{"id":250330,"date":"2025-05-21T11:09:47","date_gmt":"2025-05-21T11:09:47","guid":{"rendered":"https:\/\/peraltafinancing.com\/business\/real-estate\/mays-note-2025-list-to-sell-stories-what-buyers-want-pools-values-testing-living-here-ai-is-this-it\/"},"modified":"2025-05-21T11:09:47","modified_gmt":"2025-05-21T11:09:47","slug":"mays-note-2025-list-to-sell-stories-what-buyers-want-pools-values-testing-living-here-ai-is-this-it","status":"publish","type":"post","link":"https:\/\/fivemor.com\/?p=250330","title":{"rendered":"May&#8217;s Note 2025 List-to-Sell % Stories, What Buyers Want, Pools&#8217; Values, Testing Living Here, AI, &#038; &#8220;Is this It?&#8221;"},"content":{"rendered":"<p> <br \/>\n<\/p>\n<div>\n<div class=\"captioned-image-container\">\n<figure>\n<div class=\"image2-inset\">\n<picture><img data-recalc-dims=\"1\" fetchpriority=\"high\" decoding=\"async\" class=\"sizing-normal\" src=\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/w_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F31b6c48e-1d82-4dc9-aa01-153d52059834_4032x3024.jpeg?resize=710%2C533&amp;ssl=1\" sizes=\"100vw\" srcset=\"https:\/\/substackcdn.com\/image\/fetch\/w_424,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F31b6c48e-1d82-4dc9-aa01-153d52059834_4032x3024.jpeg 424w, https:\/\/substackcdn.com\/image\/fetch\/w_848,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F31b6c48e-1d82-4dc9-aa01-153d52059834_4032x3024.jpeg 848w, https:\/\/substackcdn.com\/image\/fetch\/w_1272,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F31b6c48e-1d82-4dc9-aa01-153d52059834_4032x3024.jpeg 1272w, https:\/\/substackcdn.com\/image\/fetch\/w_1456,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F31b6c48e-1d82-4dc9-aa01-153d52059834_4032x3024.jpeg 1456w\" alt=\"\" width=\"710\" height=\"533\" data-attrs=\"{&quot;src&quot;:&quot;https:\/\/substack-post-media.s3.amazonaws.com\/public\/images\/31b6c48e-1d82-4dc9-aa01-153d52059834_4032x3024.jpeg&quot;,&quot;srcNoWatermark&quot;:null,&quot;fullscreen&quot;:null,&quot;imageSize&quot;:null,&quot;height&quot;:1092,&quot;width&quot;:1456,&quot;resizeWidth&quot;:null,&quot;bytes&quot;:4123600,&quot;alt&quot;:null,&quot;title&quot;:null,&quot;type&quot;:&quot;image\/jpeg&quot;,&quot;href&quot;:null,&quot;belowTheFold&quot;:false,&quot;topImage&quot;:true,&quot;internalRedirect&quot;:&quot;https:\/\/realcentralva.substack.com\/i\/161119803?img=https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F31b6c48e-1d82-4dc9-aa01-153d52059834_4032x3024.jpeg&quot;,&quot;isProcessing&quot;:false,&quot;align&quot;:null}\"\/><\/picture>\n<\/div>\n<\/figure>\n<\/div>\n<p>\u00a0<\/p>\n<p>List to sale ratio is an oft-referenced number when evaluating pricing strategies and agents\u2019 effectiveness.<\/p>\n<p>A few months ago I wrote about one client who asked how many transactions I\u2019d done in the preceding 24 months. 53 was the answer. Productivity matters: the more you do, the more you learn.<\/p>\n<p>Two potential sellers have recently asked about my list to sale ratio. This is part of my response:<\/p>\n<p>I\u2019d be happy to go through each one, because each has a story and a reason for selling for what it did. A sampling of the reasons and background:<\/p>\n<ul>\n<li>One sold for 115% of asking price. I\u2019d love to take credit for that, but that particular market segment was much hotter for that particular product than we thought; the data and comps said the list price was the right one. My clients also did everything I asked them to do from a preparation perspective. The market said that the house was worth more than we thought.