Joanne, the emphasis on home orientation, afternoon sun, wind exposure, driveway direction is a detail most buyers never think about until they've already moved in. Question on the resale angle: in the Northern Nevada market specifically, does a home's orientation actually move the needle on resale value or time-on-market, or is it more of a livability factor that matters day-to-day but doesn't show up in the final sale price? Trying to understand how much weight to give it when comparing two otherwise similar homes.
Great question. In Northern Nevada, a home’s orientation can be critical, although the preferred orientation is in the eye of the beholder.
Orientation directly affects how a property lives. A home may have stunning views, but if the backyard receives intense afternoon sun and direct wind exposure, that outdoor space may be far less enjoyable than buyers initially realize. Driveway direction can also affect snow and ice accumulation, while the home’s exposure influences natural light, indoor temperatures and energy use.
These conditions affect livability, and livability can affect both market value and time on the market. If a buyer wants to spend time in the backyard but later realizes it is frequently too hot or windy to enjoy, the property becomes less desirable to that buyer.
This is also why marketing orientation correctly is so important. Many buyers will not immediately recognize why one home feels more comfortable than another. Pointing out afternoon shade, protection from prevailing winds, faster snowmelt on the driveway or better natural light helps buyers understand features they might otherwise overlook.
When two homes are otherwise similar, the property with the more desirable orientation, when marketed effectively, can attract greater demand, sell faster and command a higher price. I give orientation substantial weight because it is something a buyer cannot change after purchasing the home.
Education is key on both sides of the transaction. From a listing standpoint, these features should be identified and marketed heavily. From a buying standpoint, an agent should do more than open the door and point out the obvious. Buyers need an educated agent who will explain what they may not have considered, tell them what they need to know, even when it is not what they want to hear, and put their long-term interests first.