When sellers are preparing to list their property they aren't thinking of the myriad chores ahead of them, they are thinking about the money that will shortly be showering
over them.
If the initial listing conversation starts out with "I'm not going to GIVE my property away" or "I don't HAVE to sell" or perhaps the scariest line of all "I HAVE to get $XXX,000 out of this property to pay off mortgage, car loan, credit cards, medical bills, AND have a down payment for the next house", my work is cut out for me if I choose to accept this listing.
That alone is a difficult idea for sellers to swallow, the really intentional agents won't accept ALL listings.
Hopefully I have perfected the inward sigh and private internal meditative moment as I prepare for what will be the first in a long series of conversations. Actually, the first of many IF all other aspects of the listing are appealing to me. There is no point to discuss marketing strategy, amount of showing notice, no shoes on new carpets, electronic locboxes, etc. if the concept of market value is vehemently opposed by the seller.
Here's the lowdown, any property is only worth what a buyer is willing to pay for it. Following that, any property is only worth what a lender is willing to loan on it. Finally, market value is determined by examining the sales amount of recently sold similar properties and no, your property is probably not that unique.
Fortunately, most sellers are receptive, disappointed yes but also receptive to understanding the science behind the idea of market value. After all, sellers are the initiators of the process. I'm sure that most real estate agents reading this will agree that the sellers resistant to market value or take offense at any disagreement of whatever pre-conceived price they've decided was the value will be the same sellers oblivious to the stained and reeking carpet, the overwhelming cigarette stench, the cobwebs interwoven with the 60s era gothic swag lamp chain and the unkempt lawn with the broken sidewalk.
Obstinate sellers, do not despair. As sure as I am that the sun will rise daily, I am equally as sure that there will be an agent in town willing to price the house however you deem appropriate. Just think it through thoroughly, is that strategy really in your best interest? They are just as likely to not be the thorn in your side urging you to replace or clean your carpet, clean the air in your house, sweep the cobwebs, cut the grass and repair the sidewalk.
None of us want this to be harder on you than necessary but if you follow this strategy you've done exactly that. Your first call was the right one, enlisting the professional assistance of a real estate agent. Do not be dismayed if the professional disagrees with your pricing assessment of your own property. One of our hardest jobs is the price counseling portion of our initial conversation but it is for YOUR own good (as well as the agent's). The agent is wasting their own time as well as yours if the property isn't priced competively. Take the professional's advice, especially if you hear it from more than one agent.
Sure, someone will price your property your way but be forewarned that your goal of selling your property is not the same as someone simply wanting to inventory listings.
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