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Fred Griffin Florida Real Estate, Licensed Florida Real Estate Broker (Fred Griffin Real Estate)

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Ambassador
3,468,935
Kathleen Daniels, Probate & Trust Specialist
KD Realty - 408.972.1822 - San Jose, CA
Probate Real Estate Services

Given what you wrote:  "Sellers market; houses on this street go under contract at full price in 10 days or less."

I do not believe the list price variance in the examples you give would make a difference. 

Aug 22, 2020 12:53 PM
Rainmaker
943,239
Jeff Pearl
Realty One Group Capital / LIC in VA - Lovettsville, VA
Full Service Full Time Realtor

$400,000.00.  Depending on your MLS, if you list for 399000.00, and a buyer enters $400-450,000.00 as search criteria, the $399,000.00 won't appear in their results.

Aug 22, 2020 02:21 PM
Ambassador
2,403,319
Carol Williams
Although I'm retired, I love sharing my knowledge and learning from other real estate industry professionals. - Wenatchee, WA
Retired Agent / Broker / Prop. Mgr, Wenatchee, WA

I would use the 400K mark.  That way it falls in the $375 - 400K search and the $400K - 425 K search... or whatever range they are searching.

Aug 22, 2020 12:49 PM
Rainmaker
1,662,684
Thomas J. Nelson, REALTOR ® CRS,ABR,PSA,RCS-D, CFSP
Big Block LPT Realty 858.232.8722 - La Jolla, CA
Coastal San Diego, Veteran's & Retirees Services

$399,968.21

It would pop! on the MLS and be an attention getter. 

In a hot market, ask for what you want. We have the idiotic value range in SoCal so I could ask $399,000-$401,000 and get 2 buyer pools.

Aug 22, 2020 02:59 PM
Ambassador
2,143,376
Alan May
Jameson Sotheby's International Realty - Evanston, IL
Home again, home again...

If houses go under contract at full price in 10 days or less, no reason not to price at $400K.

This exposes the property to those searching from $350-$400, $375-$450 as well as $400-425, and $400-450.

Aug 22, 2020 04:07 PM
Ambassador
2,655,156
Kat Palmiotti
eXp Commercial, Referral Divison - Kalispell, MT
Helping your Montana dreams take root

I prefer even numbers so would use $400K. As several people have suggested, then it'll be found in more searches.

Aug 22, 2020 01:43 PM
Rainer
478,451
J.R. Schloemer
Kentucky Select Properties - Louisville, KY

I like the bracket of the even number so you are appearing in two different searches. Just like Carol Williams mentioned.

Aug 22, 2020 01:35 PM
Rainmaker
1,126,689
Diana Zaccaro Broker Associate
ZOOM Realty Group - Cocoa Beach, FL
"The Accidental Blogger" Cocoa Beach, Florida

$400k will give the most exposure since those searching $380-400k and $400-420k will see it. 

Aug 22, 2020 01:15 PM
Rainmaker
2,901,213
Richard Alan Naggar
people first...then business Ran Right Realty - Riverside, CA
agent & author

3 is less than 4 making one wonder thus doing what marketing does...In real life, what does it matter whether something sells for $5k more or less? 

NOTE: Does anything sell at asking price now a days? 

Aug 22, 2020 12:27 PM
Rainmaker
1,514,605
John Juarez
The Medford Real Estate Team - Fremont, CA
ePRO, SRES, GRI, PMN

If your market is that brisk, a $1,000 difference in pricing would be irrelevant. What do the comps say? Price accordingly.

Aug 22, 2020 04:17 PM
Rainmaker
2,071,336
Evelina Tsigelnitskaya
SIB Realty - Sunny Isles Beach, FL

Wow, in 10 days under contract in that street?

So, really, does not matter $399,000 or $400,000 in this case.

Aug 23, 2020 02:57 PM
Rainmaker
1,862,416
Jeffrey DiMuria 321.223.6253 Waves Realty
Waves Realty - Melbourne, FL
Florida Space Coast Homes

Always an even number. You will either be the most expensive listing in one search or the least expensive listing in another search, but you get in both searches. That increases those who see your listing in automatic email notifications.

