This blog is fundamentally about helping owners of midcentury and vintage homes find the products and services they need to renovate, refurbish, remodel and decorate in a style that is sympathetic to their house’s original style. It’s for folks who want to be in these house. But sometimes, yes, we must move out of the house we love. Fairly regularly, I get the question, more or less stated:
How can I sell my midcentury home — with all its lovely original features — when real estate agents seem to be telling me that what buyers want today are new kitchens, new bathrooms, granite countertops and neutral decor?
I’ve written before about what I think to look for, when buying a midcentury house. But to help answer the question about preparing to sell, I turned to three real estate agents who specialize in selling midcentury homes — modern and modest alike. The agents are in different parts of the country: Martie Lieberman in Sarasota, Florida… Robert Searcy in Houston, Texas… and Alyssa Starelli in Portland, Oregon… for their opinions. They did a great job with my open-ended question. Read on… and then we’d love to hear what readers think — especially if you have recent experience as a seller, or a buyer of an original condition midcentury home.
Specialists in midcentury real estate offer advice on how to prepare to sell
Martie Lieberman, Sarasota, Florida:
“Help buyers fall in love with the original features that drew you to the home in the first place.”
First up, I checked with Martie Lieberman, who I know from visiting the Sarasota area several times over the past two years. DH and I have been poking around, looking at snowbird condos to maybe purchase when we get closer to retirement. Martie’s website is ModernSarasota.com. I knew she would have thoughtful advice. Here’s what Martie has to say:
Question: How do I sell my mid-century house, especially MY HOUSE, with all its wonderful, original features? As a Realtor who specializes in mid-century and unique architecture in Sarasota, Florida, I get asked this question a lot. My answer: Help buyers fall in love with the original features that drew you to the home in the first place.
Here is how to do it:.#1: Hire a Realtor that is experienced in working with mid-century or unique properties. Why? Because 9 out of 10 buyers find their own properties online now, but the websites those buyers use are still fed by the Realtor’s MLS system. So get it listed for the maximum possible exposure and reach more qualified buyers. Those interested enough to see your house will call their Realtor or yours, wanting to see it. It’s about numbers. The more people interested, the more offers, and the highest possible sales price..#2: Hire a professional photographer. To find the best in your area, check out the high-end real estate listings, and look for the photography that shows good composition, good lighting, true color, and a sense of what is important. You’ll usually find the photographer’s website listed on the virtual tour or slideshow. For a very dramatic effect, ask your Realtor to arrange for a “dusk” photography shoot, like I did for this property. Ask for as many photographs as possible, and don’t forget the details, such as kitchen features, bathrooms, storage, closets, etc. Have a slide-show or virtual tour made that tells a complete visual story about your mid-century house and all its best bits. Don’t forget to have your Realtor post a video on YouTube..#3: Clear out all excess stuff from closets, bathrooms, bedrooms, kitchen, every room. Put things in storage temporarily, if you have to. When in doubt, remove. Less is definitely more in photos. Get to the bare bones of your house..#4 Get your house inspected by a licensed real estate inspector. Understand what your buyer will find out, so you are ready to negotiate a fair price, or get things fixed before you sell..#5 Have your house appraised. Most people get a free opinion from area Realtors, but if you really want to know what your property is worth, especially if your buyer is likely to get a loan, you will want to have this information..#6 Make your house available for showings within an hour, but only to qualified buyers. Make sure your Realtor understands this rule, and says “no” to looky-loos. Have Open House dates scheduled so unqualified buyers, looky-loos and people seeking decorating tips can come see your house and tell their buyer friends all about it. But when qualified buyers are ready to see your house, open up and let them in so they can fall in love with your amazing house..Good luck and have fun!
Robert Searcy, Houston, Texas:
“…One person’s lack of updates is a mid-century enthusiast’s vintage details intact and unspoiled. If you have an agent that understands this, you start out ahead of the game.”
