Tony Lewis, Summit Real Estate Santa Clarita & OC Laguna Nigel (RE/MAX of Valencia (Hall of Fame) 30 year Valencia Resident)

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Rainmaker
1,023,766
Thomas J. Nelson, REALTOR ® e-Pro CRS RCS-D Vets
Big Block Realty 858.232.8722 - La Jolla, CA
& Host of Postcards From Success Podcast

$550,000 if you have solid comps supporting it.

$549,900 if you are pushing the top of market.

Never over price it, that just communicates

1. you do not know your market or

2. you are an amateur negotiator. If your market is strong, demand will push it up for you. Let buyer competition drive the top-end of the price.

Jul 30, 2020 04:17 PM
Rainmaker
1,301,342
Ryan Huggins - Thousand Oaks, CA
https://HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

Depends on the comps and the strategy.  If there is a bidding war potential, list would be the opening bid of 550.

Personally, I'm not a fan of the 549,900 or 999 type prices in today's search range driven world, with some private exceptions.

 

Jul 30, 2020 07:12 PM
Ambassador
4,704,690
Bob Crane
Woodland Management Service / Woodland Real Estate, Keller Williams Fox Cities - Stevens Point, WI
Forestland Experts! 715-204-9671

Price it at 525, it gets the buyers in a bidding frenzy and you will likely go for more than 550k.

 

Jul 31, 2020 06:21 AM
Rainmaker
2,878,576
Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate

What does your local market tell you to list?  

Way too broad of a question that needs a hyper-local analysis. 

Jul 30, 2020 08:42 PM
Rainmaker
774,743
John Juarez
The Medford Real Estate Team - Fremont, CA
ePRO, SRES, GRI, PMN

I think $549,950 would get multiple offers in our market.

Jul 30, 2020 08:00 PM
Rainmaker
2,741,827
Debbie Gartner
The Flooring Girl - White Plains, NY
The Flooring Girl & Blog Stylist -Dynamo Marketers

LOL, i was going to say $525,000 to bid it up. That is well below average in my area.  I thought weird numbers don't work so well and 550 would be in more searches. seems like 549,950 is worst option for that.But, I'm not a real estate agent, so I don't really know  what works.

Jul 30, 2020 06:25 PM
Ambassador
1,304,512
Susan Emo
Sotheby's International Realty Canada - Brokerage - Kingston, ON
Kingston and the 1000 Islands Area

It all depends on your market but here, I'd list it for $540,000.

 

Jul 30, 2020 05:08 PM
Rainmaker
867,038
Doug Dawes
Keller Williams Realty - Topsfield, MA - Georgetown, MA
Your Personal Realtor®

What do your comps show? Don't overprice it.

Aug 01, 2020 06:05 AM
Rainmaker
784,936
Jeff Pearl
RE/MAX Distinctive / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

$550,000.00 if comps indicate that is market value. If you list it for $549,000.00, will your MLS eliminate it from search results if someone searches for homes in the $550,000.00 to $600,000.00 range?

Jul 31, 2020 08:14 AM
Rainmaker
479,959
Greg Large
ERA Real Solutions - Grove City, OH
A Tradition of Trust

if the comps show $550K then $550K in my market, likely to have a bidding war.

Jul 31, 2020 06:51 AM
Rainmaker
573,808
Eve Alexander
Buyers Broker of Florida - Orlando, FL
Exclusively Representing ONLY Orlando Home Buyers

In this price, I find that most buyers work in $50K jumps for their budget.  In fact, they usually just ask to stay under a maximum.

$499

$549

$599

Pricing it just below the break makes more sense.  You want to get the most eyes on the property.

Eve

Jul 31, 2020 06:31 AM
Rainmaker
1,572,425
Kat Palmiotti
406-270-3667, kat@thehousekat.com, Broker, Blackstone Realty Group - brokered by eXp Realty - Kalispell, MT
The House Kat

I think it depends on the seller's motivation and desires, local market, etc. I use round numbers - I think that shows up in more searches. 

Jul 31, 2020 05:09 AM
Rainmaker
689,653
Brenda Mayette
Miranda Real Estate Group, Inc. - Glenville, NY
Getting results w/ knowledge & know-how!

$550,000

Jul 31, 2020 04:20 AM
Rainmaker
719,399
Peter Mohylsky. The Santa Rosa Beach Expert
PrimeSouth Properties - Santa Rosa Beach, FL
THE BEACH IS OPEN

What do the comps tell. You?  You would like to get the best price you can, no?   List it to get showings, the offers. 

Jul 31, 2020 03:46 AM
Rainmaker
546,601
Ernie Steele
Berkshire Hathaway HomeServices Homesale Realty - Lebanon, PA
Call me, let's get started!!! 717-273-3774

$550,000, with a notation in agent remarks...Highest and best offer to be submitted, no escalation clauses.

Jul 31, 2020 02:54 AM
Ambassador
4,224,080
Jeff Dowler, CRS
eXp Realty of California - Carlsbad, CA
The Southern California Relocation Dude

Depends on your market conditions if the comps support it $550,000.

