I'm not hearing what I need to from these agents on my listing price for my super house. I think they are pricing it low. What questions do I need to be asking in selecting an agent. --172.59.xxx.xxx

Why not pay a couple bucks and hire an independent appraiser? They may ask you why you want it, just tell them personal interest. They may try to get the listing otherwise and bias the price in that directionz --24.152.xxx.xx

find a top agent in the area where the house is and talk to them,no part timers.ask them for comps and go drive by the comps to see if they look like a fair comparison.I like to list just below full value and we tend to get a bunch of activity quickly and a sale in a week or less,we also have been getting most offers saying no inspections that way.The appraisal is a good idea also.I am surprised you dont know any agents with the amount of real estate you have and bumping into people in town --38.248.xx.xx

To exit this one, I need a better buyer, It's a better house and I get the impression agents are not doing it justice. They love to sell gray wall, gray floors and white trim. That's not what I'm offering. Seems the more I would put into to make it the gray house the same selling price I could get ... It's making me dizzy the advise three agents are providing. --172.59.xxx.xx

you dont need a better buyer, you need aunique buyer,the one guy in town who wants exactly what you have.You will take a price hit and it will take time to find him.That is why i do grey walls etc, selling to the masses is where the quick sale and money is made.you might want to consider some changes to create mass appeal --38.248.xx.xx

Agree Ken, what would you suggest? I'm about to sign for staging company $2500, there was a cheaper service at $1800 but the samples looked like not enough for my special super house. So for a little more (get out the shovel and dig the money out deeper) money, the house should look more super duper, yet the market is only projecting $$ for listing price. --172.59.xxx.xxx

I have never staged a house,i consider it unnecessary in this hot market.I also do not supply appliances,if i buy a house to rehab i sell the appliances and buy lunch for the guys,if i leave appliances lawyers want a guarantee it will work on closing days so i dont supply any appliancesI would personally put the money into grey walls and white trim, i know every one says it is just another gray walls house but that is what currently sells.What is so different about this house and what could be easily changed? can you give us the address so we can see the exterior? --38.248.xx.xx

Here's your challenge ... Look up on Realtor.com 63034. And tell me what a three bedroom, three bath, ranch house built in 1995 should sell for. Finished basement, white vinyl fencing and Trex plastic deck. Vaulted ceilings, oak cabinets and oak colored fake wood flooring. 1900 SQ feet. Level yard, outside storage shed. Two car garage, concrete driveway. What should such house list for? --172.59.xxx.xx

I cant say what it should sell for as i have no sale comps.Without seeing your house this is a bit difficult but i did find a couple in the $275000 listed range that are showing pending and contingent in i think 7 days and 47 days, are they reasonable comps from a standpoint of same neighborhood and finishes and school district?Finished basements do not count toward sq footage i have been told by appraisers.Maybe a suggestion would be to paint the oak cabinets white and put an area rug over the oak floor.The 2 houses i noticed are on Talisman way dr and Justice court,have you spoken to either of those agents? they appear to be active if that is the same neighborhood and might be a good agent to speak to if you are not comfortable with the agents you have spoken to.How did i do? this is fun --38.248.xx.xx

A Ukraine, tariff and budget deals the housing market would have steam for a while. A recession settled and housing will take a hit. --67.140.xx.xxx

Ken you are seeing and explaining what I'm seeing. And it's not aligning with what I'm being told by agents (two so far) and now I'm questioning what my "eyes" and "ears". What I know and what I'm learning. --172.59.xxx.xx

If you agree with what i found i would suggest calling the agents with the 2 listings that appear to have had activity and are pending,at least you know they got 1 successfully that found a buyer. let us know how this gous through the process --38.248.xx.xx

Also maybe put free lunch at asking or higher offer. --107.147.xx.xx

Realtors are desperate for listings at the moment too. Not a lot of houses for sale. --24.152.xxx.xx

At the end of the day, you are in the driver's seat not the realtor. --209.205.xxx.xx

The agent that visited yesterday brought comps, one of his comps was this house which we just purchased in March of this year at 30k under listings and are now selling. This house was listed at $240K with all the odd things that were done to it, which one can not see in the cleaver online listing pictures. Shouldn't I be sceptic when the agents say it's not worth much more than we paid yet all the "sins" corrected. For example it was listed with three baths but one had been converted to laundry by removing the shower and inserting stacked washer and dryer, and the tub had been cut out for a walk in shower. This agent suggested painting all the wood white, replacing the floor with gray and all brown doors to white and paint kitchen cabinets gray or replace, including countertops and his listing price (after all the brown is now gray) is the same! It's not increasing. Staging is going to pop this house, it's a solid house. Hired the stagers this morning. Doing a few face lifts outside, new shutters, front entry post painted, new fresh mulch etc... it should show well. --172.59.xxx.xxx

You have a nice house that will sell. --73.19.xxx.xx

Have you considered virtual staging? That would be a lot cheaper and the realtor you hire should be able to do that. --73.19.xxx.xx

So they are all over the board. --172.59.xxx.xxx

The rest of eh estimates should be close so then you pick the agent who seems to have his act together the best. --76.178.xxx.xxx

That's Woodsmoke that sums up my situation completely. Truly I want to rent this house and keep it, it's been a joy being here improving it. But sigh, times have changed. Anyways you are correct and I appreciate the tip in sorting out the agent process. It's a better house forsure. --172.59.xxx.xxx

Plenty- it does look like number of bathrooms makes a considerable price difference in your area, i wonder if there wouldnt be a market for finding 1 bath houses with room to put in 2 more,buy it,put in 2 more bathrooms and increase the price dramatically --38.248.xx.xx

Good thinking Ken. It's a high opportunity, high rent area, even for section 8. Lots of opportunities. That why I specifically sought out this zip code. Wil consider your suggestion. --172.59.xxx.xx

I'd been watching listings in our neighborhood for the previous two years and thought, "No way. It should sell for at least 115% of X." So that's what we listed it at, with a flat rate realtor. We had two full-price offers in less than a day. So go with your gut. Realtors want to sell lots of houses more than they want to squeeze the last possible dollar out of the sale. --104.230.xxx.xxx

True that Robin --172.59.xxx.xxx

Realtors or necessary but you need to do your HOMEWORK. --75.182.xxx.xxx