<\/li>\n<li>One that sold for a few points under asking got an offer the day before we activated, and my clients got nearly a year of rent back for free. I\u2019d say that the few thousand under asking was more than worth the ability to build a house while living rent-free.<\/li>\n<li>One of the 15 that sat for longer was a condo at a time when condos were hard to sell.<\/li>\n<li>One that sold for just under would have gone for more had we started lower \u2013 we had 27 showings with one offer that escalated to much higher than ask, but we had only one offer, and we negotiated a fair price.<\/li>\n<li>One came on in December, which is a slow time, and still sold for over 97% of ask.<\/li>\n<\/ul>\n<p><strong>If you average the ones who listened acutely to my advice, my average list to sales price is 102.19%.<\/strong><\/p>\n<p>Every house \u2014 whether I am representing the buyer or seller \u2014 has a story and a reason for why we ended up where we did. Just as every buyer and seller have different reasons, motivations, and lives, every house and situation is different.<\/p>\n<div class=\"captioned-image-container\">\n<figure>\n<div class=\"image2-inset\">\n<picture><source srcset=\"https:\/\/substackcdn.com\/image\/fetch\/w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Faede53d1-8fe0-463d-8479-1c7a76a9733d_5712x4284.jpeg 424w, https:\/\/substackcdn.com\/image\/fetch\/w_848,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Faede53d1-8fe0-463d-8479-1c7a76a9733d_5712x4284.jpeg 848w, https:\/\/substackcdn.com\/image\/fetch\/w_1272,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Faede53d1-8fe0-463d-8479-1c7a76a9733d_5712x4284.jpeg 1272w, https:\/\/substackcdn.com\/image\/fetch\/w_1456,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Faede53d1-8fe0-463d-8479-1c7a76a9733d_5712x4284.jpeg 1456w\" type=\"image\/webp\" sizes=\"100vw\"\/><img loading=\"lazy\" data-recalc-dims=\"1\" decoding=\"async\" class=\"sizing-normal\" src=\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/w_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Faede53d1-8fe0-463d-8479-1c7a76a9733d_5712x4284.jpeg?resize=710%2C533&amp;ssl=1\" sizes=\"auto, 100vw\" srcset=\"https:\/\/substackcdn.com\/image\/fetch\/w_424,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Faede53d1-8fe0-463d-8479-1c7a76a9733d_5712x4284.jpeg 424w, https:\/\/substackcdn.com\/image\/fetch\/w_848,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Faede53d1-8fe0-463d-8479-1c7a76a9733d_5712x4284.jpeg 848w, https:\/\/substackcdn.com\/image\/fetch\/w_1272,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Faede53d1-8fe0-463d-8479-1c7a76a9733d_5712x4284.jpeg 1272w, https:\/\/substackcdn.com\/image\/fetch\/w_1456,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Faede53d1-8fe0-463d-8479-1c7a76a9733d_5712x4284.jpeg 1456w\" alt=\"\" width=\"710\" height=\"533\" data-attrs=\"{&quot;src&quot;:&quot;https:\/\/substack-post-media.s3.amazonaws.com\/public\/images\/aede53d1-8fe0-463d-8479-1c7a76a9733d_5712x4284.jpeg&quot;,&quot;srcNoWatermark&quot;:null,&quot;fullscreen&quot;:null,&quot;imageSize&quot;:null,&quot;height&quot;:1092,&quot;width&quot;:1456,&quot;resizeWidth&quot;:null,&quot;bytes&quot;:3479741,&quot;alt&quot;:null,&quot;title&quot;:null,&quot;type&quot;:&quot;image\/jpeg&quot;,&quot;href&quot;:null,&quot;belowTheFold&quot;:true,&quot;topImage&quot;:false,&quot;internalRedirect&quot;:&quot;https:\/\/realcentralva.substack.com\/i\/161119803?img=https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Faede53d1-8fe0-463d-8479-1c7a76a9733d_5712x4284.jpeg&quot;,&quot;isProcessing&quot;:false,&quot;align&quot;:null}\"\/><\/picture>\n<\/div>\n<\/figure>\n<\/div>\n<p>\u00a0<\/p>\n<p>They want a house they can move into. No work, maybe a cleaning.