The sun will always rise in the east and set in the west on Atoka Oklahoma Ranches. All people will someday die and, as long as you make a certain amount of money, you’ll always pay taxes. There are some things in life we cannot change, no matter how much we wish otherwise.

Real estate, too, has its immutable laws and there are three very important ones you should pay attention to as you get ready to put your Atoka Oklahoma Ranch on the market.

1. No, your ranch in need of repair won’t be popular, unless you price it at rock bottom

Unless you absolutely cannot afford to fix what’s broken on your ranch, making repairs is a must. At least if you want to make the most money possible.

Don’t make repairs and your ranch is like chum in shark-infested waters. The buyers most attracted will be investors who won’t pay you anywhere near what you hope to make.

Even a home in need of minor repairs – dripping faucets, ratty carpet, walls in need of patching – loses perceived value. Right now, the majority of homebuyers are millennials and a recent National Association of Realtors study finds that these buyers neither have the money nor the desire to make repairs after they purchase a home.

“They want to cook in that kitchen from day one and entertain in the backyard that very weekend,” according to Consumer Report’s Dan DiClerico.

Want to make a profit when you sell your Atoka Oklahoma ranch? Fix any thing that needs it.

2.  Overprice your Atoka Oklahoma ranch and it will stay on the market longer and, trust us, you won’t like the offers you get on it

It’s truly a wakeup-call for many property owners when they learn that, no, they don’t determine what their ranches are worth. Property buyers do and, ultimately, the lender’s appraiser will.

Property buyers today are savvy enough to have either researched market values in your area or had their real estate agent do it for them. A higher-than-market-value price then, isn’t fooling anyone.

Often, a property owner’s rationale for overpricing is to leave “wiggle room” for negotiations. The problem with this tactic is that buyers who can afford what your ranch is actually worth won’t even see your listing. Your listing will appear in the MLS adjacent to Atoka Oklahoma ranches that are larger, newer or better-maintained.

Thus, you’ll have few potential buyers to negotiate with.

Now, suppose someone does offer what you’re asking. What are the chances that the appraiser will come up with an inflated value for your ranch? Slim to none, actually. So, to keep the buyer, or attract another, you’ll need to lower the price to where it should have been in the beginning.

3. Signs don’t sell ranches, marketing does

Yes, that’s a nifty for-sale sign in your front yard and, yes, those full-color fliers are attractive. But it takes a lot more to sell a ranch than an MLS listing, a sign and a lockbox. 

And, even though right now buyers are lining up for certain types of properties, homes in good condition in decent areas, you won’t get top dollar for yours if it isn’t marketed properly.

When you list your ranch with a real estate agent like, Karen Lee with Red River Realty and Auction, you get an experienced marketing professional who understands how to reach and connect buyers with ranches they’ll love!

The internet has changed just about everything when it comes to ranch sales. The biggest change, however, is that potential buyers can and do begin their ranch search from the comfort of their homes or offices. 

They’ll surf the internet, both real estate brokerage sites and the big real estate aggregators, poring over listings of ranches in the areas in which they want to live.

Before you choose a real estate agent to work for you, ask the 5 most important questions to find the best real estate agent in Southern Oklahoma to sell your ranch.

And, while it is your agent’s responsibility to market your ranch, it’s you who bears the responsibility of giving that agent something to work with.

Ensure that both the exterior and the interior are captivating enough that when potential buyers view photos of the ranch online, they’re compelled to want to tour it.

In eye-tracking studies, “We find that the photo is overwhelmingly viewed first,” according to Michael Seiler, founder of the Institute for Behavioral and Experimental Real Estate at Old Dominion University in Virginia.  Karen Lee with Red River Realty and Auction goes the extra mile to get the best shots and creates videos that tell the story of each property she lists and sells.  
Video Examples:
          1.  Drone Footage: 160 Acres for Sale, Atoka County, OK
          2.  Professional Photos: 160 Acres & Farmhouse for Sale Atoka, OK
          3.  Facebook Short Videos: This Castle Could be Yours!
                Tishomingo, OK

In the age of technology, the basics of readying a ranch for the market – decluttering, deep cleaning and increasing its curb appeal – are no longer choices, they are necessities. At least if you hope to get the most money possible when the ranch sells.

Making needed repairs and properly readying your ranch for the market will increase its perceived value. Pricing it competitively will help it sell quickly. It’s like hitting the trifecta!