A Tale of Two Identical Homes

(Why Only One Sold in 3 Days)

Same neighborhood. Same floor plan. Same features.

One was listed at $399,900 by a “seasoned” agent. (Ask me why I would NEVER list at this price.)

I listed the other at $375,000.

What happened next:

- My listing: 3 days on market, full price, as-is, zero repairs.

- The other listing: price reductions, 44 days to contract, only 93% of asking price, repairs required—and a call to me asking what I did differently (no lie).

But… isn’t the market “bad”?

It’s not bad—it’s balanced. We’ve shifted from the red-hot COVID seller’s market to a field where buyers have leverage. August actually posted the most closings since 2022 and the highest August median price on record. So why do some homes stall? Because the strategy didn’t adjust with the market.

The strategy that changed everything: a Supply–Demand Audit.

Instead of pricing where sellers hope buyers will go, I price where buyers already are. For this home, the data showed:

- At $375,000 we’d be in front of 78% of active buyers.

- At $399,900 we’d reach only 45%.

A 33% greater chance of selling the home. 

More qualified eyes = more showings = stronger offers = fewer headaches.

Net result: more money in 6 weeks less time, with an as-is contract.

Thinking of selling this fall?  I’ll show you precisely where today’s buyers are—and how to position your home to win in a balanced market.

P.S. Pricing isn’t about guessing a number; it’s about engineering demand.