<\/p>\n<p>My buyer and seller clients have heard this from me:<\/p>\n<div class=\"pullquote\">\n<p>Many, if not most, buyers in today\u2019s market don\u2019t want fixer-uppers, because they don\u2019t have the time, the money, the skill set, or the <strong>desire<\/strong> to fix up the home. They need\/want to clean and move in.<\/p>\n<p>Estimating the cost of work is more and more difficult, especially now in the world of tariffs and uncertainty.<\/p>\n<\/div>\n<p><em>Note: 3 out of 7 sets of buyers who came through a recent open house said that the uncertainty being inflicted upon Americans was making it nearly impossible for them to make good decisions.<\/em><\/p>\n<p><em><strong>Related: <a href=\"https:\/\/www.realcentralva.com\/2025\/05\/13\/nest-sellers-advantage\/\" rel=\"\">Nest Seller\u2019s Advantage<\/a><\/strong><\/em><\/p>\n<figure>\n<div class=\"image2-inset\">\n<picture><source srcset=\"https:\/\/substackcdn.com\/image\/fetch\/w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fec36b135-00e1-4fb2-a9b3-6fce69a37ba2_4032x3024.jpeg 424w, https:\/\/substackcdn.com\/image\/fetch\/w_848,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fec36b135-00e1-4fb2-a9b3-6fce69a37ba2_4032x3024.jpeg 848w, https:\/\/substackcdn.com\/image\/fetch\/w_1272,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fec36b135-00e1-4fb2-a9b3-6fce69a37ba2_4032x3024.jpeg 1272w, https:\/\/substackcdn.com\/image\/fetch\/w_1456,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fec36b135-00e1-4fb2-a9b3-6fce69a37ba2_4032x3024.jpeg 1456w\" type=\"image\/webp\" sizes=\"100vw\"\/><img loading=\"lazy\" data-recalc-dims=\"1\" decoding=\"async\" class=\"sizing-normal\" src=\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/w_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fec36b135-00e1-4fb2-a9b3-6fce69a37ba2_4032x3024.jpeg?resize=710%2C533&amp;ssl=1\" sizes=\"auto, 100vw\" srcset=\"https:\/\/substackcdn.com\/image\/fetch\/w_424,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fec36b135-00e1-4fb2-a9b3-6fce69a37ba2_4032x3024.jpeg 424w, https:\/\/substackcdn.com\/image\/fetch\/w_848,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fec36b135-00e1-4fb2-a9b3-6fce69a37ba2_4032x3024.jpeg 848w, https:\/\/substackcdn.com\/image\/fetch\/w_1272,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fec36b135-00e1-4fb2-a9b3-6fce69a37ba2_4032x3024.jpeg 1272w, https:\/\/substackcdn.com\/image\/fetch\/w_1456,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fec36b135-00e1-4fb2-a9b3-6fce69a37ba2_4032x3024.jpeg 1456w\" alt=\"\" width=\"710\" height=\"533\" data-attrs=\"{&quot;src&quot;:&quot;https:\/\/substack-post-media.s3.amazonaws.com\/public\/images\/ec36b135-00e1-4fb2-a9b3-6fce69a37ba2_4032x3024.jpeg&quot;,&quot;srcNoWatermark&quot;:null,&quot;fullscreen&quot;:null,&quot;imageSize&quot;:null,&quot;height&quot;:1092,&quot;width&quot;:1456,&quot;resizeWidth&quot;:null,&quot;bytes&quot;:1646454,&quot;alt&quot;:null,&quot;title&quot;:null,&quot;type&quot;:&quot;image\/jpeg&quot;,&quot;href&quot;:null,&quot;belowTheFold&quot;:true,&quot;topImage&quot;:false,&quot;internalRedirect&quot;:&quot;https:\/\/realcentralva.substack.com\/i\/161119803?img=https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2Fec36b135-00e1-4fb2-a9b3-6fce69a37ba2_4032x3024.jpeg&quot;,&quot;isProcessing&quot;:false,&quot;align&quot;:null}\"\/><\/picture>\n<\/div>\n<\/figure>\n<p>\u00a0<\/p>\n<p>It\u2019s Our Anniversary\/ Why AI Isn\u2019t There (Yet)<\/p>\n<p>I booked flights, but didn\u2019t look closely enough. I called the airline, and they tried to funnel me to their automated department or online. I waited. And waited. And waited.