Aug 23, 2020 12:44 PM
Rainer
217,010
Sharon Altier
Coldwell Banker Realty - Elmhurst, IL
Luxury Property Specialist, CSC, SFR

All sage advice here!  Good luck!

 

Aug 22, 2020 07:23 PM
Rainmaker
803,989
Tony Lewis
Summit Real Estate Group - Valencia, CA
Summit Real Estate Group Valencia & Aliso Viejo

$399,950 would be my go to list price.

Aug 22, 2020 05:54 PM
Rainmaker
8,330,839
Roy Kelley
Retired - Gaithersburg, MD

I would use $400,000 because most search in round numbers. 

Aug 22, 2020 05:19 PM
Rainmaker
1,598,552
Valeria Mola
SIB Realty - Miami, Sunny Isles Beach - Sunny Isles Beach, FL
305-607-0709 SIB Realty Condos for Sale and Rent

$399,000. 

Why not 400K? 

Some search gives an option up to from 350K to 399K

Aug 23, 2020 02:15 PM
Rainmaker
885,607
Brenda Mayette
Miranda Real Estate Group, Inc. - Glenville, NY
Getting results w/ knowledge & know-how!

Remember to consider on-line buyer behavior and you'll have your answer:  $400k

Aug 23, 2020 06:08 AM
Rainmaker
2,820,209
Debbie Gartner
The Flooring Girl - White Plains, NY
The Flooring Girl & Blog Stylist -Dynamo Marketers

400, to get in both price searches.

Aug 23, 2020 06:07 AM
Rainmaker
5,645,181
Wayne Martin
Wayne M Martin - Oswego, IL
Real Estate Broker - Retired

Many years ago most followed the Schwinn bicycle lead and went with $399,900. Now people are smarter and $400,000 may generate more interest.

Aug 23, 2020 05:53 AM
Rainmaker
1,556,050
Ryan Huggins - Thousand Oaks, CA
https://HugginsHomes.com - Thousand Oaks, CA
Residential Real Estate and Investment Properties

400,000 makes the most sense in today's range based searches.  Since it's a cut-off point people searching for homes up to 400k and those searching starting at 400k would both be able to see it.  If it was 399k or 399.9k, then the 400 and up wouldn't see it.

 

Of course with that said, your 400 and up buyer can afford more and will likely go for something higher up in their range.

 

We still price many homes with the 399.9k or the 399k mark.

Aug 22, 2020 10:32 PM
Rainmaker
3,417,775
Scott Godzyk
Godzyk Real Estate Services - Manchester, NH
One of the Manchester NH's area Leading Agents

I am not sure it matters these days, i like the old stand by $399,900. Any listing I get, i put under contract in a day or so no matter the price. 

Aug 22, 2020 04:37 PM
Ambassador
6,854,086
Bob Crane
Woodland Management Service / Woodland Real Estate, KW Diversified - Stevens Point, WI
Forestland Experts! 715-204-9671

I dont think it really matters, they will all sell.

Aug 24, 2020 06:44 AM
Rainmaker
117,476
Mike Schneider
10 YRS with Active Rain ! - Lake in the Hills, IL
ABR, CDPE, SFR

iF your market is that hot...price it at $400k , fasten your seatbelt and prepare for Multiple Offers ... Best Wishes,

Mike

Sep 21, 2020 06:31 AM
Rainer
398,388
Adam Feinberg
Elegran - Manhattan, NY
NYC Condo, Co-op, and Townhouse Advisor

Search engines dominate over traditional marketing methods- and thus $400k will capture both the $399k and under buyers as well as those starting their search in the $400k range.

Sep 20, 2020 01:59 PM
Rainmaker
921,504
Annette Lawrence , Palm Harbor, FL 727-420-4041
ReMax Realtec Group - Palm Harbor, FL
Making FLORIDA Real Estate EZ

PRICE is the determinate of TIME.

What does the seller want?
What has the agent done to identify and distinguish the tangible and intangible assets of the property?
A lazy agent will compromise the owner and think quick sale is a good sale because the MLS is their ONLY tool.
In this case, I would suggest living in the house where Johny Depp lived in the movie Edward Scissor Hands takes the starting price to $450,000.
Now we wait for the buyer who wants something to talk about regarding their new home.

Aug 24, 2020 06:16 AM
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