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My dog doesn’t bite.

No matter how well behaved and friendly Fido is, instincts may take over when his territory is invaded by strangers. Dogs sense even subtle changes in their environment and families. Confine pets to cages or single rooms or the backyard and make sure the showing instructions include information about handling all pets.

The more ads you run, the more you’re doing to sell the house.

Statistics show that less than 4% of people who call on an ad actually buy the house they called about. Typically, a real estate company runs ads to solicit buyer calls to generate “leads” for their duty agents, similar to the “bait-and-switch” techniques used by advertisements for furniture or automobiles. 

Holding “Open House” is a good idea and brings lots of buyers.

Less than 2% of homes are sold from open house visits. Currently the National Association of Realtors recommends against continuing the practice of holding open house for the public. For years it has been considered a waste of the Realtor’s time, but necessary to pacify the more demanding sellers. Now, with significant increases in robbery, rape and murder resulting from open houses and showings of vacant houses, it is considered too ineffective in producing potential buyers to justify the risks.

I’m always home so we don’t need a keysafe (lockbox).

Yes, you do. Professional Realtors who are working with serious buyers rarely ever show houses which don’t offer easy or immediate access. The fact that there is no keysafe is printed in the listing information and your listing will be put “at the bottom of the stack” if it doesn’t have a keysafe or has other showing hurdles.

We have to price our house higher to allow for offers.

A house priced within the market value range for the neighborhood will almost always sell close to full price and will sell more quickly with fewer required showings than an over-priced home. Buyers may make a lower offer initially, but will usually negotiate up to the fair market value.

My neighbor’s house sold (or is listed) for more.

There is a big difference between “is selling for” and sold for, and a bigger difference between chat over the backyard fence and hard statistics. With modern technology we all have access to the same public documents which include actual selling prices. An unethical agent  will tell a seller the house is worth more just to get the listing. They count on the seller’s greed to accept that which they know is not true. New financing always requires an appraisal that must be based on the actual price of recent similar home sales.