<\/p>\n<p>I spoke with a woman who listened, laughed at (with?) me, and worked to find a solution. She did.<\/p>\n<p>At the end, I thanked her and told her that it meant a lot, that no amount of AI could have heard the desperation in my voice and my stress at having screwed up, and applied empathy to helping find the solution. She appreciated my saying that.<\/p>\n<p>Humans need humans. And real estate is no exception.<\/p>\n<div class=\"captioned-image-container\">\n<figure>\n<div class=\"image2-inset\">\n<picture><source srcset=\"https:\/\/substackcdn.com\/image\/fetch\/w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F3660e098-9882-4477-a369-7f1283c17ad2_4032x3024.jpeg 424w, https:\/\/substackcdn.com\/image\/fetch\/w_848,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F3660e098-9882-4477-a369-7f1283c17ad2_4032x3024.jpeg 848w, https:\/\/substackcdn.com\/image\/fetch\/w_1272,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F3660e098-9882-4477-a369-7f1283c17ad2_4032x3024.jpeg 1272w, https:\/\/substackcdn.com\/image\/fetch\/w_1456,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F3660e098-9882-4477-a369-7f1283c17ad2_4032x3024.jpeg 1456w\" type=\"image\/webp\" sizes=\"100vw\"\/><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"sizing-normal\" title=\"\" src=\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/w_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F3660e098-9882-4477-a369-7f1283c17ad2_4032x3024.jpeg?resize=710%2C533&amp;ssl=1\" sizes=\"auto, 100vw\" srcset=\"https:\/\/substackcdn.com\/image\/fetch\/w_424,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F3660e098-9882-4477-a369-7f1283c17ad2_4032x3024.jpeg 424w, https:\/\/substackcdn.com\/image\/fetch\/w_848,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F3660e098-9882-4477-a369-7f1283c17ad2_4032x3024.jpeg 848w, https:\/\/substackcdn.com\/image\/fetch\/w_1272,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F3660e098-9882-4477-a369-7f1283c17ad2_4032x3024.jpeg 1272w, https:\/\/substackcdn.com\/image\/fetch\/w_1456,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F3660e098-9882-4477-a369-7f1283c17ad2_4032x3024.jpeg 1456w\" alt=\"\" width=\"710\" height=\"533\" data-attrs=\"{&quot;src&quot;:&quot;https:\/\/substack-post-media.s3.amazonaws.com\/public\/images\/3660e098-9882-4477-a369-7f1283c17ad2_4032x3024.jpeg&quot;,&quot;srcNoWatermark&quot;:null,&quot;fullscreen&quot;:null,&quot;imageSize&quot;:null,&quot;height&quot;:1092,&quot;width&quot;:1456,&quot;resizeWidth&quot;:null,&quot;bytes&quot;:1646454,&quot;alt&quot;:&quot;&quot;,&quot;title&quot;:null,&quot;type&quot;:&quot;image\/jpeg&quot;,&quot;href&quot;:null,&quot;belowTheFold&quot;:true,&quot;topImage&quot;:false,&quot;internalRedirect&quot;:&quot;https:\/\/realcentralva.substack.com\/i\/161119803?img=https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F3660e098-9882-4477-a369-7f1283c17ad2_4032x3024.jpeg&quot;,&quot;isProcessing&quot;:false,&quot;align&quot;:null}\"\/><\/picture>\n<\/div>\n<\/figure>\n<\/div>\n<p>\u00a0<\/p>\n<p>I had the luck and privilege to watch two clients who are doctors perform an in-depth (to me) spontaneous differential diagnosis. They threw ideas at each other, shot them down, did quick research, looked at the medical data and test results, threw more ideas at each other, and talked through possible diagnoses.