments, utility bills, association fees
and maintenance costs also will help sell a home.
21. Secured dwellings. A sense of security can come from any number of
sources: a doorman, intercom or alarm system, good outdoor lighting and
close-by neighbors.
22. Two- and three-flats. More younger buyers are looking for rental income
to help them pay their mortgages, though many aren’t interested in becoming
big-time landlords who must oversee a half-dozen or so units, Dry says.
23. Unpredictable elements. Buyers want something unusual but not too
quirky, such as a great curved or angled wall, a few limestone columns, a
walk-in fireplace, says Pickell.
24. Views galore. A house with views toward a lake, golf course or city
skyline rather than one that looks toward a brick wall or the building next
door will help speed a sale, says Wiltgen.
25. Work-out space. Preferably in a family room or a corner adjacent to the
master bedroom. If it’s too far away–in a basement, for example–it becomes
easier to forgo the workout, says Klein of Airoom.
THE TOP NEGATIVES
1. No closets or tiny rooms with no space to build a closet or place an
armoire.
2. Tiny bathrooms, particularly in vintage homes and apartments.
3. Highly personalized color schemes in walls, floors, appliances or
fittings that make it tough for some less visual buyers to imagine their
furnishings.
4. So many windows that there’s no wall space to put a TV, lighting or
artwork, says designer Leslie Stern, or so many doors and windows that it’s
hard to imagine furniture arrangements and good traffic patterns, adds
designer John Robert Wiltgen.
5. No air conditioning.
6. Too many two-story or vaulted ceilings.
7. Master bedrooms without a bathroom, unless there’s an extra adjacent
room or large closets that can be converted.
8. A busy and noisy location, whether in the city or suburbs.
9. Anything very dark, whether it’s a room with no light, very dark
paneling, very dark cabinets.
10. A deconstructionist-style exterior that dates a house. Classic designs
are in vogue, says Barbara DaVee of Beliard, Gordon & Partners.
11. Swimming pools. Having one limits your group of potential buyers, says Ron Wexler of RE/MAX South Suburban in Flossmoor.
12. Cheap choices in millwork, cabinetry, flooring or paint finishes.
“They’ll wonder then if the construction quality is also poor,” says Michael
Klein of Airoom Architects & Builders in Lincolnwood.
13. Layouts that may look impressive but are bad for living, such as too
many rooms or excessively large rooms. Most buyers prefer fewer but larger
rooms, says Bonnie Shepherd of Carroll homes.
14. A bad inspection report that scares sellers and could be anything from
a roof that needs to be replaced to a hot water heater that will soon need to
be replaced or the discovery of asbestos, says Susan Schreiber of the
Diamond/Schreiber Team of Coldwell Banker/Kahn on the North Shore.