$473K under original asking, below the reduced price too

Listed at $2.0M. The seller cut the price once. We came in below even the reduced number and closed at $1.53M.

The offer was strong, and it came with a written breakdown of how we arrived at our valuation. Overpriced listings draw fewer buyers, which means less competition and more room to negotiate. The list price is where the seller started, not where the home is going to end up.

The same lesson applies to sellers: an open dialogue about value beats a high number that sits.