Do you think I priced this house correctly?

[Patrick Philip]

807 Rosalia Dr. Sanford, FL 32771

My first finished rehab.

Original ARV quoted from wholesaler was $165k when I bought it back in September 2017. I finally finished it in May 2018. Went ahead and listed it for $169k. Got an offer 4 days later for $200k. The deal fell through because their inspector found much of the siding was wet. I replaced the wet siding and just listed it a few days ago for $199k.

I am pretty bad at running comps. I can use different methods that I've been told and come up with drastically different numbers.

I don't want to list too low and miss out. I also don't want to list too high and not get it sold.

[Mike Cumbie]

@Patrick Philip

Get an agent to take a look at it. I realize I am one and you are thinking "Of course he says get an agent he is one and they just want to rip us all off". In reality I am an agent in NY and you are in Florida so I really don't have any vested interest in if you get the right price for your house or not. Many people are prepared and equipped to sell a house themselves, it does not sound like you are at this stage. Nothing wrong with that, it is just not putting a sign in the yard and cashing a check.

The points I have to consider.

1) You made a random guess on a price and there was a 30K difference in what was offered.

2) You are still unsure of where to price it

3) You appear to be advertising at one place. That will never net you top dollar. You need everyone looking to find it from China to across the street. If 100,000 people see it the odds are much better of getting what you want than if 250 people see it.

4) The description is "Brand new everything, stainless steel, granite countertops and more". There needs to be a much better description. use words that convey emotion "Entering the kitchen you will notice the beautiful granite countert....".. "You will instantly feel at home once you step unto the beautiful patio where you can sit and unwind aftert the day...." 

5) The pictures are cellphone pictures. Those do nothing for a house in the 200K range. Either have an agent pick up that tab or hire a pro yourself. In my area I can get great pictures for $125 worth their weight in gold.

6) Someone is going to need to go through all of your paperwork and ensure you have all of the addenda specific to where you are. Are timelines right? 

7) Clean the fireplace, huge red flag. 

8) Pictures of the uneven fence need to be gone or at an angle that doesn't show.

Real Estate agents are marketers. It's like taking your camcorder out and recording a commercial for your business because you want to save the production costs. We have all see those commercials and know what our impression of that business is. 

Just my 2 cents, good luck in whatever you decide and I hope it works out the best!