Incidentally Gerard, much of the trends you're thinking of the data has been manipulated by local and federal officials in an effort to maintain a constant flow & realization. I thought it would have been apparently obvious by now given the level of corruption we've witnessed in politics since 2000. There is a lot of lying going on across the board and it looks ridiculous to outsiders. I don't know exactly how much longer this will carry on but I do believe the longer it does the more impact it will have on hope & futures. The pressure is becoming much too high on the hull of this ship for band aids and tape. Investors are not interested in science fiction!
Regardless of the list price, there's nothing stopping you from writing an offer on home based on recent sales or what you think the property's worth.
The coffee smells just fine......pour yourself a cup and relax.......
For four years now, we have been "chasing the curve"; meaning that we would list a house for what the SELLER hoped he would get, and the curve was going down. Then, two months later, we would lower the List, but not enough. Still chasing the curve. This is why a LOT of homes stayed on the Market for a year or more.
It has been a very frustrating time for Realtors, because people would not listen to us. Everything was spiraling downward, no listening, less credibility, even less listening.
As Realtors, we try to advise people how much to List for and how much to Offer. We are the messengers who get blamed both ways: The SELLER determines the Listing Price, which could mean the Bank.
The Seller thinks that if he sets a price $25,000 lower; that he is giving away his money! We cannot make him see that if he doesn't have an offer, he isn't giving anything away. And the hardest thing to convince a Seller is that if we start with a low List, we should get multiple offers and a shorter time too.
Excuse me, are you listening?
good luck and may God bless