<\/p>\n<p>At one point I joked, \u201cIt\u2019s like I\u2019m watching <em>House!\u201d <\/em>And my client said, \u201cNo! He <em>always<\/em> has the right answer; sometimes <em>we<\/em> don\u2019t.\u201d<\/p>\n<p>I tell this story because sometimes I need to consult my colleagues about pricing, staging, marketing, preparation. While I\u2019d like to think that more often than not, I have the right answer, when I don\u2019t, I\u2019m not afraid or ashamed to ask for help, guidance, or to throw ideas at a colleague.<\/p>\n<p>I\u2019m better for it, and so are my clients.<\/p>\n<div class=\"captioned-image-container\">\n<figure>\n<div class=\"image2-inset\">\n<picture><source srcset=\"https:\/\/substackcdn.com\/image\/fetch\/w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F19fb6552-381e-42da-8999-b2065ff1341a_4032x3024.jpeg 424w, https:\/\/substackcdn.com\/image\/fetch\/w_848,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F19fb6552-381e-42da-8999-b2065ff1341a_4032x3024.jpeg 848w, https:\/\/substackcdn.com\/image\/fetch\/w_1272,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F19fb6552-381e-42da-8999-b2065ff1341a_4032x3024.jpeg 1272w, https:\/\/substackcdn.com\/image\/fetch\/w_1456,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F19fb6552-381e-42da-8999-b2065ff1341a_4032x3024.jpeg 1456w\" type=\"image\/webp\" sizes=\"100vw\"\/><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"sizing-normal\" src=\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/w_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F19fb6552-381e-42da-8999-b2065ff1341a_4032x3024.jpeg?resize=710%2C533&amp;ssl=1\" sizes=\"auto, 100vw\" srcset=\"https:\/\/substackcdn.com\/image\/fetch\/w_424,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F19fb6552-381e-42da-8999-b2065ff1341a_4032x3024.jpeg 424w, https:\/\/substackcdn.com\/image\/fetch\/w_848,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F19fb6552-381e-42da-8999-b2065ff1341a_4032x3024.jpeg 848w, https:\/\/substackcdn.com\/image\/fetch\/w_1272,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F19fb6552-381e-42da-8999-b2065ff1341a_4032x3024.jpeg 1272w, https:\/\/substackcdn.com\/image\/fetch\/w_1456,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F19fb6552-381e-42da-8999-b2065ff1341a_4032x3024.jpeg 1456w\" alt=\"\" width=\"710\" height=\"533\" data-attrs=\"{&quot;src&quot;:&quot;https:\/\/substack-post-media.s3.amazonaws.com\/public\/images\/19fb6552-381e-42da-8999-b2065ff1341a_4032x3024.jpeg&quot;,&quot;srcNoWatermark&quot;:null,&quot;fullscreen&quot;:null,&quot;imageSize&quot;:null,&quot;height&quot;:1092,&quot;width&quot;:1456,&quot;resizeWidth&quot;:null,&quot;bytes&quot;:4297105,&quot;alt&quot;:null,&quot;title&quot;:null,&quot;type&quot;:&quot;image\/jpeg&quot;,&quot;href&quot;:null,&quot;belowTheFold&quot;:true,&quot;topImage&quot;:false,&quot;internalRedirect&quot;:&quot;https:\/\/realcentralva.substack.com\/i\/161119803?img=https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F19fb6552-381e-42da-8999-b2065ff1341a_4032x3024.jpeg&quot;,&quot;isProcessing&quot;:false,&quot;align&quot;:null}\"\/><\/picture>\n<\/div>\n<\/figure>\n<\/div>\n<p><figure><figcaption class=\"image-caption\">One of my favorite pictures in a while, in part because I just turned my phone behind me and flippantly took a quick shot. Something about the shots you don\u2019t take \u2026<\/figcaption><\/figure>\n<\/p>\n<p>\u00a0<\/p>\n<p>What are you going to do now that you\u2019ve mostly achieved what you wanted? Life is stable-ish. What\u2019s next?