Pricing Strategy
Expired Listings Are Almost Never Bad Houses.
They are good houses priced on hope. The market does not negotiate with hope, it just goes quiet. Here is the pricing method that gets a North Dallas home sold in 90 days, and what happens if it does not.
The Cost Of Five Percent
What Actually Happens When You Overprice By 5 Percent
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Days 1 to 10
Your best buyers see it first and pass. This window never comes back. The people most likely to pay the most saw it while it was overpriced.
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Days 11 to 30
Showings slow. Agents stop suggesting it. Your listing becomes the comp that makes the neighbor's house look like a deal.
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Days 31 to 60
The first price cut. Buyers now read the cut as a signal that something is wrong with the house.
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Days 61 and beyond
You sell below where correct pricing would have landed, after carrying the house for two extra months. Overpricing does not cost you time. It costs you money, and then it costs you time.
The Method
The Market Has Already Told Us What It Will Pay
The right price is not set by the agent and it is not set by the seller. It is set by the market, and the market has already told us what it will pay. I pull live NTREIS data and build your price off 5 active, 5 pending, and 5 sold comparables in your immediate area, then adjust for your home's actual condition and features.
Actives tell you your competition. Pendings tell you what buyers accepted this month. Solds tell you what appraisers will support.
I read this data the way a former CPA reads a set of books, because that is what I was before this.
Sample comparable set
Active comp, 1,200 ft away
$615,000
Active
Active comp, same street
$599,000
Active
Pending comp, adjacent block
$585,000
Pending
Pending comp, same floor plan
$578,000
Pending
Sold comp, closed last month
$566,000
Sold
Suggested list range
$575,000 to $595,000
Estimated 18 to 28 days on market
Illustrative example. Your range is built from live comparables on your address.
The Guarantee
Sold in 90 days at the agreed price, or my listing fee goes to zero.
We agree on a list price backed by the data above, and a marketing plan. If your home has not sold within 90 days on market at that agreed price, and you have followed the pricing and access plan we set together, I waive my listing side commission entirely. You still owe the buyer side and your closing costs. This is in writing before you sign, not a slogan.
What this requires from you
- 1The home is priced at the agreed number.
- 2Showings are accessible with reasonable notice.
- 3Agreed prep items are completed before launch.
Terms provided in writing in the listing agreement. Guarantee void if list price is raised or access is materially restricted.
Sellers On Pricing
What Sellers Say
We had three offers in 48 hours. She knew exactly how to price it and when to list.
David & Sarah Chen
Light Farms
I was nervous about selling after 20 years. Raven handled everything with such grace and professionalism.
Margaret Williams
Craig Ranch
The level of market analysis and financial transparency was unlike anything we'd experienced. Raven doesn't just sell homes, she builds wealth.
David & Jennifer L.
Luxury Home Buyers
Why I Put It In Writing
I am willing to put my fee at risk because the price is built from data I can defend, not a number chosen to win the listing appointment. If I am wrong about your range, I should be the one who pays for it, not you.
Raven Mok
Active eXp Realty DFW | CLHMS | Former CPA
See Your Number Before You Commit To Anything
The pricing analysis is free and it is yours whether you list with me or not. If you want the wider picture on fees and net proceeds, the seller strategy breakdown covers it.
Get My Pricing AnalysisOne Number Changes Everything
Start With The Number
Every decision a seller makes runs through one figure: what the market will actually pay for your house right now. Put in your address and I will send back a real value range built from live comparable sales, not an algorithm.
Active eXp Realty DFW | CLHMS | Former CPA