Started at $1,200,000, dropped to $1,100,000 — a $100,000 capitulation (-8.3%). Now priced 18.3% below comps. The seller has acknowledged the market and adjusted. The negotiation work has been done. If the client likes it, confirm condition and write within the comp range. Seller is unlikely to fight on price after a drop this big.
Watch-outs on this home
- 288 days on market AFTER the reduction — slow but not dead
- Verify the reduction history is the only price movement (sometimes there are smaller drops in between)
- Significant DOM (288d) post-reduction is unusual — there may be more story than the price
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
Started at $1,225,000, dropped to $1,045,000 — a $180,000 capitulation (-14.7%). Now priced 1.0% below comps. The seller has acknowledged the market and adjusted. The negotiation work has been done. If the client likes it, confirm condition and write within the comp range. Seller is unlikely to fight on price after a drop this big.
Watch-outs on this home
- 462 days on market AFTER the reduction — slow but not dead
- Verify the reduction history is the only price movement (sometimes there are smaller drops in between)
- Significant DOM (462d) post-reduction is unusual — there may be more story than the price
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
102 days on market with no reduction, but listed 5.3% below comps. This is unusual — either the comps overshoot the local market, or something hyperlocal is holding it back. Examine condition obsessively.
Watch-outs on this home
- 102 DOM at a below-comp price is the most concerning combination — buyers are seeing something we aren't
- Look for things buyers might turn away from at the door: smell, neighbor, road noise, view obstructions
- Check the listing photos for any patterns that might be off-putting
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
13 days on market with no reduction. The ask is 27.7% above comps. Within the absorption window but the price is being tested — if the home sits another two weeks, expect a reduction. Discuss with the client whether to wait or act now.
Watch-outs on this home
- 13 DOM with no reduction and an above-comp ask is the textbook 'about to reduce' setup
- Seller motivation is the question — listing agent's tone can reveal whether they're ready to move
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
52 days on market with no reduction, but listed 0.4% below comps. This is unusual — either the comps overshoot the local market, or something hyperlocal is holding it back. Examine condition obsessively.
Watch-outs on this home
- 52 DOM at a below-comp price is the most concerning combination — buyers are seeing something we aren't
- Look for things buyers might turn away from at the door: smell, neighbor, road noise, view obstructions
- Check the listing photos for any patterns that might be off-putting
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
Reduced from $1,250,000 to $1,199,000 (-4.1%), but still 29.0% above comps. The seller acknowledged the market once but not enough. There is more room here, and the existing reduction proves it.
Watch-outs on this home
- Seller has already shown willingness to negotiate — use that
- The remaining gap to comps is what we anchor on in any counter
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
Reduced from $1,060,000 to $999,990 (-5.7%), but still 2.6% above comps. The seller acknowledged the market once but not enough. There is more room here, and the existing reduction proves it.
Watch-outs on this home
- Seller has already shown willingness to negotiate — use that
- The remaining gap to comps is what we anchor on in any counter
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
22 days on market with no reduction. The ask is 4.0% above comps. Within the absorption window but the price is being tested — if the home sits another two weeks, expect a reduction. Discuss with the client whether to wait or act now.
Watch-outs on this home
- 22 DOM with no reduction and an above-comp ask is the textbook 'about to reduce' setup
- Seller motivation is the question — listing agent's tone can reveal whether they're ready to move
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
Reduced from $1,225,000 to $1,099,000 (-10.3%), but still 16.5% above comps. The seller acknowledged the market once but not enough. There is more room here, and the existing reduction proves it.
Watch-outs on this home
- Seller has already shown willingness to negotiate — use that
- The remaining gap to comps is what we anchor on in any counter
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
Reduced from $1,365,000 to $1,295,000 (-5.1%), but still 10.7% above comps. The seller acknowledged the market once but not enough. There is more room here, and the existing reduction proves it.
Watch-outs on this home
- Seller has already shown willingness to negotiate — use that
- The remaining gap to comps is what we anchor on in any counter
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
64 days on market with no reduction, but listed 3.9% below comps. This is unusual — either the comps overshoot the local market, or something hyperlocal is holding it back. Examine condition obsessively.
Watch-outs on this home
- 64 DOM at a below-comp price is the most concerning combination — buyers are seeing something we aren't
- Look for things buyers might turn away from at the door: smell, neighbor, road noise, view obstructions
- Check the listing photos for any patterns that might be off-putting
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
Reduced from $1,250,000 to $995,000 (-20.4%), but still 6.2% above comps. The seller acknowledged the market once but not enough. There is more room here, and the existing reduction proves it.
Watch-outs on this home
- Seller has already shown willingness to negotiate — use that
- The remaining gap to comps is what we anchor on in any counter
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
Reduced from $1,099,000 to $1,069,000 (-2.7%), but still 3.3% above comps. The seller acknowledged the market once but not enough. There is more room here, and the existing reduction proves it.
Watch-outs on this home
- Seller has already shown willingness to negotiate — use that
- The remaining gap to comps is what we anchor on in any counter
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
22 days on market with no reduction. The ask is 26.7% above comps. Within the absorption window but the price is being tested — if the home sits another two weeks, expect a reduction. Discuss with the client whether to wait or act now.
Watch-outs on this home
- 22 DOM with no reduction and an above-comp ask is the textbook 'about to reduce' setup
- Seller motivation is the question — listing agent's tone can reveal whether they're ready to move
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
120 days on market with zero price movement. Comps support $1,059,929 — this is asking 17.9% above that. The market has had time to react and has not. List is the ceiling, full stop. Do not open above $1,249,500 under any reasoning.
Watch-outs on this home
- 120 DOM with no reduction is highly unusual in this segment — there's a story here we need to understand
- Ask the listing agent directly: "Has the seller indicated any flexibility on price?"
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
Reduced from $1,250,000 to $1,199,000 (-4.1%), but still 14.0% above comps. The seller acknowledged the market once but not enough. There is more room here, and the existing reduction proves it.
Watch-outs on this home
- Seller has already shown willingness to negotiate — use that
- The remaining gap to comps is what we anchor on in any counter
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation
Started at $969,000, dropped to $925,000 — a $44,000 capitulation (-4.5%). Now priced 5.9% below comps. The seller has acknowledged the market and adjusted. The negotiation work has been done. If the client likes it, confirm condition and write within the comp range. Seller is unlikely to fight on price after a drop this big.
Watch-outs on this home
- 72 days on market AFTER the reduction — slow but not dead
- Verify the reduction history is the only price movement (sometimes there are smaller drops in between)
Confirm at the property
- Condition (pristine vs. needs work vs. dated)
- Finish quality
- Floor plan flow
- Kitchen layout
- Lot quality and orientation
- Smell and neighbor situation