Coming soon window on a flip, or go live and show the same afternoon?
Cosmetic gut on a 1,450 square foot ranch wrapped last week, photos are shot Friday. My agent wants to post it as coming soon for six days before showings start so the first weekend stacks up. Last year I did the opposite on a similar house, live Thursday morning, showings that afternoon, and we had three offers by Sunday night.
Case for the waiting week: buyers save the date, you get a crowd on Saturday instead of a trickle over ten days, and the days-on-market clock behaves better if the price turns out slightly high.
Case against: I'm paying carry on a hard money note the whole time, and coming soon rules differ a lot by MLS and by state, including what you're allowed to do during the window and whether you can accept an offer without showings, so ask your broker before you build a plan on it. There's also the risk of taking a strong day-two offer and never learning what the ceiling was.
My last three sold fine both ways, which is exactly why I can't tell whether that week bought me anything or just cost me interest. Curious how this room splits.
Coming soon window before showings start, or list live and show immediately?
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