Positive Case Study To Start 2026!

We recently listed a townhome and within 5 days we had received 3 offers on it, and it sold firm (no conditions), for a little bit over list price. We share this story not to gloat about our successes - although we are proud of it, and happy for all parties involved. Instead we share it because we think there are good lessons for both buyers and sellers in the story. It also continues our themes of hope & realism from our last newsletter.

The scenario. We started working in earnest with our clients in early December to get their home prepared for sale. This involved a consultation from our team that included advice regarding pricing & listing strategy. A preferred staging partner provided a recommendation list to the sellers and also prepared her own staging plan. We had a prelisting home inspection completed, which provided the sellers with an honest overview of the mechanical components of their home. The sellers were able to make some repairs based on the inspection. Preliminary exterior photos & floor plans were produced about two weeks prior to going to market. Prior to listing we were able to create marketing materials that we could use to target local agents with. We were also able to post coming soon content on social media and install signage just prior to listing. Since there was a private road in this situation, home association documents were ordered well ahead of time, so that they could be provided to serious buyers.

Just prior to listing we had professional cleaners through the (already very clean) home. The staging team followed the next day, and they were followed by the returning multimedia (photography, video & drone) company. The next day we were able to complete the listing, final marketing material and go to market!

It was a little quiet the first couple of days (we think an ill timed snow storm had something to do with that). The weekend was steady with showings, and the open houses were quite busy. By Monday we had three offers from three very enthusiastic buyers. Each set of buyers improved their offers at least once, and in the end the home sold for over list price with no conditions.

Lessons for Sellers. Execution of a sound plan was very important. Realistic pricing was also very important. All the right steps were taken to prepare and present the home. The public's reaction to the home was very positive. The positive reaction was a mix of how the home presented in marketing and in person and also the perceived value. We heard a number of positive comments from the public and agents about the price seeming fair. A good reminder that you want your home to stand out both in terms of how it shows, and how it is priced. This can lead to enthusiastic reactions from buyers even in this market!

Lessons for Buyers. Evaluate each home and situation on its own merits. Just because some homes are taking a long time to sell, or sell with big gaps between list price and sale price, doesn't mean that every home sells with those exact circumstances. If the home you love is listed at market value, you are not overpaying by offering close to list price, full price, or even a little over list price. If the home is overpriced - then absolutely - the gap between the list price and your offer price could be considerable.

We are always here to chat through your questions about buying or selling in this market. We appreciate your referrals to friends & family. Cheers Joe, Doug & Randal Real Estate