Selling your property Vacant VS occupied

When you have the option of selling a home vacant or occupied, it makes sense to consider which would be more advantageous. Which is easier, which is fastest, which gives the best return.

Most people believe that selling a home vacant is easier than selling one occupied, but you may be surprised to find out that an occupied home is often better selling.

As I understand the advantages and disadvantages to both, I actually find that it is just as easy to sell a home that is vacant as it is if it is occupied, with a few exceptions.

 Some common reasons why a home needs to be sold vacant include:

• The seller has bought another home, and it was more convenient to move before selling.
• The home was a rental property.
• The owner has been relocated.
• The sale is an estate sale.
• The home is new construction.

1. The home is easier to show. 

Without occupants, there is no need for a buyers agent to schedule a time to show the home. The agent can just head over and use the lock box to access the home at their convenience. As a Real Estate agent, I love showing vacant properties. Buyers can take as much time in them as they like, and after showing multiple houses, these homes can be viewed again easily if the buyer wishes.  As an agent I often have multiple homes to show and a vacant home can easily be schedule whenever it’s convenient.

Buyers or agents don’t have to worry about showing up late or early. Vacant homes are generally the ones I start or end showing with. Other agents also believe  that a home is vacant could even increase the amount of showings you get. 

2. You don’t have to constantly clean your home.

A difficult part of living in a home that you are showing  is keeping it clean and spotless. Only very few people are able to live day today without being a little messy. From spilled drinks to tracked in dirt, dirty bathrooms to sinks full of dishes, there are so many cleaning tasks to keep up with when you are living in a home you are selling.

3. Many buyer’s have an easier time seeing a clean slate.

While not the case for everyone, there are a large percentage of buyers who have a much easier time picturing their own things in a vacant home. Homes that are cluttered tend to turn off these kind of people easily. 

4. You don’t need to stop your life when an agent needs to show your home.

Even if you are fully dedicated and committed to closing a sale, it can still be annoying to have to interrupt your day and open up your home for buyers  

1. Vacant homes feel vacant.

Part of the appeal of a home is its warmth and coziness. But when no one is living there, a home will tend to look hollow and empty. You can always hire someone to stage the home using props, but that is an extra cost that you may not want to incur. Surprisingly, at times, vacant homes tend to feel smaller.

While many buyers enjoy seeing a clean slate, there are also many who prefer the exact opposite. Some buyers want to look at how the current owner has placed furniture in a room so they can copy them. 

2. Vacant homes show blemishes

When homes are vacant it is easier to see far more of the blemishes as well. It could be simple things such as nicks and dents on floors and walls. 

3. Vacant homes attract crime.

Vacant homes are appealing to vandals and criminals because there is no one watching over them. Your vacant home could be vandalized, broken into, or even become the site of a squatter camp if left alone for too long. 

4. Vacant houses can signal urgency.

When a home is vacant, quite often it is assumed by home buyers that there is a level of urgency on the seller’s part. A fairly significant percentage of the time the assumption is correct. On many occasions the owner may have already purchased another home and is carrying two mortgages. The owner of course might be paying taxes, insurance and maintenance on multiple properties as well.

5. Vacant homes might require special insurance.

There are many insurance companies that do not treat occupied homes and vacant homes in the same fashion. Always check with and notify your insurance carrier, when selling a vacant home, to verify you are properly covered.  

1. Your home won’t be as attractive to criminals.

People who want to burglarize or vandalize a home are looking for easy targets. When you are living in the home, it is no longer as desirable to criminals. 

2. Occupied homes show better.

A home tends to show better when it is occupied for a variety of reasons. Buyers do not have to imagine what the home will look like with furniture because your furniture is already in the home. Buyers also like the feel of a home that has people in it.

3. You can handle emergencies.

One of the problems with leaving your home vacant is that you are not aware of when things go wrong – like when a water pipe bursts. But when you are living in the home you can see issues as they arise and address those problems quickly.

Problems I have seen in vacant homes, furnaces not working, lights burn out, smoke detectors chirping (I have shown a home where 3 smoke detectors were chirping because of low batteries.), and the list  goes on. 

4. You don’t have to pay utilities at two separate residences.

The home you are selling needs to have its utilities on, even if you are not living there. That means you will have to pay utilities at your current residence and your home for sale if you are not occupying it. By staying in the home, you avoid paying duplicate bills. 

1. You have to keep it clean.

If you are living in the home you are selling; it is critical that you keep the home clean and tidy. 

Dirt, messy rooms, strong odors of pets and other similar issues must be dealt with every time you are going to show, which can be hard for some owners.

2. Sellers cleanliness and other issues are obvious.

If there are large-scale cleanliness issues, these cannot be hidden from potential buyers, and is going to dive down the price of the home considerably. These issues can be hording, excess pets, or just living a messy and cluttered lifestyle.

3. You will have to leave for showings.

Your real estate agent will ask that you leave for each showing. The more showings, the more often you will need to interrupt your schedule to accommodate potential buyers.

1. Alert the local police department that your home is vacant. Hopefully, they will keep a closer eye on your home.

2. Let your neighbors and friends know you are selling and are no longer there. Just another set of eyes to be on the lookout for trouble.

3. Take extra precautions and install good locks preferably with dead bolts.

4. You might also want to consider installing a security system or to install home monitoring equipment that allows you to view the interior and exterior remotely. The cost and availability of these items have come down drastically over the last few years. 

5. It is also a good idea to have some lights on timers to make the home look occupied.

6. Keep up the exterior of your home. You want to make sure your home doesn’t look like you don’t care.

7. Try to keep the home seasonable cool or warm if possible.

As you can see there are advantages and disadvantages to selling vacant or occupied home. As a skilled real estate agent, I provide solid guidance on selling your home no matter how you decide to sell.

My focus  always is that you get the most for your home and the process is as easy as possible