I live in a relatively small market area. I viewed EVERY listing as it came on the market, so when I went on a listing appt, I already knew what the competition was. I was also familiar with pending and closed transactions to include in my Brokers Price Opinion report.

Definitely and is really an important part of the process

ABSOLUTELY! And seller and I would be discussing strategic positioning!

Yes

Yes, sir! And lots more research and homework as well. 

Absolutely, I do my historical Sold research, my current Pending research and my "competition" Active research to get a clear picture of historical comps, direction of the market, DOM, CBB% being offered (well not any more on this one LOL), average condition of competing properties. I need to know how to advise my sellers on the realities of their market...I do this for all properties, even when I already know the market of "that" neighborhood.

Always.  I as the listing agent let the Seller know what has sold, and where they stand amongst the field of competing listings.

Yes, of course.  I always do my research, which includes checking to see what Zillow says about their property, because you can be certain that the seller knows what Zillow says their place is worth, and I need to be able to support my vision, not theirs.

Of course Michael Elliott . I always looked at all comparables that I presented to the Seller. I'm not sure it did much good. I could always see where some comparables were slightly superior but the Seller was full of buts. But mine, but this, but that...

Most of the time.   There are listings that state - previews not allowed.   This is usually for the higher-end homes.  In these cases, we usually can see most of the home via the photos.   We can have 50 photos per listing now.

No, there are so many good pics/vids that you can get a feel for the house. Check out the yard with G Maps.

I'm in the minority I guess.

Yes, always an in-depth and comprehensive analysis of the market in general and the specific properties in question (recently sold, pending, etc.)

If the home is vacant, I will preview it.  I am not one to pretend and disrupt a seller under false pretenses.  

Much like Ryan Huggins - Thousand Oaks, CA we work in a specialized niche market - different niches however. 

Always, assuming I can get in.  

Not in person.  I might if they're vacant, but the photos do a good job and I don't want to make a seller leave just if I'm not bringing a buyer.  Plus, there isn't that much in the way of competition out there right now.  With the listing I have there really is none.

All the time.

Absolutely! There is an advantage to knowing the competion from condition to staging. And, most important, pricing. 

It depends on how well I know the building (about 98% of our sales are condos and co-op apartments). If I know the building really well- then in most cases, I don't need to preview a comp in the building unless there is something really unique about it or the condition is at one extreme or the other. 

Yes.

It depends. I always look at everything necessary in order to properly advise the seller of list price. 

Always. 

You need to know about the competition if you are going to provide professional advice.

I preview the best competition when drafting an offer and also when sharing a CMA with buyers sometimes make sure they have seen the best competition.  I don't list.  But it's important to "know" the market.

I would not go on a listing appointment without preparing a Comparative Market Analysis. The CMA would show comparable sales, pendings, listing prices, DOM, number of offer submitted on closed transactions. 

You have to put in some time and work. You can't just make stuff up.