A grant deed is a type of deed used to convey ownership in a property. If you own your home free of any mortgages, then you should have a grant deed. Other types of deed include trust and quit-claim deeds.... more
An excessive (more than 90) DOM usually negatively effects the appraised value, because that is an indication of a home being overpriced. The opposite (less DOM) doesn't work in reverse though.
Unfortunately, homes that are "priced to sell" - foreclosures, short sales, relocations, etc - are most representative of the current real estate market in most areas nowadays. And lenders want to err on the side of being conservative, even if it kills a deal between a willing buyer and seller.
When there are an abundance of similar comps in a 3-6 month time frame then an appraiser may have the ability to overlook one bad apple. But when there aren't (like now), then they have to report things back to the lender best they can even if it upsets the buyer and seller. The new HVCC (home valuation code of conduct) adopted recently makes it even tougher to dispute an appraised value as well.
So unfortunately it sounds like you're stuck between a rock and a hard place here. Best of luck... more
Post it both ways (or have your agent do that) and make mention of the mixed use zoning in the "remarks" as well. There is an advantage to get the word out in both markets; you'll also want to have your listing listed in the commercial arena (the one outside the normal MLS). If the agent you are considering says he's not a commercial agent have him/her contact a a comm. agent who will co-list with him/her so you get the word out in both major arena. Commercial is a whole other world and they don't have the same MLS. So you'll have good luck selling your place if it's priced well. Make sure your agent gets commercial consultation (with experienced commercial agents) when pricing it; especially if you use a 'solely residential' agent to do the for the listing-... more