tag:blogger.com,1999:blog-7451044254506572493.post9210834325071668689..comments2008-06-03T19:34:34.879-04:00FRANK LL0SA Va Broker- BLOG.FranklyRealty.comhttp://www.blogger.com/profile/12647085935682292923noreply@blogger.comBlogger2125tag:blogger.com,1999:blog-7451044254506572493.post-84211764787936705462008-06-03T19:34:00.000-04:002008-06-03T19:34:00.000-04:00Sorry, I wish I could help. I can't really do much while you are under representation. I wish I could, but even if I could, I'm not sure there would be much to add.<BR/><BR/>I can say that Open Houses don't sell houses. Agents do them to get new buyers that are looking 2-3 months out.<BR/>FrankFRANK LL0SA Va Broker- BLOG.FranklyRealty.comhttp://www.blogger.com/profile/12647085935682292923noreply@blogger.comtag:blogger.com,1999:blog-7451044254506572493.post-30325325933324057492008-06-03T19:33:00.000-04:002008-06-03T19:33:00.000-04:00Yes, we're fully aware of, and track as closely as possible all the competition in the area. Unit #XX is NOT larger, but they just did the upgraded appliances and counter-tops before putting it on the market at that price. <BR/> <BR/>We do get the report from XXX and have monitored the pricing trends. We are still within the median grouping on price per square foot.<BR/> <BR/>We do get showings, but they are usually calls from agents off the MLS listing, since XXXX doesn't do open houses. She will, periodically, have an associate hold one. We had such an open house this past weekend with a dozen people through in the two hours it was open. Feedback is always requested, and XXXX is especially good at doing follow-ups with other agents who come through and keeping us up to date on a weekly basis. We have only had one state it was over-priced - and that was back in February from a low-baller. The vast majority of comments fall in the "shows really well" category. And, given the location, a sense of wonderment that it hasn't sold.<BR/> <BR/>Unit #XXX. Sigh. The bane of our existence. That particular unit was an investment property from the original date of sale in 1995. The unit was in such deplorable condition the new owner is out around $20k, just to get it up to rental condition. Also, that particular sale was quite some time back (it was also a get-out-Dodge sale as well). Unit #XXX sold since then at $498k.<BR/> <BR/>We are listening to XXX. However, she has not recommended another drop in asking price for the last couple of months. We are NOT expecting to get the asking price; never did. We consider that only a starting point to negotiate down from. We also have in hand an appraisal we had done in March for $480k.<BR/> <BR/>So that's pretty much where we're at right now.<BR/> <BR/>DougDougnoreply@blogger.com