Tom’s house in South Oceanside was one of the homes that was picked up in that market surge about a month ago. The weather was ideal, rates were rising, there was a bit of a lull before the holidays, and we compared favorably to the other houses for sale nearby. When another market-surge happens, let’s see if we can determine the cause (hopefully there will be others!).
The two others that went pending the same week didn’t fare as well.
- The house that did close escrow looked like it had to dump on price to find a buyer – but it wasn’t as bad as it appears. The owner/agent had it listed for $829,000, and it closed at $750,000, which looks like a dramatic 10% discount. But the buyer had gone direct, and the seller reduced the price by the amount of the commission. It was noted as such in the confidential remarks, but future buyers won’t see those and will probably consider the $750,000 as the comp price in future valuations.
- The other house that went pending fell out of escrow, due to mixed signals that made the buyers uncomfortable, so they cancelled.
These demonstrate how the market has changed.
Previously, the first house would have had more interest, and owner/agents would have been more patient about working the price higher.
In the second example, buyers would have been more likely to put up with some mis-direction, but there is zero tolerance now.
We had Tom’s house listed for $989,000, and we closed at $975,000.
Get Good Help!
Reviewing some of the quality upgrading Tom did at the Stewart house:
Here is Tom giving a tour of the detailed work he did at the Stewart house:
Part 1 shows the work progressing over time with before-and-after photos too:
We’re having open house 12-3pm Saturday and Sunday to find the buyer, and to keep the pressure on those who have seen it, and may be lurking (in case they’re thinking that waiting longer might mean a better price).
Relentless activity keeps the buyers hopping!
A week ago, the Red team’s estimate was $1,040,313, much like the list price:
After a flurry of hits on their website, they called it a Hot Home, and raised their estimate to $1,055,196. But then we lowered the price to $999,000:
Conveniently, after we lowered the price, they dropped their estimate by $70,458 in three days, and is now is within $239 of the zestimate:
We can put to rest any question about how they determine their estimates – they just mirror the list prices.
Tom feels the way I do – lower the price early, while urgency is in play.
Redfin raised their estimate for a third time, now at $1,055,196, so our new $999,000 list price looks very compelling! I expect Redfin will lower their estimate shortly.
This is from Friday morning – their estimate was $1,040,313:
This was the zestimate on Sunday – it is the same today:
We’re lighting up the internet – it’s good to have a positive first impression!
Here’s how the shower door turned out:
Come by 12-3pm this weekend!
Tom’s modern farmhouse is on the market! Open 12-3pm Saturday and Sunday:
Authentic and like-new modern farmhouse west of I-5 – wow! New roof, new HVAC, new baths, new and expanded kitchen with chef’s island, master suite with huge walk-in closet – and all done with permits too! Wire-brushed French Oak hardwood floors, board & batten siding, vintage farmhouse lighting all done in exquisite detail – impressive! Multi-gen will love the multiple bedrooms downstairs, and this is half the price you’d pay in Encinitas/Carlsbad for a turn-key farmhouse this close to the beach!
Tom Tarrant has done some incredible remodels over the years – here is a visual collection of a few of his projects:
Here’s the video tour of his Bay Park remodel:
I’m very appreciative of getting back together with Tom Tarrant, the all-time greatest home-renovator-flipper ever. Let’s look back at where it all got started in 2011.
This is the most incredible remodel we’ve seen in the blog’s 12 years together: