Diggity said:

---

good luck dude.

---

Much appreciated!

MAS444 said:

---

Insanity to think it's probable someone pays more than it was recently listed for under these circumstances. I don't need any computer program to tell me you'd take what it was very recently listed for at most. But I know there are suckers out there. Good luck finding one.

---

Literally just sold a residential lot in March that disproves your theory. Insane right??? You're right, it doesn't take a computer program to see that I am priced WELL BELOW the average house in the subdivision. So, when a buyer comes and buys the best priced cottage in the entire subdivision they are a sucker?? Oh ok! SMH… The level of willful ignorance and unfettered arrogance on this thread is absolutely mind blowing. Like one poster said earlier, some people just love to hear themselves talk. They add zero value and do nothing more than spew a bunch of invaluable nonsense.

One dude called a previous listing price a "comp" and told me he was a pro with extensive experience. Probably one of the stupidest things I've ever read coming from a "professional".

I posted this listing here to possibly give a fellow Aggie a great deal on a turn key opportunity that is in like new condition. I am negotiable and this is already an exceptional deal. Instead, I am reading some of the most uninformed comments that have little to no relevance to the local market or my listing. Lots of baseless assumptions. Lots of "I'm a pro and your realtor is clueless".

I suggest, going to page 1 of this thread. Read what warreng had to say. Clearly, this person is an experienced real estate professional who knows this exact market very well. The rest of the so called professionals are "blowing smoke".

Not sure what I was expecting, after all it's TexAgs.

Crazy that this incredible deal hasn't sold yet to a good Ag or otherwise. But good luck with it. I'm sure it'll go fast now!

PS - I don't know your realtor...but know the broker/owner and many current and former agents there. Great group and they'll get it done if anyone can.

Is her advanced real estate software just some AI software that makes her a "real estate analysis genius".....bc i wouldn't put much faith in that one.

https://media3.giphy.com/media/v1.Y2lkPTc5MGI3NjExMWY1N2E0bmQzdjMwbWN4YXFpc2txN2IxNzMyMXQ3N2V2dGRtdWc1NCZlcD12MV9pbnRlcm5hbF9naWZfYnlfaWQmY3Q9Zw/cEUAbg1Q7mQ1a84int/giphy.gif
However if your agent is offering in person tours it might be worth a fishing trip down to Rockport just see her!

Like everyone said, anyone that offers a dime over the lowest listed price is an idiot, but there's a lot idiots out there so good luck!

MAS444 said:

---

Crazy that this incredible deal hasn't sold yet to a good Ag or otherwise. But good luck with it. I'm sure it'll go fast now!

PS - I don't know your realtor...but know the broker/owner and many current and former agents there. Great group and they'll get it done if anyone can.

---

Like many areas, it's a bit of a price correction. However, prices are now back to what the developer was selling them for brand new in 2023. That is why I said anything below $350k is a great deal, especially fully furnished.

Good to know on the broker, I appreciate that feedback! They've been great to work with so far, and I will say that their marketing capabilities and professionalism have already exceeded my expectations!

FrozenInYesterday said:

---

Is her advanced real estate software just some AI software that makes her a "real estate analysis genius".....bc i wouldn't put much faith in that one.


However if your agent is offering in person tours it might be worth a fishing trip down to Rockport just see her!

Like everyone said, anyone that offers a dime over the lowest listed price is an idiot, but there's a lot idiots out there so good luck!

---

$315,000.09… let's make a deal! No commissions, you pay the title policy.

that extra $0.09 is a deal killer for me....besides all the data suggest you should be getting $360k+ for the property...I wouldn't feel right cheating a fellow Ag out of that much money

cords12 said:

---

MAS444 said:

---

Crazy that this incredible deal hasn't sold yet to a good Ag or otherwise. But good luck with it. I'm sure it'll go fast now!

PS - I don't know your realtor...but know the broker/owner and many current and former agents there. Great group and they'll get it done if anyone can.

---

Like many areas, it's a bit of a price correction. However, prices are now back to what the developer was selling them for brand new in 2023. That is why I said anything below $350k is a great deal, especially fully furnished.

---

I would not trust prices for vacation destination real estate from 2020-2024. I would actually say those who bought in 2023 are currently the ones left holding the bag.

Quote:

---

At $315k listing price, I was not paying buyer's agent commissions, nor was I offering any closing cost assistance.

---

Well there's your problem (at least one of them). What realtor would bring you a buyer if your realtor is not willing to share the commission? That's pretty standard.

