Why try to tell a prospective buyer how your home could look when you can show them with just a few small repairs, some cleanup and a little redecorating?

Many times, buyers overestimate the costs of painting and repairs. We often refer to this as the `300/2000 rule.' This is the situation where by not spending $300 in minor repairs, the buyer will perceive $2,000 that they will have to spend and may offer much less for your home.

Showing your home to its best advantage will result in a faster sale at a higher price. So here are a few things you can do to enhance the sale of your home and facilitate the showing process.

1. An inviting exterior insures inspection of the interior. Keep your lawn trimmed and edged - the flowerbeds cultivated ' the yard free and clear of refuse. Paint gutters and downspouts. And don't forget about the front door. Make sure it is clean and inviting.

2. Faded walls and woodwork reduce appeal. A small investment in painting and perhaps replacing some faded out wallpaper will make your home look fresh and can return more in additional selling price.

3. A day with the carpenters. Loose door knobs, warped cabinet doors and drawers are noticed by prospective buyers. Have them fixed. Are your screens in good shape? What about the windows? Do they work well, or do they need attention? Minor flaws such as these can detract from your home's value.

4. Fix that faucet! Dripping water discolors sinks and implies faulty plumbing. Always make sure sinks and drains are clean and clear.

5. Dear to the heart is the kitchen. Clear countertops help give a feeling of spaciousness. And check all the appliances to make sure they are in good working order and sparkling clean.

6. Bathrooms help sell homes. Check and repair caulking around tubs and showers. Make the rooms sparkle. Enhance them with clean guest towels and bathmats as you would for a special guest.

7. Clean those closets. Clothes properly hung, shoes, hats and other articles neatly placed, will make your closets show that space is ample. Remove some clothing or other articles to make them look roomier.

8. Display the full value of your attic, garage and other storage space. All unnecessary articles should be removed. Perhaps now is the time to start packing some of those items, and have neatly stacked boxes instead of cluttered shelves and floors.

9. Let the sun shine in! Open drapes and curtains to show how cheerful and bright your home is. Lighten up your home additionally by cleaning all fixtures and installing new light bulbs of adequate wattage.

Here are several hints to keep in mind when your home is being presented to a prospective buyer.

10. 'Three's a crowd.' Avoid having too many people present during the showing. The prospect will feel like an intruder and will hurry through your home.

11. Can you see the light? Illumination is a welcome sign. For all showings make sure the lights are on throughout. The prospect will feel a glowing warmth otherwise hard to attain. Also, don't forget to open those drapes and let the natural light in.

12. Pets underfoot? While dog is 'man's best friend,' this is not the case when showing your home. Keep all pets out of the way, ideally out of the home. Pet odors sometimes unnoticed by those living in the home, can be a serious deterrent to potential buyers. And a little air freshener is sometimes advisable. Also please empty litter boxes.

13. Soft music is inviting. Have the intercom or stereo tuned to a station of soft background music. But turn off the television. It's too distracting.

14. Silence is golden. Be courteous but don't encourage conversation with the prospective buyers. They are there to tour your home.

15. In the shadows. We've found that showings are more effective if

'How's the market, Carol?' That's a question I hear frequently these days. A stock answer may be 'Oh, just great' - or 'We're really busy' - or 'We're moving inventory!' For more informative response, it helps me to know where the question is coming from. If he is a first-time buyer, he wants to know if now is a good time to buy and get a 'deal'. If he is a possible seller, he wants to know - 'Will I make or lose money, if I sell now?' In other words, is this a 'buyers market' or a 'sellers market'? We all want to 'buy low' and 'sell high'. Northeast Harris County is still inclined to be more favorable to the buyer because a strong inventory selections. Let's assume for today that you are in the potential sellers' seat. I'd like to give you some tips to help you 'sell high' for current market conditions.

1) Select an experienced REALTOR -with a productive firm- to market your home aggressively. This is no time to be a 'Do it yourselfer'. Make sure the person will use a wide variety of techniques to promote your home and expose it to as many potential buyers as possible. Think about what made you love your home, and use those points to recruit a new buyer.

2) Price your home well. As strange as it sounds, you need to restrain yourself from pricing the home too high. With a overpriced home, you are getting the wrong prospects into your home. The best time to sell a home is during the first sixty days. A new listing that is priced well creates excitement and is likely to generate multiple offers, driving the actual sales price up. This is almost always preferable to lowering the price several times later and watching it stagnate.

3) Make sure your home has good curb appeal. You have to get the prospects inside, and they may not even enter if the exterior looks shabby. Nothing beats a fresh coat of paint! And this is a great time to try for 'yard of the Month!' In wooded lots, you need to try to open up the view. Try 'lifting' your trees by removing scraggly low branches that obstruct the house view. Trim shrubs neatly. Plant some bright flowers. Fertilize the grass! You may want to power wash outside brick and driveway.

4) Become a 'Mr. and Mrs. Clean' on the inside. It has to show and smell fresh! Wash and clean everything! Use the white glove test! Scrub the grout on the ceramic tiles. Don't forget to wash the windows. And again, nothing beats fresh paint.

5) Get rid of clutter. Take a hint from model homes. They show well because they use a few well chosen furniture and accessory pieces. Yes, you have to hide the mail and dirty socks!

6) Consider incentives to attract a buyer. If you are leaving the area, could you throw in your country club membership? For a 'starter' home, could you offer to pay closing costs for the buyer? If the home has a pool, could you offer to leave the patio furniture? If you own the home free and clear, could you owner finance it for a buyer?

7) Get qualifying information on every prospect who makes an offer. It is not too much to request a letter of qualification from a lender as part of your negotiations. Your REALTOR can help with this.

8) Consider all offers. Rarely will a buyer make his best offer from the outset. So don't be offended if the offer seems low to you. Always provide a counter-offer to show willingness to negotiate. Keep your emotions under check, remembering that this is a business transaction for both of you. Look at what you will net from the sale, not just at the offered price. Your net is what counts! Again, your REALTOR can help you here.

I hope these tips help you get the price you want! Just remember, when this sale closes, you'll wear another hat, and you will want to 'buy low'!