Jul 30, 2020 10:09 PM
Rainmaker
623,936
Steve Higgins
RE/MAX Kelowna - Kelowna, BC

What do your comps say? Are you in a sellers market? Can you push it a bit?What do your buyers say? If you are expecting to sell for $550,000 why would you price it under unless you expect a bidding war? Do your homes sell for list price? If not and comps support it then I would be going higher so you come out at $550,000.

Jul 30, 2020 06:09 PM
Rainmaker
423,919
Susie Kay
Ultra Real Estate Dallas Fort Worth - Plano, TX
North Dallas Specialist

Are homes in the area in that price range moving quickly?  If not, I would list it at $549,950. 

Jul 30, 2020 05:06 PM
Rainmaker
2,551,763
Richie Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

$545,000...let the buyers begin!

Jul 30, 2020 04:32 PM
Ambassador
2,462,919
Fred Griffin Tallahassee Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

$550K

Jul 31, 2020 05:46 PM
Rainmaker
1,046,778
Kevin J. May
Florida Supreme Realty - Hobe Sound, FL
Serving the Treasure & Paradise Coasts of Florida

If $550,000 is the determinate value the comps show then that's where I'll price it. Generally speaking ever since the search models have used dollars in round numbers for more than a decade seeing it as a customer would search makes perfect sense to me. 

Jul 31, 2020 09:33 AM
Rainmaker
4,869,991
Ron and Alexandra Seigel
Napa Consultants - Carpinteria, CA
Luxury Real Estate Branding, Marketing & Strategy

Tony,

I think you have great advice here.  It is really hard without knowing the market.  

Jul 31, 2020 07:58 AM
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2,332,962
Wanda Kubat-Nerdin - Wanda Can!
Red Rock Real Estate - St. George, UT
So Utah Residential, Referral & Relocation REALTOR

Depends on condition, location and whether the comps come in that support the price.

Jul 31, 2020 06:48 AM
Rainmaker
4,343,378
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

I used to think $549,900 to make it look like a deal, but those buyer searching from $550,000 and above will miss it.   I know list at $550,000.

Jul 31, 2020 06:31 AM
Rainmaker
3,597,616
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

hWat is the sales price to list price in your area? What is the condition of the house compared to the competition? What drawbacks does it have? What does it have over the competition? Get the big mixing bowl and determine the quality of the offering! 

Jul 31, 2020 04:49 AM
Rainmaker
1,912,031
Michael J. Perry
KW Elite - Lancaster, PA
Lancaster, PA Relo Specialist

It looks like you’re in the range , you just need to tweak it some

Jul 31, 2020 04:11 AM
Rainmaker
332,584
Buzz Mackintosh
Mackintosh REALTORS - Frederick, MD
“Experience, reliable, leadership”

Depends on your current market, strategy and seller's motivation. Our market is seeing multiple offers, I would recommend around $540K to create the multiple offer scenario.

Jul 31, 2020 03:45 AM
Rainmaker
1,997,602
Andrew Mooers | 207.532.6573
MOOERS REALTY - Houlton, ME
Northern Maine Real Estate-Aroostook County Broker

I don't know your real estate market. And in mine, the seller. What is his / her situation and motivation. If he has a whale of a deal ahead IF he can sell in time, do what you need to do to make the puzzle pieces fit. Or if he is up against it and foreclosure is looming, don't tack on tons of wiggle room.

Multiple offer bidding wars happen in my area on waterfront. But take a zero place off.. our housing stock inventory is the $50K up and down. The 49,595 would seem used car gimmick like and whatever the price, you want to be on the higher end of the lower price bracket. Whatever shows up first in the slice, dice market search filtering Tony Lewis . And then make small sensible price reductions along the marketing period to increase interest before your listing runs out. 

Jul 31, 2020 03:42 AM
Rainer
208,343
Don Baker
Lane Realty - Eatonton, GA

in our market where rarely is anyone in a rush to buy (second homes) probably $555,000.  

Aug 01, 2020 12:46 PM
Rainmaker
817,055
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

I would price it as 1 million dollars. Unfortunately, the seller is unlikely to live long enough for the market to catch up to the price. So, more data needed, such as the seller expectation.
I start with the exceptional understanding of the tangible assets of the house. Homes with above grade construction are more robust, and built with excesses in durability and efficiency. Remember Panama Beach FL? The only home left standing was one of those above grade houses.
Secondly, what is the back story or the feature that the new owner WANTS TO TALK ABOUT. I sold a sad house at an exceptional price because of the ball bat above the bar. The owner wants to tell the stories of when Babe Ruth visited their Crest Lake home....in the day.

What are the options of active buyers? If there are 100 equivalent homes for sale, with same tangible assets and back story, the price is dictated.

All of these create the 'bill of sale." I care not a whit about the research other agents do regarding MLS data. If value can be established by tangible asset and added to with back-story...and the seller is patient...the price reflects the data.I do expect the buyer agent to use the 'bonus' to help their buyer make a good decision.
So, more data needed.

Aug 01, 2020 08:58 AM
Rainmaker
328,266
Carol Culkin, ReeceNichols
ReeceNichols Real Estate - Overland Park, KS
Overland Park Residential Real Estate

549K to entice the most buyers at the 550 mark and below. Buyers searching up to 550 always have a little more wiggle room and in the market should be prepared for bidding war. 

Jul 31, 2020 03:19 PM