O.K....Perhaps I Really Wasn't Aggressive Enough

It is always frustraing to have a listing expire. We self-reflect and ask ourselves what could we have done different? In today's market, especially in Tampa, pricing is key. Typically when I list a property, the price is determined on the market comparables and I explain to the seller it is just an initial offering...we really won't know if its the right price until we see what kind of traffic we get. If we get lots of traffic and no offers, we will have to revisit the price and if we get no traffic at all...again we will have to revisit price. We can market the heck out of the home, but if we don't have it priced to the market, we won't get a buyer. That's exactly what happened on my last listing. We did get price reductions, but ultimately the reductions weren't where the listing should be. Unfortunately, in my last conversation with the sellers, when I gave them my opinion on where the home should be priced today...they were not happy. I couldn't blame them. They elected not to re-list the home. The comment back to me was I only did two open houses (I did at least four, plus office caravan) and the open houses were only held for two hours, the home should have been held open longer, I just wasn't "aggressive enough". By the way, this home did get lots of showings, including several by me. Howver similar homes would come on the market and they were at least $20,000 or more less (some not in really good shape though). In addition, this home was vacant and the sellers would not leave the air conditioning on. Now in Florida, going into a home with no air in the afternoon is like walking into an oven, people want to be out as soon as they can. I even had this as feedback, which I shared. Hmmm. perhaps this is where I was not aggressive enough. I think I should have been more aggressive in insisitant with regards to making stronger price reductions and perhaps I should have insisted that the A/C stay on for showings. It's a two way street. Bottom line, I agree with the seller, perhaps I wasn't aggressive enough.