***UPDATE*** The listing below ended up selling in 16 days for almost 98 percent of the original asking price...Not too shabby.

We’ve all heard that real estate is all about “location, location, location.” It’s true to a certain extent, but having a popular location really isn’t enough when it comes time to sell. It’s a finely-tuned combination of the following:

Location
Condition
Price
Exposure

• If the location and/or condition isn’t the best, you’ll need to offset things with a lower price.

• If the location is awesome, you’ll likely have good results (provided, of course, that the house’s condition is par for the course).

• If you’re priced competitively, you’ll be on the radar. If you’re overpriced, buyers and their agents won’t even find your home. They’ll be looking in the correct price range instead.

• Without exposure on the MLS, none of the above will be of much help. You’ll have very little exposure to where the buyers and their agents are looking. It’s not impossible to sell FSBO. It’s just very difficult to be found.

• And finally—If the first thing online that buyers and their agents see isn’t the best possible representation of your home, its features and its ambiance, I believe you’re missing out.

Yesterday I listed a home on Lexington’s southside. Wyndham Downs is pretty sweet location-wise. Think Clays Mill, outside Man-O-War. Right around the corner from Copperfield. In addition to having a great combination of public schools (Garden Springs, Beaumont, Dunbar), you’re really close to plenty of parks, sports fields, restaurants and shopping. This home comes with access to a private neighborhood pool. Big plus? It’s only three doors away from Waverly Park. This is huge.

But again—location isn’t enough.

We have it priced competitively. It’s condition is great. It’s on the MLS. But what I believe will ultimately separate it from the mix is the photography.

I spent two hours there shooting. I may be a bit obsessive, but I want my real estate photos to look like they should be in a magazine. Not just to show off the “bricks and sticks,” as they say. But instead, to present the soul of the home and its location.

Here are my favorites:

And just in case you’ve become just a tad bit curious about all the details of this home, you can find it HERE. Hope you like what I’ve done with the listing!

Thanks for stopping by!  -shaun