Your 2/1 is worth $175000 tops.
Tops was in 2007.
Crazy folks will pay $225000 in 30312 for a 2/1.
But, you are in 30315. Your pricing sweet spot today between Cherokee and Hill for a darling 2/1, with property depth and curb appeal on a quiet tree-lined street is $125000 to $150000.
Caroline from Duffy - your comment that "We listing agents are not that important to the process as much any more for most transactions" is a bunch of functionary babble.
Fiduciary agents with hyper-local expertise offering full service for a fair price get most real estate sales done.
I think Rhonda Duffy is awesome - she has more listing horsepower in her little Alpharetta office than any other agent in Georgia. Do you need some forest land sold in Dooly County? Rhonda will list most properties for $500 up front.
Last Summer, in 50 days, Julie Brittain, my Keller Williams associate for 10 years, and I sold a property at the busy corner of Hill and Atlanta near your house for $272000. A short sale. The most reliable means of property selling is reliant upon hyper-local expertise, knowing the buyers, and networking.
Hyper-local, fiduciary real estate agents and brokers like Bill Adams and Debbie Jone-Kelly have been successful at Grant Park property sales for decades - how do they succeed? One fiduciary transaction at a time.
Most fiduciary agents can not operate a profitable practice at $500 per transaction. Rhonda can. However, Iggy manages to do his downscale, lowest common denominator GAMLS and realtor.com listing game for free - I'd still pay Rhonda and get a professional experience with a human being before I slummed a skank like Iggy.
Functionary service providers do not care that many of their listings fail to sell - expired and withdrawn at $500 a listing.
When my listing clients in Kirkwood needed a win on a $340000 sale, a listing that was on the market for 15 months, I reduced my discounted commission of 2% of the sales price to a flat fee of $1000.
In the past 15 months, I've walked my client's dogs, prepared their house for sale, held over 10 open house events, put out one fire, stopped one leak, and followed up, followed up, followed up all for a $1000 commission check for Keller Williams Realty.
Keller Williams will take a portion of that, I'll pay my Closing Coordinator, Hilary $275, I'll donate $25 to KW Cares, and I'll pay a nominal FMLS fee - I keep the rest. I'll pull my $75 estate signpost installed by Reliable Post, pull my $250 virtual tour on the best website for property selling in Intown Atlanta, showing247.com, pull all of my postings and listings from 100+ websites, and when my Assistant, Dana is done doing all of that, she'll probably have over 20 hours at $20 per hour of time on task for just this one listing. Maybe 30
Now, what should I do with my $400ish commission check? Well maybe I should co-sign it over to you, because apparently you need it. You can almost hire Rhonda Duffy with it.
4 hours after we get that house closed, my busy clients and I will close on their purchase of a cool condo at White Provision lofts and in addition to my commission, I'll receive a $10,000 bonus from the builder.
Win/win or no deal.
When the first quarter 2010 statistics came out for metro Atlanta we saw that more than 60% of all listed property failed to sell. In spite of the false buoyancy of the tax credit, I expect that the numbers got worse in the second quarter. The scrubbed charts and stats come out in a couple of weeks, and I'm expecting that it did indeed get worse for sellers.
The question to ask yourself Mary is how would you change your behavior if you knew with absolute certainty that the market would be down another 10% within 3 to 6 months?
How would that knowledge effect your behavior today?