The First 30 Days

The first 30 days of a listing are critical.

That is when you will get the highest price and most interested parties.

Today’s buyers are educated and waiting. When a well priced home hits the market, multiple buyers will compete.

The longer a home sits on the market, the lower the PPSF and % of assessment the seller will get.

85% of our inventory in 2017 sold in the Magic 30 day period.

65% of our listings sold in the first weekend.

In Fairfax County:

  • 38% of the homes sell in the first 30 days
  • 14% sell between 30-60 days
  • After 60 days, homes have a 50/50 chance of selling
  • If they do sell, they sell at average of 9% less than the first 30 days

Top Producers tend to leave their inventory on the market longer so they can advertise it

Good for the Realtor, Bad for the seller.

We make every effort to sell the home when it is most valuable, in the first 30 days.

  • 85% of our listings sell in the first 30 days
  • 65% of our listings sell in the first 12 days
  • Multiple offers often push prices over appraised value and give maximum protection during a home inspection release
  • Only 10% of our homes make it to 60 days

Over pricing homes can cost sellers tens of thousands of dollars

DO NOT let this happen to you!

  • Home listed at $1.1M
  • After market rejects the price, we recommended pricing under the $1M threshold
  • The home remained at 1.05M
  • A $995k offer was rejected
  • Seller switched Realtors
  • SOLD for $938 7 months later
  • Over 1 year of frustration and a $60,000 loss due to mis reading the market
  • Home located in a very popular neighborhood
  • CST value is $840, with a 2 week projected marketing period
  • Price recommendation, stay under $850 threshold
  • Family decides $855
  • Home sits
  • Price finally reduced to $850
  • Contract is received for $835k w home inspection for informational purposes only
  • Seller rejects contract
  • Seller relists home
  • 6 months later it sells for $787,500.
  • One buyer after 9 months means a long home inspection battle

Please do not let this happen to you.

Beware Realtor Promises

Hungry Realtors want listings and promise prices they can not deliver. This causes a massive amount of time on the market and lower prices

CST estimate of Value $1.35

  • Seller is promised $1.495 and home is listed
  • After 18 months, and 3 Realtors, a price reduction to $1.388 produces a contract
  • Final price is pending.


CST recommend price $1.4M

  • Realtor promised $1.575
  • After 197 days on market home is sold for $1.395

CST Estimated Value is $1.45M

  • Home listed for $1.699M in Sept. 2016
  • Home still on the market
  • Price now reduced to $1.499

There are many more examples. Moral of the story focus on two things:

  • What will a home appraise for
  • what will buyers actually pay

Contact Casey Samson at casey@caseysamson.com

©Copyright Casey Samson 2018
Created By
The Casey Samson Team

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