I Told You So! -
Now more than ever, pricing a listing within reason is a key to your aand our success. This is not to treat anyone elementary, it is to be bold enough to prove to you, our client, the days of the S.W.A.G (Sophisticated Wild Approximated Guess) methodology are no longer valid.
Mr. & Mrs. Seller, we all know you typically will have a sentimental attachment to your home, you put blood, sweat and tears into this home. You designed the home to your taste, you chose items to improve your home to function the way you want them during the time of your ownership. However, value boils down to what the appraiser is going to find as comparable to yours as possible. It will mainly be based on location, square footage and condition. All of the other bells and whistles that you put into the place can and may be thrown out the door for valuation purposes for market value.
Many Sellers have and had a tendency to over improve their homes and are hopeful they will get 100% or more back out when they sell it. This normally will hold true if you increase square footage, but all of the other things will help enhance the saleability when you are up against competition.
Please, listen to your professional Realtor that brings you supportive documentation, as this is what the appraiser is going to be looking at as well. If you do not follow this, then when you do receive a contract and you are listed over and above the market value, then most likely the appraiser is going to cut it down to what the market will bear, and you will have to live or die by that decision.
Be respectable to what the market conditions are and everyone can then move on with their life and diminish the stress levels up front before your expectation levels become non-existent.
As much as we want to tell you Mr. & Mrs. Seller "I Told You So", we restrain from this, trying to give you the benefit of the doubt, not to be critical and unprofessional.