<\/p>\n<div class=\"captioned-image-container\">\n<figure>\n<div class=\"image2-inset\">\n<picture><source srcset=\"https:\/\/substackcdn.com\/image\/fetch\/w_424,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F9ebf704a-8383-4d4a-b48a-2666e8892eb3_5712x4284.jpeg 424w, https:\/\/substackcdn.com\/image\/fetch\/w_848,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F9ebf704a-8383-4d4a-b48a-2666e8892eb3_5712x4284.jpeg 848w, https:\/\/substackcdn.com\/image\/fetch\/w_1272,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F9ebf704a-8383-4d4a-b48a-2666e8892eb3_5712x4284.jpeg 1272w, https:\/\/substackcdn.com\/image\/fetch\/w_1456,c_limit,f_webp,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F9ebf704a-8383-4d4a-b48a-2666e8892eb3_5712x4284.jpeg 1456w\" type=\"image\/webp\" sizes=\"100vw\"\/><img data-recalc-dims=\"1\" loading=\"lazy\" decoding=\"async\" class=\"sizing-normal\" src=\"https:\/\/i0.wp.com\/substackcdn.com\/image\/fetch\/w_1456%2Cc_limit%2Cf_auto%2Cq_auto%3Agood%2Cfl_progressive%3Asteep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F9ebf704a-8383-4d4a-b48a-2666e8892eb3_5712x4284.jpeg?resize=710%2C533&amp;ssl=1\" sizes=\"auto, 100vw\" srcset=\"https:\/\/substackcdn.com\/image\/fetch\/w_424,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F9ebf704a-8383-4d4a-b48a-2666e8892eb3_5712x4284.jpeg 424w, https:\/\/substackcdn.com\/image\/fetch\/w_848,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F9ebf704a-8383-4d4a-b48a-2666e8892eb3_5712x4284.jpeg 848w, https:\/\/substackcdn.com\/image\/fetch\/w_1272,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F9ebf704a-8383-4d4a-b48a-2666e8892eb3_5712x4284.jpeg 1272w, https:\/\/substackcdn.com\/image\/fetch\/w_1456,c_limit,f_auto,q_auto:good,fl_progressive:steep\/https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F9ebf704a-8383-4d4a-b48a-2666e8892eb3_5712x4284.jpeg 1456w\" alt=\"\" width=\"710\" height=\"533\" data-attrs=\"{&quot;src&quot;:&quot;https:\/\/substack-post-media.s3.amazonaws.com\/public\/images\/9ebf704a-8383-4d4a-b48a-2666e8892eb3_5712x4284.jpeg&quot;,&quot;srcNoWatermark&quot;:null,&quot;fullscreen&quot;:null,&quot;imageSize&quot;:null,&quot;height&quot;:1092,&quot;width&quot;:1456,&quot;resizeWidth&quot;:null,&quot;bytes&quot;:6842478,&quot;alt&quot;:null,&quot;title&quot;:null,&quot;type&quot;:&quot;image\/jpeg&quot;,&quot;href&quot;:null,&quot;belowTheFold&quot;:true,&quot;topImage&quot;:false,&quot;internalRedirect&quot;:&quot;https:\/\/realcentralva.substack.com\/i\/161119803?img=https%3A%2F%2Fsubstack-post-media.s3.amazonaws.com%2Fpublic%2Fimages%2F9ebf704a-8383-4d4a-b48a-2666e8892eb3_5712x4284.jpeg&quot;,&quot;isProcessing&quot;:false,&quot;align&quot;:null}\"\/><\/picture>\n<\/div>\n<\/figure>\n<\/div>\n<p>\u00a0<\/p>\n<p>As ever, the answer begins with \u201cit depends.\u201d<\/p>\n<p>Question from a client: \\ What does a nice fiberglass in-ground pool do to your home\u2019s value in terms of resale, etc.? We are considering putting one in.<\/p>\n<p><strong>My answer<\/strong>: For those who want a pool, it increases the value, and for those who don\u2019t, it decreases it.<\/p>\n<p><strong>Short answer<\/strong>: If you\u2019re going to enjoy using it for several years, I\u2019d do it. Making improvements for others vs. for yourself are different calculations.<\/p>\n<p>Another example: I recently represented sellers who had made extraordinary updates and renovations to most of their home, with the intent of being there for decades more. Then life happened.<\/p>\n<p>You know what? People -\u2014 buyers and agents \u2014 could tell that the improvements were made with the intention of enjoyment vs. selling. And my clients benefited when they sold.