Land prices and standard land value and tips for land search

How do I recognize the good agents, or by which criteria can I distinguish the quality agent from the sleepyhead?

Positively, this is harder to put into words. Negatively, however, one can quite well identify typical signs of sleepyhead agents, which of course do not all have to occur together: he has no clear line in his portfolio, i.e., the overall view of his current offers can kindly be described as a "hodgepodge" # he has never heard of Home Staging and doesn't even rake in the beer cans thrown over the fence from the lawn before photographing the garden # even a photography layman can tell from his pictures that they were taken with a disposable camera # among his favorite phrases is "everything is possible" # in short: his exposés are loveless shabby portraits that do not differ "qualitatively" much from those of foreclosure properties. Not seldom, these types appear as if a washed-up private detective constantly on the run from the bailiff on TV had borrowed a savings bank employee’s suit. In short: imagine Georg Wilsberg had an unpleasant brother with a Ford Mondeo. Preferably with that mustache, like the one that belonged to the service rank badge of police sergeants in the era of mustard-yellow uniform shirts ;-)

Positively, this is harder to put into words. Negatively, however, one can quite well name typical characteristics of sleepyhead brokers, who of course do not all have to coincide: he has no clear line in his portfolio, i.e. the overall view of his current offers is politely described as "all sorts of stew" # he has never heard of Home Staging and does not even rake the beer cans thrown over the fence off the lawn before photographing the garden # even a photography layman can see from his pictures that they were taken with a disposable camera # one of his favorite phrases is "everything is possible" # in short: his exposés are loveless shabby portraits that do not differ "qualitatively" significantly from those of foreclosure properties. Not infrequently, these types appear as if a washed-up private detective from TV, constantly on the run from the bailiff, had borrowed a savings bank employee suit. In short: imagine Georg Wilsberg had an unpleasant brother with a Ford Mondeo. Preferably still with that mustache, as it belonged to the service rank insignia of police sergeants at the time of the mustard-yellow uniform shirts ;-)

Well, then I must be doing everything right when choosing a broker intuitively. Well, "Home Staging" can also be off-putting to me when you simply notice that defects are meant to be concealed with pretty pictures - but it’s still better than no pictures at all or a screenshot from the online development plan or a scan of the hand-drawn floor plan from ages ago, without any further illustration...

"Home Staging" can also be off-putting to me when you can simply tell that flaws are being concealed with pretty pictures

How is that supposed to work?

Sleepyhead realtors don't care whether every one of "their" listings appeals to potential buyers: they believe that even a lousy property is suitable to demonstrate the variety of their portfolio. They try to have something from every property category in the "shop window" (and sometimes they don’t even hesitate to put back online properties that they ultimately failed to sell years ago despite having no current mandate, because many customers don’t give them a hard time about that).

Quality realtors, by the way, would under no circumstances never ever niemals nie not advertise properties that don’t fit their image.

Even a photography layman can tell from his pictures that they were taken with a disposable camera

An external professional photographer was specially hired to take pictures here, including preparation for it. As an amateur photographer, I was anything but impressed with the result, even though it was definitely produced with professional equipment. So that is by no means the most important factor. ;) (Otherwise, the real estate agent was good – not outstanding, but good.)

How is that supposed to work with it?

I don’t mean that fundamentally. There is good home staging that showcases the rooms well, but what I see more and more often are deceptive images. For example, take a look at the sample pair of images on the Wikipedia page about home staging. For me, this room would be far too dark despite the many windows, even if the unstaged picture is probably somewhat underexposed. The bushes outside simply let too little light through the windows – but the home stager ensured A – presumably by using artificial lighting, B – by waiting for winter (no leaves on the bushes) and choosing a low-angle perspective so that bright surfaces can be seen behind the windows, and C – by using the camera’s exposure times to fakely create a bright, light-flooded room. That much light does not come through the windows, not even if it suddenly is winter. Sure, they could have closed the half-open drawers in the kitchen and tidied away the cable on the left. But nobody needs that strange furniture arrangement, which no one would put in their living room like that, to get an impression of the room, and the way the exposure is handled borders on deliberate deception.

For a property that could never be sold at the desired price, homestaging was apparently commissioned so that the pictures would look better. Unfortunately, only the decoration (e.g., fruit bowl) was put in focus, the rest was blurred :p as if the rooms didn't matter, as long as the picture looked nice.

In another example, the visibly in-need-of-renovation rustic house was spruced up with very modern minimalist furnishings. That didn't quite fit together for me either. So far, I have hardly been able to find any really good examples. More wanted than achieved.