All Forum Posts by: Jessica Johnston

There are definitely nicer homes just in my neighborhood & right down the street but they were all new with mine & haven’t turned over yet. If I have to stay in same elementary school then my only comps are new construction. That has been the hardest part is figuring out what that premium was- if I need to knock 50k off because ours isn’t new, then can add it back because ours shows like new & is 1000 more sq ft? we are buying a new home end of May so ideally would sell ours around that time & not have to make 2 mortgages for too long. 

5 comps, sold within last 6 months by the same builder as ours- all new but with no yards. One is same floor plan but smaller.

460 Rebecca Ln. 645k: (5/4 3749 sqft)

525 Beecham Dr. 649k: (5/5 4216 sqft)

512 Beecham Dr. 666k (5/4 3,380 sqft)

501 Tackett Farms Rd. 599k (5/4 3,740 sqft)

509 Tackett Farms Rd. 665k (5/4 3,529 sqft)

Comps have been hard to find at this price point and size in the neighborhood. We had a realtor tell us appraisers will only use comps from the same elementary school. I had not heard that. We had a few potential buyers say they wanted a basement which we don’t have but we do have a 3rd story in-law retreat. There has been a lot of traffic and sales on homes that are around 530-550k but they are 1200 less Sqft than ours and 1-2 less bed/bath.

Need help figuring out why our house doesn’t have an offer and instead have heard a few ‘offers’ are coming with no follow up.

It’s a 6/5, 4300 sqft home in Smyrna, just 3 years old. We added a lot of upgrades when we will built it as well as over the last 3 years (accent tile in bathroom, irrigation, privacy fence, shiplap, professional landscaping). Our lot is great, level backyard and much larger than most newer builds now.

All the feedback has been ‘such a great house’, ‘incredible decorated’. There has only been 1 mention of house being too high at 649k. We have since dropped 10k and still no new showings or offers but 1.  Would appreciate any advice. 

House below:

https://www.redfin.com/GA/Smyrna/401-Downfield-Way-30082/home/101701746?utm_source=ios_share&utm_medium=share&utm_campaign=copy_link&utm_nooverride=1&utm_content=link