I'll put the answer in writing and send it to you within one business day. It's free, and you don't have to meet with me to get it.
It's a set of decisions that can be read from the record. Most sellers never get to see that record, because the conversation moves straight to relisting before anyone explains what happened.
I write it down instead. Here's what I look at.
How many times the home came off the market, across how many brokerages, over what span of time. If it happened more than once with different agents, that fact alone tells you something.
How long it sat, and when each reduction landed. Price changes that arrive months apart tend to follow the market down instead of meeting it.
The photography, the description, and how easy or hard it was for an agent to get a client through the door. Strong homes lose buyers on all three.
The homes buyers were choosing between while yours was listed, what they offered, and which ones sold. This is usually the part that explains the rest.
A written report with your address on it. Every number comes from FMLS listing and sales data, and the sources are printed at the bottom of each page so you can check them.
A written diagnosis, before you decide anything
Prepared for you, by Thomas Upton, Compass
Four findings, in plain language. Each one states what happened, shows the data behind it, and explains what it cost you. No jargon and no sales pitch inside the document.
The comparable sales, laid out. Every recent sale in your neighborhood near your price, with square footage, year built, days on market and what it closed for.
Your own listing timeline. Each list date, each reduction, each expiration, in order, so you can see the pattern the way a buyer's agent saw it.
What has to change before the next launch. Three specific moves, whether you make them with me or with someone else.
Reports are prepared individually for each homeowner. Client reports are confidential, so the sample above shows the structure rather than another seller's data.
Nothing, and that isn't a technicality. You keep the report whether we ever speak again or not. If you take it to the agent you've been working with and relist with them, that's a fine outcome.
I write them because sellers who understand what happened make better decisions about what comes next, and some of those sellers call me. That's the whole arrangement.
Both sold. Here is what those sellers said.
“Our home entered the market right at the beginning of the recent challenging phase. Thomas continued to utilize creative marketing tools such as Zillow Showcase which both enhanced the quality and increased the frequency of visibility of our home. He got it done! Give him a call!”
Heather G., seller
“Thomas helped me sell my property and I had three cash offers before the first day was done. He helped me throughout and I closed on the first. He was a true pro in all circumstances.”
J.F., seller
Every home and every market is different. Past results are not a promise of future results.
Send me the address. I'll have your diagnosis back to you within one business day.
No obligation to list, and your information stays with me. If your home is currently listed with another broker, I won't contact you about that listing.