1) Get the TREND data for the past 6 months..trend data takes the sales, inventory and other such data and gives you a eagles eye view of the marketplace. It is VERY important to know who your competition is, and how many houses are just like yours that have sold AND are for sale.
2) Get the list of ACTUAL SOLDS in the past 6 months
3) Look at HOW LONG these houses took to sell
Get all this real factual information from your Realtor...if your Realtor does not understand this terminology, find another...do NOT compromise getting this information.
Armed with 1 through 3, and analyze your home...looking at how low will you go to get your house sold relative to the competition..and what you need to do to your house to put in on the frontline in getting it seen and sold. Your Realtor can show you what you need to do..freshen up, do the curb appeal, etc.
Appraisers opinions are just that...opinions. Use real numbers in a real timeframe. When you list your house have means and methods to track how many people look / hit websites where your home is advertised. If your Realtor cannot provide that info, make them list the house on trulia.com and send you weekly updates as a minimum. This way you can analyze real traffic data to know if your house is priced right and if the marketing is working.
Selling your home is not a static proposition..you and your marketer/Realtor needs to put the word out and get immediate feedback from all sources...this is something an appraiser does not do..and the main reason you should not use their data for your purposes.
Real Estate agents are not appraisers, loan officers or inspectors even though some of them think they walk on water....they dont!
And what do you mean by "realtors" price?? What the heck? Its your house !
It is good that you are questioning this difference.....
A $15,000 difference is not a big issue.....we are aware of appraisals that were done by two different appraisers on the same property that were $50,000 apart.....that's a problem.
As the seller, you should go after as much as you can get for your property but keep in mind that if your future buyer needs to finance their transaction, it will be imperative that the property appraises for the contract amount. So pricing the property at the appraised value may not be allowing you the cushion you will need to guarantee a successful transaction.
Our recommendation....considering a number in between may make the most sense.
Appraisals and CMA's are snapshots in time from two different perspectives. While the appraisal price may be more desirable to get, your Realtor may have your best interests in mind. Over pricing results in a lower eventual sales price. If the two opinions were the only two options, I'd go with the Realtors.
Now you have another option, get one or two more agents to provide you with their opinions. You are not on the market yet and it's not unheard of for two agents or two appraisers to see things differently. Just remember the highest opinion may not be the best one for you. The ultimate determination of value will come once you are on the market and get an offer.
Harris Manor Realty
Appraisers and realtors can both be helpful in pricing your home. Appraisals can be helpful because they give an opinion on price based on recent comparable solds-but it's just that, an opinion. In today's market, buyers are not only looking at solds but at the competition to find what homes offer them the most value- factoring in location, condition, amenities and price. In today's market, it's important to work closely with your realtor to price your home to be in the market, not sit on the market. If you're interested in a second opinion, feel free to give me a call or email me and I'd be happy to provide you with a well researched overview of the market and an unbiased opinion on pricing your home.
Keller Williams Realty
225 810-2437 Cell