First off, the basics still apply, the house has to be clean, minor things need to be fixed, de-cluttered, etc. Sometimes a little bit of neutralizing things & making the colors a little less personal still helps too, even with mid-century homes..The first recommendation I would make is research to see if there are any agents in your city that specialize or are particularly knowledgeable about mid-century modern or ranch styles. They are more likely to have sympathetic buyers because if any are moving, they may have researched and found that same agent. They will also have a better idea of what to promote in verbiage and photographs. I often times see very experienced and competent agents who just don’t have to be well versed in mid-century, fail to talk about the things that appeal to the mid-century niche market. I have often said that one person’s lack of updates is a mid-century enthusiasts vintage details intact and unspoiled. If you have an agent that understands this, you start out ahead of the game..If you don’t have a mid-century specialists in your city, then you may have to educate and monitor your agent a bit more. Make sure you review the wording and pictures that will be posted on the local MLS to insure the focus has been placed on your vintage home’s true assets. Often times descriptions of perfect condition original homes include: “Needs updating” or “fixer upper” and comments along those lines. They fail to focus on architectural elements that are appealing to mid-century buyers, such as poured in place terrazzo, roman brick, cove lighting, floating cabinetry, clerestory windows and other elements common to the period that are sought after. I have seen the architectural details that are important to mid-century buyers that you would think would be more obvious, like skylight bathrooms or atriums, also fail to get mention in the description in favor of phrases like “ready for your remodeling touches” or “bring your contractor and your imagination.” Or the worst one we have here in Houston, “great building site.” Pay attention to what your agent is saying about your home..I would also recommend googling around to find any message boards that might have real estate sections targeting mid-century modern and ranch house buyers. A couple of examples include lottaliving.com, which has a free real estate posting site. Something as mundane as keeping it on craigslist can help too. If someone is moving to your city and is interested in a mid-century home, they may google “mid century modern or “atomic ranch” and if you have terms like that in your listing, it can pop up. If you have a local message board about architecture or something along those lines, check those out as well. Dig for any resources on line. And if it is a really fabulous house, then send it to Pam so we can ALL see it!
Thank you, Robert. You are a good marketer, making me feel all special-like by reminding all your real estate colleagues to send me their hot hotter hottest time capsule photos, stat! Yes: Help get the word out. I especially am grateful for the permission to feature these photos so that we can archive them for all to see for years to come. Readers, Robert has a blog, too, check it out.
Alyssa Starelli, Portland, Oregon:
“… The good news is that there are always buyers like us, those who really ‘get’ it…. Instead of remodeling for quick sale, focus on the items every buyer and appraiser wants to see — well working ‘mechanicals’.”
Finally, I asked Alyssa Starelli to share her experience. I met AlyStar when I visited Portland a few years. She is also a regular commenter on the blog. I love her homepage which underscores, like we do here: “Whether it be granny… or modern… it’s midcentury, and we love it!” Aly’s take on our question:
I hear this question quite a bit, the good news is that there are always buyers like us, those who really ‘get’ it. They see the quality of original materials, the beauty of period design, and ultimately if you’re willing to wait to find the right buyer, you will find them. Heck, maybe you’ll entice them with those buzz words ‘mid-century, vintage, original or retro’!.But, many realtors don’t want to wait, or work hard for their commission. They will come up with a bevy of reasons why you should modernize your home to reach a larger market, and sure, logically they’re right, everyone loves flipper beige, right? Or wait, maybe they’re wrong…!!.From my experience, you might even detract the right buyer by a haphazard, low-end remodel. What you will definitely do, is remove the opportunity for the purchaser to remodel (or not) in his or her own