Why This Condo Is Still Sitting
One of my friends in the Midwest asked why their condo has not sold after 97 days on the market. They trusted a lifelong friend who is new to real estate and felt confident when that friend said the condo would sell quickly but the condo is not selling. Three price drops later and still no offers. Here is what I saw and what I advised.
What I Learned From Their Listing
I reviewed the online listing first. The photos were poor in quality and composition. All of the photos were shot on a phone without a wide angle lens. Key rooms were not shown well. A kitchen image was mostly a close up of the sink and countertop. A living room photo focused on carpet rather than the space. Twenty five total photos were uploaded and more than half were of the clubhouse located a long walk from the unit. Buyers shop with their eyes. If they cannot understand the layout or the scale of rooms they move on and this may explain why this condo is not selling.
Why Professional Photos Matter
Great photography brings light, scale, and flow to life. A pro will use a tripod, wide angle lens, careful angles, and balanced exposure. They will build a sequence that starts at the front door and guides the buyer through the home. Amenity photos should support the story of the condo not replace it. Lead with the condo. Support with the community.
Staging For The Likely Buyer
The unit had small appliances covering the kitchen counters which made a modest kitchen look tiny. Two large ottomans crowded the living room. Bathroom counters were full which read as no storage. Area rugs hid too much carpet and raised a question about condition. Patio furniture was oversized for the balcony. None of this is expensive to fix. Clear the counters. Remove extra pieces. Edit the rugs. Right size the balcony set. Then add simple staging that fits the expected buyer. A second floor walk up will likely attract a younger buyer. Use lighter pieces, clean lines, and simple color throughout that photographs well.
Pricing Facts To Request Today
Because I am not in their market I urged them to ask their agent for data. Average days on market for similar condos. A list of active competing units and how they compare. A list of every condo that sold since their listing went live with photos and terms. A summary of showings and feedback. If the only feedback is reduce the price then marketing may be the real problem as to why this condo is not selling. This information may enlighten you as to why your condo is not selling.
When The Agent Is A Friend
Mixing friendship and a first year agent can work but only with clear expectations. You can read more about this in my previous blog of Why Mixing Friends and Real Estate Rarely Ends Well. You deserve a preparation plan, a marketing calendar, weekly reporting, and strong advice. If that is not happening schedule a face to face meeting now. If your friend cannot deliver or you feel awkward pushing them, interview two experienced agents for a second opinion. Protect the friendship by separating roles if needed.
My Bottom Line
This condo does not have a pricing only problem. It has a presentation and marketing problem. Fix what buyers see. Stage for the audience. Lead with professional visuals and a clean story. Pair that with real market data to set a price that matches the experience you now present.
If you want similar feedback on your listing I am happy to review your photos and strategy. If you need a strong local real estate agent I can introduce you to a vetted professional in your market who will build a plan that sells.
