{"id":16545,"date":"2017-10-01T10:56:21","date_gmt":"2017-10-01T17:56:21","guid":{"rendered":"http:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/?p=16545"},"modified":"2017-10-01T10:56:21","modified_gmt":"2017-10-01T17:56:21","slug":"my-ideal-closing-date-is-always-yesterday-the-perfect-real-estate-listing-in-the-reckless-teenage-years-of-the-new-millenium","status":"publish","type":"post","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/16545\/my-ideal-closing-date-is-always-yesterday-the-perfect-real-estate-listing-in-the-reckless-teenage-years-of-the-new-millenium\/","title":{"rendered":"My ideal closing date is always<\/em> yesterday: The perfect real estate listing in the reckless teenage years of the new millenium."},"content":{"rendered":"

\"\"<\/p>\n

On Facebook of late I\u2019ve written about the idea of the perfect offer \u2013 the sum total purchase contract package most likely to win the de facto<\/em> auction I am holding for my real estate listing.<\/p>\n

We\u2019ll talk about this in some detail, in due course, but for now the decision matrix for the ideal offer is obvious:<\/p>\n

Highest safest soonest closable net return.<\/strong><\/p>\n

The price is the price, and you can lose me fast by dicking around. List or better? I like cash now, financed fast and FHA almost never. We\u2019ll discount your offer for the time-value-of-money, obviously, but also for the closing-risk entailed by every new dawning day. My ideal closing date is always<\/em> yesterday.<\/p>\n

The corollary of the perfect offer is the perfect listing, and that’s an elusive prey. What we want is a marketing presentation \u2013 home, listing, photos, collateral \u2013 that cannot not<\/em> elicit avid offers.<\/p>\n

I list almost never lately, mostly repeats and referrals, which for me means a lot of investors. My sellers can be tight with a buck, but they’re rational. That matters, because a perfect listing wants a near-perfect house.<\/p>\n

How near-perfect? FHA\/VA-able, obviously, but I want more than that: Turn-key livable from Day One, with upgrades and spruce-ups as needed, cleaned to mother-in-law perfection and staged to charm. I want to be indubitably appraisal- and inspection-prepped, but more than that I want to be better than my competition \u2013 by a lot.<\/p>\n

I don’t have to be luxurious or dramatic, just two or three cuts above everything else my potential buyers are seeing. For the same money or a little more, my house is your new home \u2013 and everything else is a work-in-progress.<\/p>\n

We list just after midnight on Friday morning, this to maximize the marketing benefit of the Days on Market tally but also to maximize buyer frenzy: We offer up the scratch when we know buyers will be itching. My listing should be referenced in many, many “We must see this Saturday” emails.<\/p>\n

The listing price? My best guess of the full appraisal value on the day of listing \u2013 no discounts, no testing-the-market, just what the Read more<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"

