Is it time to sell?

When Kate and Joe Solt Jr. tried to sell their Lehighton home late last year, they weren't sure what to expect. It had been two years since they previously tried to sell. At that time, several real estate agents had suggested the house might be worth less than what they owed.

"We couldn't even afford to put it on the market. We were very disappointed," said Kate Solt. "I heard good things about the market getting better, so we thought we'd try again."

Real estate agents were optimistic about selling their relatively new home in a quiet development. To the Solts' surprise, the house they had listed in September had an offer before the new year. They closed in January.

They weren't expecting to sell their house in less than four months, but their situation isn't unique. Homes sold through Carbon County real estate agents are now selling in an average of 126 days. That's identical to last year's home sales.

During the first four months of 2015, 112 homes were sold in Carbon County with an average sales price of $96,724. That's also comparable to last year's sales.

There are 348 residential listings in the county as of last week, of which approximately 20 are bank-owned foreclosures.

Who is buying?

"There are a lot of buyers out there looking, and there are a lot of people who are qualified to buy. It is a time to sell," said realtor Gail Christman, the owner and a broker of Gene Durigan Real Estate. "The only thing is that there's a lot of competition, and you have to be willing to price your house right and make sure it's in as good a condition as it can be."

She noted that the threat of rising interest rates, coupled with the increase in inventory in homes for sale, has led to a larger number of active home buyers.

That's a good thing for sellers since it means more potential eyes on their property. But with so many homes to choose from, buyers have become more selective and eager to negotiate.

The majority of home shoppers are first-time home buyers. Young buyers are seeking their first home, and some people who have rented for years are also looking at buying a home for the first time.

"Buyers who have rented for years have come to realize with today's lower interest rates, as well as the number of financing options available, that their mortgage payments are less than the rent they have been paying," said Christman.

She has also seen an increase in local families moving into larger homes, or moving to rural areas from more populated areas.

"We are not experiencing the influx from New York, New Jersey, and Philadelphia as we did five to 10 years ago, but there are Lehigh Valley buyers making the move," said Christman. "Carbon County is still a good destination."

Tips for sellers

Thanks to the competitive sellers market and more selective buyers, take steps to ensure that your home is ideally placed to improve its chances of selling.

First take an honest look at the property. What is it really worth to buyers? If the asking price is too high, you'll have fewer interested lookers.

"Price it to sell," said Christman. "Listen to the real estate professional who is listing your home. They are trying to make money too. If they do not price it right, it will not sell."

Appearance is also critical, both inside and out.

"Curb appeal of a home is extremely important," she said. "If a seller wants to have a buyer look at the home, the buyer must get inside. The only way to do that is to make the exterior look as perfect as you can afford to do."

She often recommends that sellers start by power washing siding and any decks. Clean up any clutter, trash or weeds outside the house as well it's a free way to instantly improve curb appeal.

Decluttering and cleaning should continue inside, said Christman.

"Declutter and get rid of stuff," she said. "Even packed, stacked boxes are better than stuff all over the attic, basement and everywhere.

Remove any obstacles in the house, and ensure that potential buyers can walk through the house easily.

Do a deep cleaning of the house. This might include washing windows, shampooing carpets, a good cleaning of the kitchen and bathroom and eliminating any potential sources of odor.

If you have the time and money, Christman noted that it's also a good idea to refresh any interior paint that might be faded, outdated or in need of repair.

Solt credits efforts to keep their house in showroom quality with successfully finding a buyer.

"We had a checklist. We knew that when there was a showing, we had to go through the house and make everything presentable," she said. "It was impossible to live like that most of the time."

On that checklist were several "silly things," like pulling the shower curtain closed, emptying trash cans, and generally straightening up the mess of everyday life. They went as far as removing evidence of their pet cat so as not to tarnish the home's status with a "cat room." The couple also repainted several rooms that were in need of a fresh look.

"We really planned the whole thing, and tried to see our house from someone else's perspective," said Solt, noting that she asked for feedback from honest friends and family members.

"It should be about the house, not the people living in it. You want the house to be as neutral as possible," she said. "You don't want them to focus on one thing, or a messy room, or your favorite sports team stuff. You want them to focus on the house."