How to Read a Listing Like an Agent: What Photos, Descriptions, and Days on Market Can Tell You

Real estate listings include a lot of valuable information, like the number of bedrooms and bathrooms, the home’s age, and the school district. Some listings are straightforward and honest. They tell the sales history, include updates, and even tell buyers if the house needs a little TLC. 

But when a home online looks or sounds too good to be true, it probably is. We’ll discuss house-listing red flags that buyers should be aware of. And why having an agent who knows how to read a listing can mean the difference between finding a great home and falling into a money pit.

Listings with great pictures can make a home very attractive. For instance, when buyers looking for a turnkey home see photos of a beautifully updated kitchen or bathroom, or new hardwood flooring throughout, they’re likely to want to see more in person. And if the landscaping is well kept or there’s a gorgeous yard with a pool out back, buyers looking for those features will definitely schedule a viewing.

But a listing that’s missing photos can sometimes tell a different story. Let’s say the description on an old Soulard home mentions a finished basement, but doesn’t include any photos of it. This could indicate that the basement leaks, with mold festering in the walls and under carpet. Or perhaps a listing description says a home is in “family-friendly Tower Grove South.” Buyers unfamiliar with the area might picture nice-sized yards for kids to play in, but the listing has no outside photos of what turns out to be a tiny yard. 

In situations like these, it pays to have a real estate agent who knows the St. Louis area. Old brick homes mean potential water damage, and that’s something the agent will ask about. City homes mean small yards, but a local agent knows that Tower Grove has plenty of great parks and recreational spaces where kids can play. Or they can steer you toward other neighborhoods that might suit your family better.

In the St. Louis area, many homes sell within about 30 days. That can change depending on the season, but most are under contract in less than 60 days. Buyers who are not sure how to read a real estate listing might see that a property has been on the market for four or five months and not know if it’s a big deal or not. But it can be a real estate red flag if a home hasn’t sold within that time frame, or there could be a good reason. A real estate agent can help sort it out. 

Some reasons why listings don’t sell fast include:

• School district. Families looking for St. Louis homes often desire a well-rated district. If the schools within the listing’s jurisdiction are ranked poorly, it might take longer to sell. 
• It needs major updates. For instance, an older home in Kirkwood might have foundation problems or need a new roof. If a home needs a lot of work or might not pass inspections, buyers have likely walked away from it.  
• It was priced too high from the start. Some sellers (or their agents) insist their home is worth more than it is. A listing that isn’t priced appropriately for its age, neighborhood location, and condition will take longer to sell. Eventually, the listing may show a price change. This doesn’t mean it isn’t worth looking at, but an agent will likely need to weigh in on its actual value and help negotiate the sale price. 

If you’re interested in a listing that hasn’t sold in several months, it’s important to find out why. A knowledgeable buyer’s agent will know which questions to ask the listing agent.

A lot of valuable information can be discovered just by reading about the property for sale. Positive phrases you will see include:

• Roof replaced recently
• New HVAC
• Updated electrical panel
• New plumbing
• Transferable warranty
• Pre-inspected
• Meticulously maintained

But other buzzwords and phrases can signal that the home might have problems. For example: 

Priced to sell. If it’s priced too low for the amount of square footage or location, it could mean the home needs extensive work, or that the sellers needed to get out quickly due to financial trouble. On the other hand, they could just be in a hurry due to a job move. “Priced to sell” isn’t always a bad thing. But it means you’ll want to examine the home carefully for potential issues. 

Vintage charm. Vintage can be charming, but it can also be a fancy word for old and outdated. Cosmetic issues are one thing, but you’ll need to make sure the house is structurally sound with electrical and plumbing systems that aren’t outdated too.

Up-and-coming neighborhood. This may sound hip and cool, and sometimes that’s true. But it could also mean the area is still transitioning from being a blighted area with run-down homes and few amenities. A local realtor will know if the area is safe and whether the property is a good investment.

Sometimes omissions from a listing description are just as important as what's included. A century-old home in the Central West End, for example, should mention the years when electrical and plumbing updates were made. A home in the St. Charles floodplain should include the last time it flooded, any flood damage that has been repaired, and that the buyer will need to purchase flood insurance. If important things like that are missing, it’s time to ask questions or keep looking for other properties. 

A buyer’s real estate agent knows to ask about key information when it’s not included in the description:

• The roof’s age
• The HVAC system’s age
• Plumbing or electrical updates
• The foundation condition in older homes and in flood plains
• Age of appliances, and which ones are staying with the home

Knowing what to look for in a property listing can definitely give buyers an advantage, but having a trusted realtor is even better. An experienced agent can help determine if a property might actually be worth a buyer’s time and money. Our agents at Berkshire Hathaway HomeServices Select Properties are here to help guide you through your next home purchase. Contact us today to get started.