<\/p>\n<p>\u00a0<\/p>\n<p>I\u2019ve said for decades that if you\u2019re moving to the Charlottesville area, you should rent first.<\/p>\n<p>I was talking to clients recently who live in the City and are discussing moving to the 29 North area (<em><a href=\"https:\/\/www.realcentralva.com\/2007\/11\/09\/charlottesville-relocation-map\/\" rel=\"\">this 2007 map is old but relevant<\/a><\/em>). Their life is in the City of Charlottesville; they don\u2019t know what life in the 29 area is like.<\/p>\n<p>I suggested they get an Airbnb for two weeks (or more) and pretend like they are living there: groceries, coffee, work, daycare, etc. I like that idea.<\/p>\n<p>I\u2019ve now made this suggestion to three different clients recently, two of whom live locally. To the non-locals, I suggested getting an Airbnb (or VRBO, or FurnishedFinder) for a month in each part of the Charlottesville area. I like that idea too.<\/p>\n<p>I think I\u2019ll keep suggesting it, when appropriate.<\/p>\n<p><strong><a href=\"https:\/\/www.reddit.com\/r\/Charlottesville\/comments\/1kgxlkk\/charlottesville_real_estate_ama_may_2025\/?utm_source=share&amp;utm_medium=web3x&amp;utm_name=web3xcss&amp;utm_term=1&amp;utm_content=share_button\" rel=\"\">The May Reddit AMA was a fun one<\/a>. <\/strong>Several of these will become blog posts\/topics.<\/p>\n<p>\u00a0<\/p>\n<h5><strong>What I\u2019m Listening To<\/strong><\/h5>\n<p>\u00a0<\/p>\n<p><em><strong>Next month:<\/strong><\/em><\/p>\n<ul>\n<li><em>IDX, coming soons, pocket listings, fracturing and fragmentation of home search. <\/em><\/li>\n<li><em>Talking buyers out of making an offer. <\/em><\/li>\n<li><em><a href=\"https:\/\/www.realcentralva.com\/2008\/12\/11\/short-sales-in-charlottesville-what-realtors-and-consumers-need-to-know\/\" rel=\"\">Short sales<\/a><\/em><\/li>\n<li><em>Home sale contingencies making a comeback?<\/em><\/li>\n<\/ul>\n<p>\u00a0<\/p>\n<p>Thank you for reading, and sharing!<\/p>\n<p>~ Jim \u2013 434-242-7140<\/p>\n<\/p><\/div>\n\n","protected":false},"excerpt":{"rendered":"<p>\u00a0 List to sale ratio is an oft-referenced number when evaluating pricing strategies and agents\u2019 effectiveness. A few months ago I wrote about one client who asked how many transactions I\u2019d done in the preceding 24 months. 53 was the answer. Productivity matters: the more you do, the more you learn. Two potential sellers have [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":250331,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[99],"tags":[14422,91296,3681,6016,20720,21500,4717,12632,11238],"dealstore":[],"offerexpiration":[],"class_list":["post-250330","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate","tag-buyers","tag-listtosell","tag-living","tag-mays","tag-note","tag-pools","tag-stories","tag-testing","tag-values"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.4 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>May&#039;s Note 2025 List-to-Sell % Stories, What Buyers Want, Pools&#039; Values, Testing Living Here, AI, &amp; &quot;Is this It?&quot; - Som2ny Network<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/fivemor.com\/?p=250330\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"May&#039;s Note 2025 List-to-Sell % Stories, What Buyers Want, Pools&#039; Values, Testing Living Here, AI, &amp; &quot;Is this It?&quot; - Som2ny Network\" \/>\n<meta property=\"og:description\" content=\"\u00a0 List to sale ratio is an oft-referenced number when evaluating pricing strategies and agents\u2019 effectiveness. 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