Real Estate Curve

“How long has it been on the market”? This is a question many buyers of real estate ask. The thought behind it is often one of two things. Either there’s something wrong with the home or the pricing is too high. Both of these notions may need clarification. Let’s deal with the first thought.

Under the closest scrutiny one could argue that there is something “wrong” with every home. The real question here is: - does pricing of the home reflect what is being offered. In this case what is “wrong” with a home may be exactly what makes it “right” for some one who appreciates the opportunity and the reflected price.

Regarding the thought of over-pricing, it must be considered that where a home is extremely unique, a long marketing time may be necessary in order to obtain market value while pursuing a buyer with the same unique interest. On the contrary, with atypical homes, a long period of time on the real estate market may point toward inferior marketing but mostly toward over-pricing regardless of what is “right or wrong” with the home. However, sometimes when homes are reduced and buyers ask “how long has it been listed” the proper response is “at that price only…weeks”. By illustration and a bit of exaggeration to make the point, suppose a home is on the market for 2 years at $300,000 and the seller reduces it to $250,000. Then, while the buyer is asking “how long has it been listed”, there are 5 offers being presented, followed by the hollow apology “Sorry it’s sold”.

It is obvious then that both notions for “time on the market” may be incorrect. While you can always make an offer and succeed, it’s always best to ask yourself “does the pricing of this home reflect what is being offered” to avoid disappointment. Your REALTOR® will usually provide a real estate pricing analysis of the home in order to help you make the determination.