This weekend, I've got a new listing coming on. And the search is on for the magic number, that perfect asking price - not too high. Not too low. Just right.
It should be easy. Just look at the comps. But they are all over the map.
This home is in a close-in suburb that dates back to the 1940's, and over the years each home has had some owner or owners add their own "special" touch. And unlike the cookie cutter approach that characterizes many suburban neighborhoods, this one is pretty architecturally diverse.
This is the kind of neighborhood that gives the online pricing sites fits. For the past six months, I've been tracking the sales pretty closely. And I invited my office to a pricing party. Then I did a side-by-side comparison that got down to the picky differences among the various comps.
And I had a long conversation with the listing agent of one that sold on the very low side. And she shared the feedback she got on hers - a similar house with a whole lot of steps to the front door from the street. That got thumbs down from people with small children and from folks like me who are knee challenged. It also had pet and smoke issues and backed up to a busy street.
My listing is a pretty center hall brick colonial, a style that is very popular with DC area buyers. It's sits on a tree-lined street with lots of lovely landscaping up and down the block. The current owners have kept it up beautifully, and it's one of those rare homes that hasn't had smokers or pets to create interesting smells or scratched up or stained wood floors.
And while the house is a bit more than the recent comp with cat and smoke issues, it's a good bit less than some of the others. So, not too high. Not too low.
Just right? Dang! I sure do hope so!
Man! This is rocket science.
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