On Facebook of late I\u2019ve written about the idea of the perfect offer \u2013 the sum total purchase contract package most likely to win the de facto auction I am holding for my real estate listing. We\u2019ll talk about this in some detail, in due course, but for now the decision matrix for the ideal […]<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_crdt_document":"","jetpack_post_was_ever_published":false,"_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":[5],"tags":[],"class_list":{"0":"post-16545","1":"post","2":"type-post","3":"status-publish","4":"format-standard","5":"hentry","6":"category-real-estate","8":"no-featured-image"},"jetpack_featured_media_url":"","jetpack_sharing_enabled":true,"jetpack-related-posts":[{"id":14549,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/14549\/which-home-is-the-right-one-for-you-coldwell-banker-says-its-the-property-for-which-coldwell-banker-will-get-paid-double\/","url_meta":{"origin":16545,"position":0},"title":"Which home is the right one for you? Coldwell Banker says it’s the property for which Coldwell Banker will get paid double.","author":"Greg Swann","date":"May 6, 2011","format":false,"excerpt":"Is this home the right one for you and your family? No, sorry. That's an exclusive listing. Your trusty, ever-faithful Coldwell Banker broker won't get paid if you buy that house. So is this the perfect home for you? Oh, no! This home has serious systemic defects, the worst of\u2026","rel":"","context":"In "Dual Agency"","block_context":{"text":"Dual Agency","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/dual-agency\/"},"img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":604,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/604\/listing-adventurously-the-bloodhound-way\/","url_meta":{"origin":16545,"position":1},"title":"Listing adventurously the Bloodhound way . . .","author":"Greg Swann","date":"November 5, 2006","format":false,"excerpt":"\"If you list, you last,\" runs the Realtor's mantra. This is true to a degree: It assumes you will last long enough to get a listing and for that listing to sell. It's no accident that most agents start out working with buyers. It's harder work -- from the traditional\u2026","rel":"","context":"In "Marketing"","block_context":{"text":"Marketing","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/marketing\/"},"img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":16548,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/16548\/real-estate-auctions-not-just-for-foreclosures-anymore\/","url_meta":{"origin":16545,"position":2},"title":"Real Estate Auctions: Not Just For Foreclosures Anymore","author":"Brian Brady","date":"October 2, 2017","format":false,"excerpt":"Two years ago, I started paying MLS, NAR, CA, and SDAR dues.\u00a0 Since my wife Debra was taking on more of the lending responsibilities, I spent the bulk of my time working with the real estate agents.\u00a0 Having MLS access allowed me to hold broker opens for my agents, hold\u2026","rel":"","context":"In "General"","block_context":{"text":"General","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/general\/"},"img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":762,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/762\/who-needs-realtors\/","url_meta":{"origin":16545,"position":3},"title":"Who needs Realtors . . . ?","author":"Greg Swann","date":"December 12, 2006","format":false,"excerpt":"I was talking with a reporter yesterday about the idea of disintermediation in real estate. I brought up the question of what is the ideal closing date, just as a quick and dirty illustration of why buyers and sellers need professional advice, even if they think they don't. This morning's\u2026","rel":"","context":"In "Disintermediation"","block_context":{"text":"Disintermediation","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/disintermediation\/"},"img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]},{"id":16541,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/16541\/whos-afraid-of-the-big-bad-bot-real-estate-ai-is-a-cargo-cult-of-trivia\/","url_meta":{"origin":16545,"position":4},"title":"Who\u2019s afraid of the big, bad bot? Real estate \u201cAI\u201d is a cargo cult \u2013 of trivia.","author":"Greg Swann","date":"September 30, 2017","format":false,"excerpt":"I'll talk more about this as we go forward: I am listing almost never, but I am listing as close to perfectly as I can. I have made myself into a killer real estate listing agent by way of behavior modeling: Double-thinking appraisers and experienced agents to get to the\u2026","rel":"","context":"In "Fun With Vendorsluts"","block_context":{"text":"Fun With Vendorsluts","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/fun-with-vendorsluts\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-content\/uploads\/2017\/09\/BotBait.png?resize=350%2C200","width":350,"height":200},"classes":[]},{"id":236,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/236\/how-to-exterminate-a-cowbird-a-comedy-in-three-acts\/","url_meta":{"origin":16545,"position":5},"title":"How to exterminate a cowbird — a comedy in three acts . . .","author":"Greg Swann","date":"August 23, 2006","format":false,"excerpt":"Act I -- Why Realtors hate discount listings... People think ordinary on-the-ground Realtors hate discount listings because of the discount. That's may be true of many real estate brokers, but real-life Realtors have two much better reasons to hate discount listings. First, the Buyer's Agent will have to do all\u2026","rel":"","context":"In "Disintermediation"","block_context":{"text":"Disintermediation","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/disintermediation\/"},"img":{"alt_text":"","src":"","width":0,"height":0},"classes":[]}],"_links":{"self":[{"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/posts\/16545","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/comments?post=16545"}],"version-history":[{"count":1,"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/posts\/16545\/revisions"}],"predecessor-version":[{"id":16547,"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/posts\/16545\/revisions\/16547"}],"wp:attachment":[{"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/media?parent=16545"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/categories?post=16545"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/wp-json\/wp\/v2\/tags?post=16545"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}