You do not need an exclusive buyer’s agent to help you find houses for sale. There are countless websites that can show you what’s available. However, the real value of hiring a local real estate professional lies in their ability to provide expert insights and tips, helping you to sort out the duds before you spend an hour of your weekend going to see them.
The Common Search Mistake
One of the most frequent mistakes consumers make when setting up an MLS search (or using platforms like Zillow or Realtor.com) is setting search criteria that are either too broad or too restrictive. The goal of a well-constructed search is to gradually narrow down to properties that fit your specific needs. Poorly designed searches, on the other hand, either produce too few results or repeatedly surface unsuitable options.
Crafting a Thoughtful Search
Setting up an effective search requires careful consideration. While location is a critical factor, it’s not the only one. Buyers need to balance three primary variables to find the right property:
Location + Size + Condition (with some variation for charm/style) = Price
- Location: This is permanent and cannot be changed.
- Size: Altering the size of a property is often costly and sometimes impossible.
- Condition: This is the most flexible variable, as it will inevitably change over time.
Start with Location
A smart buyer begins by identifying suitable locations. Consider factors such as your commute, walking routes, shopping habits, nighttime safety, and the overall quietness of the area. Flexibility in location often translates to more options. This doesn’t mean you should compromise and move to an undesirable neighborhood—instead, explore neighborhoods that meet your needs by spending time in them. This could include towns, groups of towns, or areas within a specific distance from work, mass transit, your church, or other key destinations.
Next, Evaluate Size and Condition
Once you’ve pinpointed your preferred area(s), balance the variables of size and condition. A home in the “best” location might be too small or require extensive renovations. In such cases, exploring slightly less optimal locations may offer properties with more space or in better condition.
Determining Size
Decide on the minimum size of a property you’d consider. Be prepared for some trial and error, as square footage on listing sheets can vary. Start by subtracting about 100 square feet from what you think you need and adjust as you view properties and refine your understanding.
Assessing Condition
While “good condition” isn’t a direct search criterion, you can use filters such as property age or specific keywords. For instance, searching for “kitchen” can highlight listings with renovated kitchens, while “yard” can draw attention to homes with great outdoor spaces. Keywords like “renovated” or “modernized” can also help identify homes with recent updates.
Diversify Your Searches
Your search doesn’t need to be one-size-fits-all. It’s perfectly reasonable to run multiple searches tailored to different locations, property types, or price ranges. For example, you might look for condos in one area while searching for houses in another.
The Power of Online Tools
The beauty of today’s online search tools is that they cost nothing but time and focus. With a bit of effort, you can create searches that yield strong options aligned with your priorities. A thoughtfully set up search not only saves time but also ensures you’re making informed decisions.
House hunting can be an exciting journey when approached strategically. By balancing location, size, and condition, and leveraging the flexibility of modern search tools, you can focus your energy on properties that truly fit your needs. Whether you work with a real estate professional or manage the search on your own, thoughtful planning will make all the difference. Remember, a smart search isn’t about finding every home—it’s about finding the right one.