I agree that comparables are what realtors use to set the price but it is your choice to set the price at what you think is fair. Because our market is trending upwards it is ok to set a slightly higher price and see what the market has to say about the price. In roughly two weeks you will know if you priced the home correctly. The last two homes I listed have gone under contract in 4 days. Give me a call, emial or text.
Seems like you have not completed your questions. Anyhow are you looking to sell in this zip code or looking to buy? Either way I can help to get connected to an agent there who knows the market in Ormond Beach, FL.
Let me know if I can be of any help ~
Faiza Alvi - RealtorÂ®
MILLION DOLLAR CLUB - PWAR 2011
Real Estate is about building relationships
& serving clients with honesty, integrity & passion.... more
You are correct about that. Many listings agents don't like to show their listings to a buyer that has an agent. They place a lockbox and they don't like to open the door to anyone that has an agent. I think that is wrong! If they ask the listing agent to be there they should be. Some buyers don't like anyone but their agent to be present when they look at houses, so they can discuss privately what they like and don't about the particular house.
I believe a listing agent been present could work both ways. If the listing agent is present they can point all positives attributes but they have to disclose all known problems with that property as well. A licensed realtor should disclose problems they are aware of anyway. Some might be minor items that can get corrected after a ratified contract anyway. But those items, even if minor, can turn some buyers away from buying that property and go for the one listed next door, if they knew prior on making the offer. After they make the offer buyers are more open minded and able to negotiate corrections made by the seller. They already pictured themselves having coffee on that front porch and cooking on that nice big kitchen when they were signing that contract.
One way of the listing agent to be present at their listings is by hosting open houses. Some agents don't believe on those, but I do. First you are there when prospective clients come alone or with their agent and you make sure that the house shows great the day of the open house. You don't know if that house looks great every day, light are left on, some soft music etc. Second you can get a buyer that has no agent that liked meeting you in person and hires you to be their agent.
This is certainly a "high ticket' cost item for a potential buyer, and this may push buyers to other properties that are available with newer or new HVAC systems and homes that have been updated and renovated. You will more than likely not see a return, however, this may help in competing with other properties in your area. Sellers in today's market are needing to go over and beyond to compete for offers---any offers. Good luck!... more
Most likely you are - you may be able to work out some sort of reimbursement if the delay warrants. But generally I find that closing dates, while hugely important targets, are just that targets. With so many moving pieces and parties involved, they can be delayed, and in this market often are.
As an example, here in NJ we had re-inspections by banks post-Irene - that was something not built into the original game plan and caused delays in some transactions.
Good luck to you,
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7 years old, you are plenty up to date right now, don't up grade you only get 60 cents on the dollar for the upgrade plus the buyer may have other tastes in decor, so leave it be, if you like, you can offer a few thousand dollars as an allowance for person upgrades, buyers like this better since they will put it towards the items they feel need improvement!... more