{"id":6539,"date":"2021-03-10T15:54:53","date_gmt":"2021-03-10T23:54:53","guid":{"rendered":"https:\/\/www.flyhomes.com\/blog\/?p=6539"},"modified":"2021-04-28T15:24:15","modified_gmt":"2021-04-28T22:24:15","slug":"in-real-estate-what-is-list-price","status":"publish","type":"post","link":"https:\/\/flyhomes.com\/blog\/in-real-estate-what-is-list-price\/","title":{"rendered":"In real estate, what is list price?"},"content":{"rendered":"\n

When you\u2019re shopping for most things, you accept the price for what it is. That new kitchen table or awesome TV costs what it costs. The price is the price. One common exception is cars, where it\u2019s normal to think about negotiating. Another exception? Houses.<\/p>\n\n\n\n

When a seller lists a house, they include a price \u2026 but that price means pretty much nothing<\/em>. This quirk of homebuying is why it\u2019s common to hear about homes selling for more or less than list price. <\/p>\n\n\n\n

\u201cYou rarely pay list price,\u201d says Flyhomes Client Advisor Jack Schwabeland. \u201cI always tell my clients the price tag is not the price tag. Either there will be a lot of interest and you\u2019ll pay above asking price, or it won\u2019t be competitive and you\u2019ll pay below.\u201d  <\/p>\n\n\n\n

So, what is list price? <\/strong><\/h2>\n\n\n\n

List price is a strategic tool for the seller and their agent to position a home on the market. <\/p>\n\n\n\n

When pricing a home, the seller\u2019s agent comes up with a value based on an analysis of comparable homes in the context of the current local market. <\/p>\n\n\n\n

What prices did similar homes recently sell for? How quickly have homes been selling? How many buyers are out there looking for homes? <\/p>\n\n\n\n

The value based on comps is a starting point. Now it\u2019s time for strategy. <\/p>\n\n\n\n

The agent considers the seller\u2019s goals. In a less-active market, time is a main factor. Is the seller willing to wait longer if they\u2019ll get a higher price? <\/p>\n\n\n\n

In a competitive market, one common strategy is to under price in hopes of driving competition. <\/p>\n\n\n\n

For a home the agent thinks is worth $600,000, they might price it at $550,000, aiming to start a bidding war that drives up the price. <\/p>\n\n\n\n

Lanz Camacho, Flyhomes Client Advisor Lead in the Bay Area, says, \u201cIt\u2019s supply and demand. In a hot market, buyers are willing to pay more to get a home they want, so the home is worth more. Generally, when there\u2019s less competition, the home is worth what comparable home sales say it\u2019s worth.\u201d <\/p>\n\n\n\n

The local \u201crules\u201d<\/strong><\/h2>\n\n\n\n

Not only does market activity play into list price, every region has its own norms. <\/p>\n\n\n\n

For example, in the Bay Area, certain places are known for using the tactic of pricing houses low to create a frenzy among buyers, which drives up the price. <\/p>\n\n\n\n

\u201cYou almost never see a home listed at market value in northern California,\u201d Lanz says. \u201cIn San Francisco proper, Oakland Hills and other parts of Oakland, Fremont, and some parts of the South Bay, like Sunnyvale and Cupertino, houses are being priced extremely low.\u201d <\/p>\n\n\n\n

In a competitive market, pricing a home about 10 to 20 percent under market value is typical, but Lanz has seen homes that research showed were priced more than 30 percent under market value (and subsequently sold for more than 30 percent over the list price). <\/p>\n\n\n\n

Lanz notes that the market value an agent finds through research is generally higher than the estimates you find online on popular pricing websites. Be careful about how much stock you put in online numbers. <\/p>\n\n\n\n

What if the house isn\u2019t worth as much as I\u2019m willing to pay for it? <\/strong><\/h2>\n\n\n\n

Let\u2019s talk about how a house\u2019s worth is determined. At the point when your offer is accepted, your mortgage lender will send a professional appraiser to decide on its value<\/strong><\/a>. <\/p>\n\n\n\n

If the appraiser comes back with a value that\u2019s lower than the purchase price you\u2019ve offered, you may have to pay the difference out of pocket at closing. <\/p>\n\n\n\n

Because this scenario isn\u2019t uncommon in active markets, talk with your agent about considering this potential payment in your max budget. Worst case, you plan to make up a difference and end up not needing to. Then you\u2019ll keep that money! <\/p>\n\n\n\n

There are other ways to deal with a low appraisal, too<\/strong><\/a>. <\/p>\n\n\n\n

  1. Appeal the appraisal<\/li>
  2. Have a second lender appraise the home <\/li>
  3. Restructure your loan terms<\/li>
  4. Renegotiate the home offer with an appraisal contingency<\/li>
  5. Back out of the offer within an appraisal contingency<\/li><\/ol>\n\n\n\n

    At Flyhomes, we use real-time market data and analysis prepared by our research team as well as information on pending properties to get the best sense of where an appraisal is likely to come in so our client knows what to expect. <\/p>\n\n\n\n

    Condos and townhomes <\/strong><\/h2>\n\n\n\n

    The list price strategy of under pricing is most important for single-family homes. Condos and townhomes sometimes see more transparent pricing and bidding wars on these types of homes are less common.<\/p>\n\n\n\n

    For that reason, homebuyers who are wary of paying more than they think a home is worth or who simply don\u2019t want to compete for a home they love might consider looking at a condo or townhome.  <\/p>\n\n\n\n

    The bottom line <\/strong><\/h2>\n\n\n\n

    Unlike most things you buy, a house is worth what someone is willing to pay for it. It\u2019s key that you, as a buyer, think hard about your highest price given your budget and how much you love a home. A good agent will help you understand the nuance of why a particular home is priced the way it is and what the pricing strategy seems to be, and they\u2019ll help you land on a price you\u2019re comfortable offering the seller. They have insight into what\u2019s been going on locally, so they\u2019ll be able to let you know if offering under list price is a realistic option for your situation at that moment.<\/p>\n\n\n\n

    \n\n\n\n","protected":false},"excerpt":{"rendered":"

    Have you ever wondered why homes sell above (or below) list price? It all comes down to what list price actually means: pretty much nothing. <\/p>\n","protected":false},"author":148668397,"featured_media":6541,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_lmt_disableupdate":"","_lmt_disable":"","_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[8553,655421632],"tags":[],"class_list":["post-6539","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-strategy","category-tips"],"yoast_head":"\nIn real estate, what is list price? - Blog<\/title>\n<meta name=\"description\" content=\"Have you ever wondered why homes sell above (or below) list price? 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