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Greetings,
Let’s talk strategy.
Every week I see listings get slaughtered by bad pricing.
🚩 They launch too high, “just to see what happens” – or to test the market. (bahaha, 1987 phrase).
🚩 Sit with no traction.
🚩 Start chopping – $25K, $50K, $75K.
🚩 Then… silence.
Eventually they’re chasing the bid side down – not the buyers chasing the offering side up. (Ask me to explain that one).
And it’s not the market’s fault.
It’s what happens when pricing is based on a wing and a prayer.
The market’s not weak or crashing – the listing plans are weak and not bespoke for each unique property.
Buyers today are tuned in.
They’re reading price history religiously.
And honestly? I’m hearing more precient questions from buyers than ever before.
They have a better idea of what homes should sell for and they know how long you’ve been listed.
And they can smell when an agent tried to buy a listing with a rosy forecast because they weren’t capable of having a difficult conversation.
There – I said it.
Let’s break it down how I see it:
Let’s say your home is in the $800K-$900K range.
You tell your agent you’re comfortable with $800K……..but you “don’t want to leave money on the table.” Haha. Sure.
So you price at $875k or $900k, so “we have some negotiating room”, again – bahahaha.
🟥 Buyers searching from $750k – 850k? They never even see your home.
🟥 Buyers who do see it at $875k and need it at $800k? They’re not writing an offer. No matter how many times you say “just bring me an offer.” Think about this, would you”?
🟥 Buyers and agents looking at the 98.8% list-to-sale ratio in Boulder County? They’ll assume you’re not serious, and not write an offer. Not with inventory up 34% this year.
🟥 Buyer’s agents who don’t know how, or are too afraid, to negotiate on your behalf? Forget it. They’re not wasting their time writing a 29 page Contract to Buy and Sell; they are pushing their client to the next showing.
And that… is how you end up with over 300 flipping days on market.
Don’t do it.
You will net less than if you had priced correctly the first time.
Here’s how I’ll present to you – no bullshit:
✔ I price to sell – because you want to sell your home, not just list it… right? Because I don’t list homes if you’re not really wanting to sell.
✔ I prep listings to launch, not just go public
✔ I tell the truth from the first conversation
If that feels harsh? I’m not your guy.
If it feels like the honesty you wish more agents had? Let’s talk.
I’m watching a Boulder listing right now that’s been on the market over 300 days.
It launched at $1.25M.
Four price cuts later, it’s sitting at $1.1M – still no deal. (I really want to insert an image of the history here but I don’t want to embarass anyone.
Ask me for the listing if you care).
Great house and great photos. Brutal pricing.
Now it’s branded with buyer suspicion. This is not something you want, ever.
If you – or someone you know – is even considering making a real estate move in the next 12 months…
You might consider reaching out and asking me questions now, before youre ready.
Let’s build a plan the market will actually respect.
