Principle of Substitution:
If a person can buy a TV at Wal-Mart for $100 less than they can buy the same brand with the same features at Best Buy which is next door, they will substitute the Best Buy TV with the Wal-Mart TV! It doesn't matter what Best Buy may think their TV is "worth".... every time.

As we stated on our home page; "We will always tell you the truth". At the end of the day there is only ONE REASON a home has not sold...Yep, the price! Taking all outside factors and influences into consideration your home should be price competitively. Everyone wants to get top dollar for their home, but if you start out with a higher than market value sales price, then drop it later -- your house becomes shop worn. It will be difficult to recapture that new-to-market group of initial interest you may have had with a more realistic price in the beginning. As a result, your house could take longer to sell. We have seen it happen. The Realtor tells the Seller what the price needs to be in order to sell and the Seller KNOWS he can get more. The house sits there while dozens of potential buyers march in and out comparing their listing with nicer homes at the same price. Listen to your Realtor... THEY are the professionals. This is their area of expertise and what they have done for years. They know the market. Our promise to you is to mazimize your profit by right pricing your home from the start, but being very careful not to underprice your home at the same time.

What if I can get a contract at a higher price? Remember that your buyer will need to get a mortgage. The mortgage lender will require an appraisal and if comparable home sales over the last six months, and current market conditions don't support your sales price, then your buyer won't get the mortgage, plain and simple. With the clamp-down on lenders and appraisers your deal can fall apart in an instant. By then, it's often too late to renegotiate a price. Your house will have to go back on the market at the lower price making it harder than ever to get a decent offer. Prospective buyers will believe that you might be feeling the pressure to sell quickly and, as a consequence, will make lower offers. The irony is that overpricing your home at the onset may end up giving you a lower price than you might normally have received.

Though not required, the best way to establish your selling price is to get an assessment made in advance and then, with this information, take advantage of your agent's experience to establish the right price. In the long run this almost always works better than trying to force a high price. We have great tools to give you a great Comparative Market Analysis, but we also know a great appraiser who will give us an accurate price opinion and she charges a very nominal fee for her services. It could save you a lot of heartache in the long-run. She has been right on the money every time we have used her.

Here's how we can help you:

The Colorado real estate market changes almost daily. Our real estate tools
give you a very accurate and up to date market analysis. Using
a formula that goes beyond just comping the neighborhood we are able
to factor in the absorption rate, average days on the market and...

This tool is invaluable for both our sellers and buyers.

Here's How We Market Your Home

With our seller's help, we Right Price our listings from the start...We will be honest and fair in comping your home with SOLD homes in the area. We would never knowingly overprice your home to get the listing or underprice your home to get a fast sell. RIGHT PRICING is key in getting a great offer in the shortest amount of time. Too many times we have followed a hungry listing agent who has significantly overpriced a home only to have it sit for months on end receiving only lowball offers. By the time they call us the Seller has "seen the light" and allowed us to right price their home and receive a great offer!...Happy Sellers at last!

So don't fall into the trap set by the agent who promises you that they can "get more" than others have told you your home is worth. In the long run it probably will cost you more because a home is only worth the price the market supports.

Let's talk. We would love to sit down with you and answer any questions you have without pressure to "list now". Give us a call 303-717-8402 or email us ronandpat@gundergroup.com We would love to meet you!

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