{"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":{"_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":"","jetpack_post_was_ever_published":false},"categories":[5],"tags":[],"class_list":["post-16545","post","type-post","status-publish","format-standard","hentry","category-real-estate","no-featured-image"],"jetpack_featured_media_url":"","jetpack_sharing_enabled":true,"jetpack-related-posts":[{"id":16548,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/16548\/real-estate-auctions-not-just-for-foreclosures-anymore\/","url_meta":{"origin":16545,"position":0},"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":236,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/236\/how-to-exterminate-a-cowbird-a-comedy-in-three-acts\/","url_meta":{"origin":16545,"position":1},"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":[]},{"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":2},"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":857,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/857\/communication-a-good-reason-to-use-realtor\/","url_meta":{"origin":16545,"position":3},"title":"Communication a good reason to use Realtor","author":"Greg Swann","date":"January 5, 2007","format":false,"excerpt":"This is me from today's Arizona Republic (permanent link): \u00a0Communication a good reason to use Realtor Why do you need professional representation when you buy or sell a home? It's not because of the Multiple Listing Service. As we have seen, Realtors can put a transaction together in ways you\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":1669,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/1669\/how-not-to-divorce-the-real-estate-commissions-la-buyer-figures-out-who-pays-the-commissions-but-seems-not-to-grasp-the-nature-of-the-listing-agreement\/","url_meta":{"origin":16545,"position":4},"title":"How not to divorce the real estate commissions: L.A. buyer figures out who pays the commissions but seems not to grasp the nature of the listing agreement","author":"Greg Swann","date":"July 17, 2007","format":false,"excerpt":"Via Freakonomics, the L.A. Land weblog at the Los Angeles Times has a shaggy-dog story about a buyer who came up with a brand new way to shoot herself in the foot: Pay all the commissions herself, regardless of the terms of the listing agreement and the HUD-1 procedures currently\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":2870,"url":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/2870\/hounds-on-the-hunt-you-have-created-a-monster\/","url_meta":{"origin":16545,"position":5},"title":"Hounds on the hunt: “You have created a monster…”","author":"Greg Swann","date":"March 31, 2008","format":false,"excerpt":"Racing around like a blind cat at a butterfly ranch. Cathy sold her $60,000 listing in two days -- for cash, five day closing. I chased down signatures for her this morning and ran to open escrow. We made a new internet relationship yesterday, and I wanted to run comps\u2026","rel":"","context":"In "Blogging"","block_context":{"text":"Blogging","link":"https:\/\/www.bloodhoundrealty.com\/BloodhoundBlog\/category\/blogging\/"},"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}]}}