As I've already posted before, we are being relocated, and the time in which we must be in our new town is approaching pretty quickly - we have about 6-7 weeks, and the moving company has to be given 4 weeks' notice. Renting in our new town will be almost impossible, since we have 5 animals, plus the relocation company covers a lot of features of the move if we buy in the new location, but covers considerably less if we rent.
The biggest (only?) hurdle to getting where we need to go and finding our new home is selling our house in an area that has a mostly-dead market (NOT Atlanta - that's where we're headed, not where we're selling). Luckily, we've actually had a lot of showings. Unluckily, they've all had the same complaint, and it's not something easily fixed.
It is a very nice house, built in the 1990s with lots of upgrades, and most of the showing feedback we get about the house is very positive. The problem appears to be the back-yard, which is sloped. We have done a lot of work on it, too. We have a patio, a small open deck, and a large screened deck with a cathedral ceiling (the decks are new two years ago). The yard itself is fenced, with a small flat area (big enough for the Little Tikes jungle-gym we have, but probably not for a swing-set), and then it slopes down for a few feet into a heavily wooded area that makes the lot very private. It's not a small backyard, but the flat, un-treed portion is very small.
We know nothing about landscaping (I love the garden, and that's my limit). We have already put four times 5-digits worth of improvements into the house that we will not be getting back, so spending more money isn't an option (the money just isn't there). What can we do without buying anything or hiring anyone to improve this situation? Do you think if we carved paths through the trees, it would be more attractive? Should we cut back all of the smaller trees and underbrush? Pull up the patio and make that yard? (It is not a large patio, but it would leave just enough room for a swing-set next to the house if we did that...) I'd hate to pull up the patio, though, unless it was going to sell the house, as I personally think it adds.
We really don't know where to go from here. We agree the yard is small for a family. This is the major reason our family always plays out front, where the yard is large, entirely level, and on a cul-de-sac, so not at all busy. But people don't seem open to that idea. Has anyone else been through this? We can "wait for the right buyer" for only so long before we have to go...
Price it to sell and it will sell...no sense in spending money especially when the typical buyer changes it up anyhow!!
Talk to your realtor. If the yard has a small level area, nothing you can do will make it bigger so it may not be worth your time/money to try to rearrange it. Ask the realtor what you should do. Perhaps you'll need to lower the price to make the backyard a bit more attractive to buyers, unfortunately.
What does your realtor say? My aunt has been in real estate for a long, long time and she always knows the right thing to do it seems! I would start there, presuming that you haven't already. Other than that, I'm afraid I don't have any other advice! Good luck!
Around here flat just about doesn't exist. Everyone knows how to make flat. My back yard is about as flat as you can get naturally but even it has a series of retaining walls.
I guess I am thinking they are just saying the yard isn't flat as a reason. I think we are conditioned to give some reason why we don't like what we don't want to buy. I just don't think you have found the right buyer. Just because the yard is the most commented on negative doesn't mean it is a huge negative.
Does that make sense?
Talk to your realitor and see what they say. You may just have to discount it what it will cost someone to put in retaining walls.
I didn't suggest you do it yourself because they are expensive and where you place them makes a big difference in where the usable flatland is. An inexpensive work around may be to put a three ft wall up beyond where the jungle gym is. Pretty much go out to where three ft is level with the area under the jungle gym, build the wall, fill with dirt and put mulch or whatever in the area so it doesn't look like you just did it. Even with bringing dirt in it shouldn't cost more than 400 dollars and it will show how the yard can be made level to fit a buyer's needs.
For the right buyer - they'll love your yard, slope and all.
Not everyone likes to be outside a lot (yard won't matter), and if it slopes away from the house - woo hoo! - excellent drainage (lot less chance of flooding)!
Leave the woods as they are (let who ever buys it decide) because not everyone wants paths through the trees and they are great noise absorbers.
The patio is a plus - leave it.
Put it on the market, but if it doesn't sell right away - consider renting it out till the market picks up.
I'm surprised your realtor hasn't handled this and discussed how she or he is going to pitch this house, sloped yard and all. You have a patio AND a very new deck AND a screened-in porch -- it sounds wonderful as it is. Is the realtor showing mostly to families with kids and animals, and their complain is "there isn't enough room for the kids/animals to run around that's flat"? If that's the case, your realtor really needs to get on the ball and start seeking out buyers who are going to be more interested in the patio, deck and porch -- good grief, you have a cathedral ceiling on a screened porch and that's not bringing folks in?! I would talk to the realtor right now and say, "Are you pitching this house at the right kinds of buyers? Is there something else that might be putting people off but they are using the sloped yard as an excuse to back off?"
I would not rip up the patio or make any changes because that will cost at a time you don't need extra expenses. I would expect the realtor to get more aggressive about finding buyers.
Also, is the realtor pitching the fact that this lot is very private? That would be a plus for many buyers.
Our yard is sloped, and it's never been an issue. In fact one selling point for us would be that we never get floods at our basement doors like some folks in the area do when there are heavy rains--the slope of the lot prevents it. And unless we're talking about a really steep slope here -- kids should not care about playing on a sloped yard.
honestly, what's the point in spending more $$$ when you could just lower the price? Price it to sell quick & don't waste your $$$ on something you will never be able to use. :) It's the quicker & more effective way to sell.
I also would not pull up the patio. Patios sell homes. People want outside spaces for entertaining.
To enhance the nature area of your home, I would pull out the underbrush. Spiff it up, & add some zen-like details.....a Madonna surrounded by annuals, some windchimes, a private seating space (bench...comfy chair & table). By creating an attractive sitting area, it may draw prospective buyers.... rather than repel them. :) An update, such as this, can be done for under $100 + one day of elbow grease!
Your realtor needs to step it up. I agree that is a negative, but she needs to 'sell' your front yard among other features.
If you have kids and most looking at your home have kids, play up the features.
You are right about cost. One thing I recall when Oprah was on, was how shocked she was by a landscaping bill for a home make over. I think the yard needed to be leveled.
Liv:
Sounds like you will have to either rent it out or sell to someone who appreciates the big yard even if it is sloped.
I would think of "tier" - my girl friend did that to her back yard and it SLOPES LIKE A SKI SLOPE...it cost her a pretty penny to do it.
Talk with your real estate agent and see what his/her ideas are on it. Other than that? rent it out until you can find the right buyer!!
GOOD LUCK!!
Ya know, in the real world--before Suburbia was the norm....houses had land on "normal, natural lots...slopes and all! It's called a "park-type" yard. Play up the "park-like" and "privacy" features. "Natural landscaping" and all that jazz.
You only need O. buyer.
Price your house right and the sale will happen!
Good luck!
I say lower the asking price to make it worth the buyers while...that way they might be more apt to look past the bad backyard space?