taste, and they will feel as they are paying through the nose for that slab of new granite they didn’t want in the first place. It will affect negotiations, and you may not see a return on those funds at all. [Note from Pam: See my cautionary story about remodeling ROI that the home remodeling industry tries to obfuscate, “Remodel and watch your ‘investment’ plunge.”].So instead of remodeling for quick sale, focus on the items every buyer and appraiser wants to see — well working ‘mechanicals’. No realtor or buyer can balk at a new roof, a recently inspected well-running furnace, updated electrical panel, unobstructed sewer line, oil tank decommissioning, extra insulation, radon mitigation, upgraded plumbing, storm windows, etc. If you spend money on a kitchen remodel, but your sewer line is bad, you are going to be woefully surprised by the double whammy you experience in inspection negotiation — that new kitchen suddenly doesn’t mean a thing! The same money could have been used towards something necessary, but now it’s lost in the cosmetic. Ouch..Though a ‘buyer in love’ will buy a house dirty or clean, if you’re the detailed sort and want the most for your realtor dollars, take a look around your house — spruce up, declutter, and de-grannify! If things are falling apart, fix them! If there’s dry rot, cure it! If the paneling needs oiling, get buffing. If the Formica has popped up, glue it down. Prove to the buyers that this house is amazing vintage or new! Safely scrub, bleach, re-grout, paint (not the paneling!). Then after all that, if a realtor can’t sell that house, it’s the price that is the problem, not the house. Price cures EVERYTHING!
What do you think, readers,
about the advice from Martie, Robert and Alyssa?
*
Do you have your own advice to share —
learned from selling, or buying, a midcentury house
with lots of intact original features?
Martie Lieberman says
Thanks for letting me participate in this fun and informative conversation, Pam. Love your website!
Martie
Susan Rissover says
Hi Pam – I love this article and everyone’s recommendations. I just walked through an original 1955 quad level and (hopefully) talked the owner out of doing any ‘updates’ to put the home on the market. Updated mechanics = good. Updated bathrooms = not. As Cincinnati’s midcentury Realtor, I take it one step further with my listings and always meet the appraisers at the property. In order for a buyer to get a loan, the house needs to appraise. Not only do a lot of other agents ‘not get it,’ but a lot of appraisers don’t either. I always chat them up about how original features are so desirable in midcentury homes and try to educate them with articles and information. I will add this post to the information that I present to them. Thanks for helping to spread the good word!
-Susan
JKM says
Timely article with excellent information! We were just shown a house a couple days ago in a neighborhood full of spacious MCM homes on large lots in a very sought-after area, one of which was recently featured in Atomic Ranch magazine. We’ve always loved the area and were excited to see the house but were wary because the listing mentioned over and over again about how it had just been updated. The previous owners had updated it alright – and ruined it in the process. Oak cabinetry, granite countertops, travertine baths with glass vessel sinks, scraped hardwoods and every possible current design cliche plus a few from the ’80’s like glass block – blech. All this in a sleek, rambling 1955 soft contemporary. Because of all this, we were reminded the seller’s price was firm and I’m afraid we insulted the listing agent and we and our agent walked through discussing all the things that’d have to be ripped out and how much it would cost to do it – in other words, what needed to be done to return it to what it probably looked like before. Had they simply left it alone…or at least been sympathetic to the overall style. So sad.
pam kueber says
Yup. It’s good the listing agent heard what you had to say.
Toni says
Great article with good information. DH and I have done remodeling in our mid century home on the mid/mod route by blending the modern to the mid century. It streamlines really well. When our home goes on the block next summer, I will definitely look for a realtor who is familiar in the mid century. But, I have decided that if a buyer objects to the look of my kitchen (and it is the only objection to purchasing the house) I’ll deconstruct myself and give them a credit. I love my mid century kitchen and would not change a thing about it!!!
Again, a terrific and insightful article.
