Day 46, seller won't cut, and I have to tell my team something Monday

1.4 acres on the edge of a district. Is any of the value in the land, and does the comp set include anything that sold to a buyer thinking about the lot rather than the house? If your four actives above a million are all tract, you may be comping a non-comparable thing and both you and the seller are guessing.

Separately, the 2022 neighbor sale is the whole problem and you know it.

21 showings and 4 seconds in 46 days is not a traffic problem. That's decent activity. People are coming, looking, and deciding it's overpriced, which is exactly what your feedback says. Option 3 buys more of a thing you already have enough of.

@canton has the mechanical point. Showing volume and offer conversion are different failures and they take different fixes. Twenty-one showings with zero offers is a conversion failure, and buyer-agent compensation is a traffic lever.

On option 3 specifically, the answer depends on whether you think any material share of the buyer pool is compensation-sensitive in your price band. Above a million, buyers are more likely to have negotiated their agent's fee in a written agreement with a fixed number or a cap, so a seller contribution moves the buyer's out-of-pocket rather than the agent's willingness to show. Under the post-settlement rules the offer also has to be disclosed to your seller with written approval, which you already have at 2.5%, and raising it means a new authorization. Confirm the exact form and process with your broker, since state association forms differ.

The arithmetic you posted is doing something misleading. You compared $5,745 to $70,000 as if they buy the same outcome. If the house trades at $1,079,000 either way, the extra half point is $5,745 spent for nothing. If it doesn't trade at all this season, carrying cost and a stale-listing discount in fall are the real comparison, and neither is in your numbers.

One thing worth putting in front of the seller in writing: the price he can get is set by what buyers offer, and his 2022 reference sold into different rate conditions. Whether he accepts that is his call. Your job is that the record shows you said it at day 46.

Different world from mine, my whole market is under 200, but the pattern is the same. When the feedback is unanimous and boring, it's true.

Question from someone still working through licensing: when you withdraw and relist, who does that actually fool now? Buyers can see price history on the public portals in most places. Is the DOM reset doing anything except cosmetics for the agent pool?

@halyard that's what I was going to ask. Feels like the kind of move that made sense before every buyer had the history on their phone.

Go read your listing agreement before Monday. If it's a six month term signed in early spring, you're at the point where the seller's leverage over you starts to matter more than yours over him, and the expiration date is a date he'll use. Also check whether your agreement says who eats the $4,180 if the listing expires unsold, because most of the ones I've read leave that with the agent and the sellers I've represented never knew that.

On the substance, I'd put the correction in writing with the comp analysis attached and let him say no on the record.

@fathom just said the thing I learned the hard way over five years of running a service business. Put the recommendation in writing every time. Not for the seller. For the conversation in September when he asks why it didn't sell.

The primary bath came up three times. Is that a $70,000 objection or a $15,000 one? If a cosmetic refresh plus a smaller cut to $1,099,000 gets you there, you've split the difference and given the seller something to say yes to that isn't purely capitulation.

@plumb, a bath refresh at day 46 also means going off market or living with a torn-up bathroom during showings, which sounds worse than either option.

Cut to $1,079,000 and stop being clever. Everything else in this thread is a way of avoiding the number the feedback already gave you.

The compensation authorization form matters here, specifically what it says about duration and revocation. If it's tied to the listing term, fine. If it's a standalone that survives, that matters when the seller starts talking about switching brokerages, and that language varies by state form.

Slow question. What does the seller need the money for? If he has to close by a date to buy something else, he'll take the correction. If he's got nowhere to be, he'll sit at $1,149,000 for two more years and you'll have spent $4,180 finding that out.

@anchor asked the only question that predicts the answer. Everything else here is analysis of a decision that isn't yours.

Cobalt, if he says hold, decide right now whether you keep spending. I'd cap further marketing at zero until there's a price move and I'd tell him that plainly on Monday.