Mathew Wood from Hola Properties – headquartered in Lanjarón – gives his top tips on preparing your rural ‘cortijo’ for the market…
Although the “rustic charm” of your rural idyll – located around Órgiva or La Alpujarra (or other areas of Andalucia) – appeals perfectly to you, the proud owner, it’s important to see it through the eyes of a potential buyer. When you’re thinking of selling your ‘cortijo’, don’t just think about yourself!
That half-broken treehouse in the garden your son used age five, the rusty old bathtub sitting outside in case your dogs are thirsty, and the scruffy woodpile inside the lounge are things that buyers don’t want (or need) to see.
Walk through your property like a buyer
Let’s pretend you don’t live there! It’s the first time you’ve ever set foot over the threshold! Yes, you, the owner, know how special the property is to your family! However, someone seeing it for the first time will think very differently. What stands out? What feels tired? Is there anything that looks absolutely appalling? Do corners (or whole rooms) feel forgotten or neglected? Is there a cobweb over your real bathtub?
With rural properties, including cortijos, buyers are drawn by the charm. However, they can equally be deterred things like outdated kitchens, cluttered rooms, excessive dust and dirt, or signs of damp. None of these issues are deal-breakers, but they can curb interest or affect your final sale price.
What to tackle first when selling your cortijo
- Declutter the whole place: Remove what you’re not using. Empty space allows people to visualise their own lives there – not yours!
- Freshen up outdoor areas: A jet wash, trimmed hedges, and a few well-placed potplants can make uplifting first impressions. And, for heavens sake, take the rusty old bath tub and those old bricks you never used to the dump!
- Fix the small stuff: Creaky doors, cracked tiles, yellow walls from woodburning stoves, and flaky paint all suggest neglect, even if the structure of the house is solid.
None of these tasks need a huge investment to remedy – or at least improve the ambience. You want to show buyers that the home has been well cared for – this makes a big difference.
Don’t overlook the surroundings
Buyers don’t just fall in love with a house – they fall in love with the setting. If your cortijo has views of the Sierra Nevada or the valley towards the Costa Tropical, ensure they’re showcased. Do whatever it takes – whether it’s cleaning the windows, pruning trees or shrubs that block the line of view, or demolishing a decrepit old garden shed that’s in the way. Use your terrace or garden to its full potential.
A well-placed outdoor table with two chairs under a grapevine tells a story. An enticing tale of breakfast outdoors, peaceful afternoons, and golden-hour views. Help people feel the lifestyle – not just the property.
The power of professional photography and video
We’ve said this before and it remains true for selling your cortijo! Before listing your home anywhere, make sure that your visual marketing reflects the quality of the property. In today’s marketplace, photos alone aren’t enough – and especially those taken on old smartphones with the verticals converging and an old mop bucket in the corner!
Buyers expect high-quality video tours to gain a proper sense of the layout, light, and flow.
Over 50% of potential buyers now watch property videos on large screens or TVs, not just phones. That means the sound, lighting, and stability of your video tour really does matter. A shaky phone video or a slideshow of dark, cluttered rooms will deter buyers, not encourage them to book a viewing.
Professional video gives your cortijo a competitive edge. It tells a story, building trust before a buyer sets foot on the property. It also shows that you care. If your marketing looks sloppy, buyers will naturally wonder whether the same attitude has been taken towards home maintenance.
Have the paperwork sorted early
This part frequently catches people out! If your cortijo is built on rustic land (suelo rústico), you’ll need to ensure that the paperwork is correct. This includes:
- A full ‘escritura’ (title deed) that includes the house, not just the land
- Georeferenced coordinates.
- Energy certificate.
- Up-to-date ‘Nota Simple’.
- Possibly a DAFO/AFO certificate, depending on the date of construction
The earlier these documents are ready, the smoother your sale. Many deals fall apart – or are severely delayed – because a vital document is missing at the point of offer.
If you’re not sure what applies to your property, take professional advice before you put it on the market.
Know your buyer
In Órgiva and La Alpujarra, we have a mix of buyers:
- Retired couples from Northern Europe looking for peace and sunshine.
- Younger families seeking off-grid living and space to grow.
- Investors searching for rental income or retreat properties.
Each group has different priorities. If you can identify the most likely category of buyer, you can tailor the presentation of your home accordingly.
For example, you could add solar panel info and internet speed for digital nomads, emphasise the size of the plot and outdoor kitchen for lifestyle-focused families, and highlight guest accommodation or B&B potential for investors.
Getting it right…
Selling a cortijo is not like selling a city apartment. Buyers are purchasing a lifestyle, not just walls and a roof for when they’ve finished with the rat-race. By investing time upfront, preparing your property, and working with an expert agent, you can increase your chances of a faster sale – and a better price.
