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Why your villa is not selling in Moraira

Tue, 30 Jan 2024 18:32:09 GMT

If your villa has been on the market in Moraira for months with little interest, the problem is rarely bad luck.

Overpricing against the comparable market

This is the most common reason. Sellers price their villa on what they spent, what a neighbor was asking, or what the listing portals show today. Buyers compare your property with recent sales of similar villas nearby, not with the optimistic asking prices sitting online. If your price sits well above that evidence, you will get fewer viewings, and the people who do come often already believe it is overpriced.

Weak photos and presentation

Most buyers decide whether to book a viewing from the first few photos. Dark rooms, cluttered terraces, and phone shots taken at awkward angles all send the same message: something is wrong. Presentation matters just as much on the day. Personal belongings, unfinished repairs and an overgrown pool area make it hard for a buyer to picture living there.

Targeting the wrong buyer

A villa in Moraira does not appeal to everyone in the same way. A large family house, a quiet hillside plot with sea views and a compact property close to the old town each attract different people, from northern European retirees to Spanish families and remote workers. If your marketing speaks to the wrong group, you pay for exposure that brings the wrong viewers. Decide who the likely buyer is before you choose the photos, the description and the price.

Too many agents and portals at different prices

When the same villa is listed by several agencies, at different prices, on different portals, buyers notice. They wonder why the price keeps changing and start to suspect a problem. Agents competing for the same listing also have less reason to push hard. One clear strategy, one agreed price and consistent information on every channel works far better.

Slow follow-up on inquiries

Buyers who enquire usually expect an answer within hours, not days. If a message sits unanswered, that buyer has often moved on to the next villa on their list. Set a simple process: reply the same day, offer specific viewing times, and keep a record of every inquiry so nothing gets lost.

Lack of local marketing

A listing that appears only on large international portals is easy to overlook. Local marketing still makes a real difference on the Costa Blanca. Expat communities, local networks and buyers already living nearby often make the strongest offers. Ask your agent what they will do beyond a portal listing, such as targeted social media, email to registered buyers and clear positioning around Moraira and the surrounding towns.

Practical tips to act on this month

1. Ask for a written valuation based on recent comparable sales, and go through the reasoning line by line.

2. Replace the photos with bright, well-composed images taken in daylight, and show the views.

3. Declutter, clean and fix small issues before the next viewing.

4. Work with one agent on one agreed price, and check that every portal shows the same information.

5. Reply to every inquiry on the same day.

6. Review progress after four to six weeks, and adjust the price early rather than late.

If your villa is not moving, an honest second opinion can save you months. I am happy to walk through the comparable sales for your property with you, with no pressure and no obligation.

Your asking price is not your wish price

Tue, 30 Jan 2024 18:32:09 GMT

Almost every seller on the Costa Blanca wants the same thing: the highest possible price for their villa. I understand that completely. Your home is where you have lived, where you have made memories, and often where you have invested years of savings. But the price you hope for and the price a buyer will actually pay are two different numbers, and the gap between them is where most sales go wrong.

Why the asking price matters more than you think

When a villa comes to market, buyers and their agents compare it with similar properties nearby. They look at recent sales, not at the optimistic prices on other listings. If your asking price sits well above what the market supports, your villa gets fewer viewings, and the ones it does get are often from people who already believe it is overpriced. Over time, that silence tells the market there is a problem with the house or the price.

Time on the market also has a cost. Buyers start asking why the villa has not sold yet. Each price reduction after a long wait makes the next offer weaker, because people assume there is more room to negotiate and that the seller is under pressure.

How to set a realistic asking price

Start with evidence, not hope. A good valuation looks at:

• Recent sales of comparable villas in the same area, not just current listing prices

• The size, plot, views, orientation, and condition of your property compared with those sales

• Current demand for your type of property in your part of the coast

• Your timing, and whether you need to sell quickly or can afford to wait

I prepare a written valuation for every seller I work with and explain the reasoning line by line. If the number is lower than you hoped, I show you exactly where the difference comes from. Some owners are surprised by it. Most appreciate knowing what buyers will actually see when they walk through the door.

The difference between wish price and market price

Your wish price is tied to what you have put into the property, what you think it is worth to you, and what a neighbor may have said about their sale. None of that is useless, but none of it is what a buyer pays. Market price is what a willing buyer and a willing seller agree on, based on current conditions.

Pricing slightly above the market can make sense in some cases, such as a unique property with strong demand. But it should be a deliberate strategy with a clear plan to adjust, not a guess.

Practical steps before you list

1. Get a valuation from an agent who shows you the comparable sales.

2. Decide your minimum acceptable price before the first viewing.

3. Prepare the property so it shows at its best, because presentation supports price.

4. Set a review date, usually four to six weeks after listing, to look at feedback and adjust if needed.

A realistic price from the start often attracts the most serious buyers, and serious buyers are what sell a villa.

Ready to talk through the numbers?

If you are thinking about selling and want an honest view of what your villa can achieve, I would be glad to help. Request a free valuation and we can go through the comparable sales together, with no pressure and no obligation.

3 mistakes sellers make on the Costa Blanca

Mon, 28 Mar 2022 17:32:09 GMT

Over the years, the same three mistakes have cost Costa Blanca homeowners months on the market and, in many cases, a lower final price. I as a real estate agent on the Costa Blanca North, and these are the errors I see most often. Each one is avoidable if you know what to look for before you list.

1. Pricing on emotion

Your villa is full of memories, and it is natural to want a price that reflects them. But buyers do not pay for memories. They pay for what a comparable property is worth today. When the asking price is driven by what you spent on the pool, or by what you need to fund your retirement, it tends to drift away from the market. Overpriced villas get fewer viewings, and after a few months the price cut that follows makes every later offer weaker. Start with recent sales of similar villas nearby, and ask your agent to explain the valuation line by line.

2. Listing with many agents and no strategy

It can feel safer to give your villa to several agencies at once. In practice, it often confuses buyers. The same property appears at different prices, with different photos and different descriptions, and buyers start to wonder what is wrong with it. Agents competing for the same listing also have little reason to invest time in marketing it. Choose one agent with a clear plan: an agreed price, professional photos, a defined marketing budget and one consistent listing on every portal.

3. Not preparing the paperwork

Nothing slows a sale down like missing documents. Buyers and their lawyers will ask for proof of ownership and property details early, and a deal can stall for weeks if something is missing. Before you list, gather the essentials:

• Cédula de habitabilidad, where it applies to your property.

• IBI receipts, showing the annual property tax is paid up to date.

• The energy performance certificate for the villa.

• A nota simple from the Land Registry, showing the owner and any charges on the property.

A good agent will check these documents with you before the first viewing, not after an offer has been accepted. Ask your lawyer to confirm which certificates apply to your villa, because the requirements can depend on the property and the transaction.

Practical tips for your next step

1. Ask for a written valuation based on recent comparable sales, and read the reasoning line by line.

2. Collect your documents before you list, so a buyer never has to wait for them.

3. Choose one agent, one agreed price and one set of photos for every channel.

4. Set a review date four to six weeks after listing, and adjust early if the feedback points to price.

If you are thinking about selling and want a clear, honest view of your options, I would be glad to help.