When a seller won't cut at day 46 with a soft showing record, which lever actually moves a listing

1.4 acres on the edge of a district raises the question of whether any of the value sits in the land, and whether the comp set includes anything that sold to a buyer thinking about the lot rather than the house. If the four actives above a million are all tract product, that comp set may be comparing a non-comparable thing, and both sides could be guessing at the number. Separately, the 2022 neighbor sale is the whole problem, and it usually is in situations like this.

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.

@marcus_hale41 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.

Markets vary widely in price point, but the pattern holds regardless: when the feedback is unanimous and boring, it's usually 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?

@ryanmck27 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.

Read the listing agreement before Monday. If it's a six month term signed in early spring, this is the point where the seller's leverage starts to matter more than the agent's leverage over him, and the expiration date is a date he'll use. Also check whether the agreement says who eats the marketing spend if the listing expires unsold, because most of the ones worth reading leave that with the agent, and plenty of sellers never learn that until it's relevant. On the substance, put the correction in writing with the comp analysis attached and let him say no on the record.

@wendy_park48 is pointing at the thing that matters most over years of running a service business. Put the recommendation in writing every time. Not for the seller. For the conversation months later when someone asks why it did not 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.

@nataliehsu, a bath refresh at day 46 also means going off market or living with a torn-up bathroom during showings, which sounds like the worse of the two options.

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 is tied to the listing term, that is straightforward. If it is a standalone that survives past the listing, that matters if a seller starts talking about switching brokerages, and the language on this 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.

@ehernandez74 asked the only question that predicts the answer. Everything else here is analysis of a decision that is not yours. Cobalt, if he says hold, decide right now whether the spending continues. Capping further marketing at zero until there is a price move is the defensible position, and Monday is the day to say so plainly.