Dr. Venkman said:

---

Quote:

---

At $315k listing price, I was not paying buyer's agent commissions, nor was I offering any closing cost assistance.

---

Well there's your problem (at least one of them). What realtor would bring you a buyer if your realtor is not willing to share the commission? That's pretty standard.

---

Yes, I understand your point. However, that price was offered significantly below market value and that is even $20,000 below the tax appraised value. It was an attempt to reach investors. As a real estate investor myself, I have bought many properties without a realtor representing me. I review the contracts with my attorney before executing. Obviously, when buying some of these investment properties, the seller is MUCH more negotiable on price if they are not asked to pay any commissions.

As I've said in several posts above, $315k is still within reach, but I'm not willing to pay commissions or the title policy at that price.

Captain Winky said:

---

I don't know why people keep engaging with OP, he is clearly a real estate tycoon and is a subject matter expert.

---

Captain, I thought I was supposed to be the one with the zingers. It's clearly you, my friend.

LOL. What a thread.

cords12 said:

---

Dr. Venkman said:

---

Quote:

---

At $315k listing price, I was not paying buyer's agent commissions, nor was I offering any closing cost assistance.

---

Well there's your problem (at least one of them). What realtor would bring you a buyer if your realtor is not willing to share the commission? That's pretty standard.

---

Yes, I understand your point. However, that price was offered significantly below market value and that is even $20,000 below the tax appraised value. It was an attempt to reach investors. As a real estate investor myself, I have bought many properties without a realtor representing me. I review the contracts with my attorney before executing. Obviously, when buying some of these investment properties, the seller is MUCH more negotiable on price if they are not asked to pay any commissions.

As I've said in several posts above, $315k is still within reach, but I'm not willing to pay commissions or the title policy at that price.

---

That's true, but I've never heard of marketing a property like that. Investors don't need to be told that the price is different if they're paying cash, no commission, no option period, etc. They just make their offer.

I think advertising the "low ball" with all of those factors baked in will leave non-investors confused. They'll want their cake and eat it too. As the realtors on this thread have said, nobody (investor or not) is going to offer anything more than $315k with full commission, option period, seller's title policy, contingency, etc.

fire09 said:

---

This is a case study in why people need to be taught proper electronic communication skills. I'm sure OP is probably a nice guy with a decent property, and experience with real estate. Yes he's getting ribbed a bit, but holy ****, you aren't helping yourself with the responses. There are educated real estate people on this thread who I know personally that are giving you real advice. I see this all the time with engineers and other highly skilled individuals who have no capability to get their point across using text. Good luck to you OP, it's a nice property.

---

I sincerely appreciate the compliments on my property and the good luck wishes! It really is appreciated.

However, I did not come here for real estate advice. I came here to share a property with my fellow Aggies. It's a nice property and it's listed at a reasonable price, well below the competition.

I am sure there are many highly skilled real estate professionals on here. Again, I saw one first hand when "warreng" gave valuable advice and clearly knows this Rockport market very well. I expressed my gratitude to the valuable reply.

As far as real advice that adds value to my listing, there is very little here. Of course, I could reduce the price down to something ridiculously low and I'm sure it would sell quickly. Instead of doing that, I hired one of the top agents in the area and my agent came up with the listing price by using real data from closed transaction sales that are similar to my cottage. She's a top agent for a reason!! I will trust her over some random information on TexAgs.

Weather cleared up and I have some fish to catch! Yall have a good one.

Dr. Venkman said:

---

Quote:

---

Of course, I could reduce the price down to something ridiculously low and I'm sure it would sell quickly.

---

You could. And then start a thread here saying it is "priced to sell."

---

Wouldn't that be nice! A lazy listing agent's dream.

This is my second favorite thread ever on Texags behind the Is Country and Eastern Music Popular thread on general. No offense OP but I hope it never sells so this thread endures.

Sorry jja79...but you must not have read. It is indeed priced to sell, so this thread will be short lived unfortunately.

LOL, I simply wanted to share a property here because I know how great the Aggie network is. Never expected to get so much unsolicited real estate "advice" from all these "professionals".

TexAgs never disappoints!

I did residential mortgage for 45 years so I'm still learning. Actually I'm not learning anything. I'm playing golf every day but this thread delivered.

I saw that so sadly this might be short lived.

jja79 said:

---

I did residential mortgage for 45 years so I'm still learning. Actually I'm not learning anything. I'm playing golf every day but this thread delivered.

---

45 years!!! Sounds like some well deserved tee times. Enjoy!