Jay says
Pam, glad to see you included insight from Ms. Starelli. I came across her ad in a copy of Atomic Ranch several years ago and just for fun I periodically check her website to look at all the pictures of MCM homes. I always dream up the perfect house that includes all the different details I see and like. Great post!
clayannie says
I have been enjoying this sight for a year and have been developing a love for mid century.I have just sold a beautiful Victorian home and was looking for a 1940’s-60’s home. In my area (Hudson Valley,NY) fixer uppers in my price range are generally something you don’t want to even look inside. But……I just made an offer and it was accepted on a 1960 ranch with little to no updating. I Love it!! The listing had no picture and was described as “a very tired ranch needing attention.”
No mention of the stone exterior, wall height stone fireplace, a pink AND blue bathroom, walnut kitchen, original chandeliers, hardwood under the carpet, and a pond in the back yard….lucky for me. If all goes well I am sure I will be using this sight and all the great input during renovation.
eartha Kitsch says
Great advice! The Mister and I live in fear that one day, when we have to sell our house, someone will buy it who will gut it and we’ll feel like we’ve let someone kill it off. It would just break our hearts. If only the market for vintage homes were so good that we could make sure that someone gets it who will appreciate every ounce of it. I imagine it’s going to be a gamble. When we found our house, our agent told us that she knew that we were going to love it because “it’s so vintage that it makes me want to throw up.” <—that's what she said. Many realtors definitely don't get it. When we closed on it, she brought us a vintage lamp as a gift that she picked out of her Mom's trash pile. : ) I can't say that I'd use her to sell our home. Even though she's a lovely person and we have history with her, she just doesn't "get" vintage home love.
I think that after looking at so many houses in my time, my main advice for any home (vintage or not) is to seriously declutter. Even if you have to rent a storage pod and send half of your stuff away. Remove all personal things like family photos and all of the crazy clutter that we keep on our refrigerators. Make your house pleasant and neat and very easy for someone to be able to imagine themselves living in. As long as they can imagine YOU living there, they'll have a harder time imagining * themselves* there.
If buyers have to look at your old toothbrush, tampons and photos of your kids, they'll be thinking about YOU and not them. If you've ever rented a vacation cottage or condo – that's the idea. Make your place spotless and charming and comfortable but not personal to only you.
And whatever you do, don't stay at home for showings or open houses. This makes buyers feel really uncomfortable. And don't park out front and watch. : )
TappanTrailerTami says
Eartha, now THAT is truly funny! ….. “it’s so vintage that it makes me want to throw up.”
Diana says
Yes, I’m having a good chuckle about that as well. And the gift from her mom’s trash pile! This is a great discussion but I was truly getting depressed reading about all the gutting going on even though I know it to be absolutely true!
Patty says
Good points. They also may not like your dog, cat, or children’s room. If you can neutralize those things, that’s good too.
Jack LeVine says
Oh my Pam (and Martie and Alyssa and Robert)… you’ve said it so well. Here in Las Vegas the flippers have taken control and are destroying our stock of mid mod. We’re just starting to see a sprinkling of “equity sellers” venturing back into the market. I’ve got tons of buyers for “the more original the better” and all the flippers are targeting the wrong market!
I’m going to steal the whole article – which is infinitely easier than getting over the writer’s block that has plagued me for a year. Yes, Pam, I’m still fighting the good fight here in Las Vegas. Cheers!
NINA462 says
Great conversation. When I was looking for a ranch house, my realtor thought I wanted a smaller condo like home. I came from a condo townhome and said “never again”. We went to a few ranches but he still didn’t get what I wanted/needed. I ended up looking online myself and then asking him to get me inside the door. – which he did. So, you have to work with the realtor when searching, but you have to do some of the searching yourself.
Your buyer will be there – heck, I’d consider your house if I lived in your neighborhood and were looking. 🙂 good luck on your upcoming sale –
Lauryn says
Great post. Like so many things, it’s all about education. I’ve read more than a few comments on this blog about people who were “converted” after learning more about mid-century style. Having real estate agents educated and able to recognize the beauty (and value) of original features would go a long way towards preserving these homes (never mind keeping perfectly fine building material out of the landfill).