Now Entering the Arena: Brand-New Builds (a.k.a. Your Flashy Competition) Ah, yes. New builds—the Disney World of real estate. Model homes with glittering quartz countertops, “smart” thermostats that outthink you, and builders offering interest rate buydowns like Oprah handing out car keys. Plus, they come with fresh warranties and zero awkward stains on the carpet. So if your lovingly-maintained-but-slightly-dated 10-year-old home is priced the same—or (gasp) higher—than the brand- new build down the street that throws in a fridge and window blinds? Let’s just say... you better have a secret tunnel to Narnia in your backyard. The Psychology of Pricing: It’s Not Just a Number Pricing your home is less math and more matchmaking. The first two weeks your listing is active? That’s the honeymoon phase. That’s when you get the most eyeballs, the most clicks, the most excited “Honey, look at this one!” texts. But if buyers think your price is off—even by a little—they won’t bother scheduling a tour. Instead, your listing slowly slides into “why hasn’t it sold yet?” territory. Cue suspicion. Cue lowball offers. Cue regret. On the other hand, a well-priced home creates urgency. Multiple buyers. Bidding wars. And the magical phrase: “above asking.” You vs. The Neighborhood (and Builders) Real estate isn’t one-size-fits-all. Your pricing strategy should be more tailored than a three-piece suit. A great agent isn’t just looking at recent sales—they’re looking at: • What’s actively on the market (your competition) • Builder incentives and flashy promos • Local market demand • What concessions are being offered They know how to position your home like it’s The One—because in a sea of listings, you don’t want to be “nice,” you want to be irresistible.
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