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[quote="Guest"]You do understand that realtors don't select the price, but the homeowners do. The agents ideally would want the lowest possible list price because it means a quick sale. I actually considered selling my home and had 3 agents including this one come in for discussion. They all presented comps and discussed their price. What they thought was the market was not what I wanted for my home so we did not sell. However, if I had to sell or wanted to cash out I likely would have put my home on the market at my price.[/quote]
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<table border="0" cellpadding="3" cellspacing="1" width="100%" class="forumline"> <tr> <th class="thCornerL" width="22%" height="26">Author</th> <th class="thCornerR">Message</th> </tr> <tr> <td width="22%" align="left" valign="top" class="row1"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row1" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Wed, Apr 15 2009, 6:54 pm EDT<span class="gen"> </span> Post subject: Re: Cranbury home $975,000 (N. Main St.; reduced)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">I thought the sign was gone when I walked by recently. Is it still on the market?</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row2"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row2" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Sun, Oct 12 2008, 1:26 pm EDT<span class="gen"> </span> Post subject: Re: Cranbury home $975,000 (N. Main St.; reduced)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">This seller is starting to realize that the current assesed value of $ 926,400 (prepared by a professional appraiser a few years ago) is a more realistic selling price.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row1"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row1" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Mon, Oct 6 2008, 11:18 pm EDT<span class="gen"> </span> Post subject: Re: Cranbury home $975,000 (N. Main St.; reduced)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">new price: $975,000.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row2"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row2" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Sun, Aug 3 2008, 1:04 pm EDT<span class="gen"> </span> Post subject: Re: Cranbury home $1,100,000 (N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody"></span><table width="90%" cellspacing="1" cellpadding="3" border="0" align="center"><tr> <td><span class="genmed"><b>Guest wrote:</b></span></td> </tr> <tr> <td class="quote">You do understand that realtors don't select the price, but the homeowners do. The agents ideally would want the lowest possible list price because it means a quick sale. I actually considered selling my home and had 3 agents including this one come in for discussion. They all presented comps and discussed their price. What they thought was the market was not what I wanted for my home so we did not sell. <br /> <br />However, if I had to sell or wanted to cash out I likely would have put my home on the market at my price.</td> </tr></table><span class="postbody"> <br /> <br />I'm glad you didn't put it on the market then. What you describe is what others are doing and it is hurting the market overall by flooding it with false inventory -- i.e. houses listed for sale that aren't really for sale because the sellers are seeking unrealistic prices and just adding to the glut of inventory and averages of days-on-the-market. <br /> <br />If three agents all tell you a price that is lower than what you think it is worth, you are wrong, period. You may be right in terms of what the home is worth to you personally or what you feel comfortable selling it for eventually when the market reaches your expectations. But in the current market you are wrong and wasting everyone's time if you list it. If anything, most agents are not being honest enough with their clients because they are afraid to lose sales to others who promise (but can't deliver) more. When I sold a year ago I got three quotes and went with the agent that gave me the lowest estimate of the sale price because they were the most honest. <br /> <br />Most people think there home is more special and worth more than it is. In an up market it works out because every sale builds on the value of previous comps so people can see their expectations realized. In a down market like now people have a harder time adapting to the psychology because they have a built-in tendency to inflate the value of their home relative to the comps and the dismiss the things that will turn over buyers off in a market where there is over a year of supply relative to the number of buyers. That makes sense because clearly the negatives were not major issues to the current homeowner and most people presume others think like themselves, which of course isn't true. <br /> <br />The bottom line is homes locally are selling below the 2006 appraised values in virtually all cases. That appraisal was done based on the same current market comps that lender appraisers would use in approving a new purchase. It's fine to think that your home was under-appraised (though I'm sure you didn't think so at tax time) but the reality is you will sell it for less than the appraisal so if you're not comfortable with that, now is not the time for you to sell.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row1"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row1" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Sun, Aug 3 2008, 9:10 am EDT<span class="gen"> </span> Post subject: Re: Cranbury home $1,100,000 (N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">You do understand that realtors don't select the price, but the homeowners do. The agents ideally would want the lowest possible list price because it means a quick sale. I actually considered selling my home and had 3 agents including this one come in for discussion. They all presented comps and discussed their price. What they thought was the market was not what I wanted for my home so we did not sell. <br /> <br />However, if I had to sell or wanted to cash out I likely would have put my home on the market at my price.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row2"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row2" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Sat, Aug 2 2008, 1:45 pm EDT<span class="gen"> </span> Post subject: (93 N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody"></span><table width="90%" cellspacing="1" cellpadding="3" border="0" align="center"><tr> <td><span class="genmed"><b>Guest wrote:</b></span></td> </tr> <tr> <td class="quote">The listing agent on this house has two other Cranbury historic homes on the market. Both have had to significantly reduce their price since the first listing. And both are still on the market. This leads me to believe this agent is still far too bullish when it comes to the real estate market. Time to wake up and look at reality.</td> </tr></table><span class="postbody"> <br /> <br />The listing agent is indeed VERY "bullish". She has been proclaiming that most of the other (agents) listings in town are "overpriced", yet is bold enough to list any of her clients properties at prices that will probably not even obtain an appraisal. It's great to ask a lot of money for your house - inevitably a home needs to appraise for close to the price that a buyer pays. Maybe this agent needs to re-visit Realtor School 101.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row1"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row1" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Fri, May 23 2008, 9:34 am EDT<span class="gen"> </span> Post subject: Re: Cranbury home $1,100,000 (N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">I bet it is a great and beautiful home. I look forward to seeing it if they have an open house... <br /> <br />I think the challenge is there is just very little in the way of an established market for over $1M older homes on Main Street, no matter how nicely renovated or upgraded. I have seen many list above $1M, but even in the better market most didn't sell there. I recall there was one on South Main that was gorgeous on the inside, totally re-done, near the fire station but across the street, with a huge 1+ acre backyard. Absolutely nothing but great things to say about it. And it sold at approximately the peek of the market at I believe $899,000. <br /> <br />I'm not convinced it is the brokers who are encouraging the high ask prices. They want it to be priced right for a quick sale. Usually it is the sellers who have some combination of things going on in their heads: a) They know how much they put into the upgrades and incorrectly presume that should be relevant to the sale price; b) They believe their house is unique and special and therefore better than all comps and immune to market conditions (though this is rarely how buyers see it); c) They are ambivalent about selling and are putting it on the market at the price they want to see if they get lucky but aren't motivated to "price it right" for the marketplace. The problem with the latter is it contributes to the poor overall market right now because it just adds unrealistic inventory to the market of unsold houses and undermines the “days on market” average for our market.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row2"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row2" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Fri, May 23 2008, 6:31 am EDT<span class="gen"> </span> Post subject: Re: Cranbury home $1,100,000 (N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">The barn has been converted into a garage for 2 cars and 2 finished rooms + room for a bath upstairs if desired. <br /> <br />Nice! <br /> <br /><img src="http://p.rdcpix.com/v01/l3db28941-w11x.jpg" border="0" /></span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row1"><span class="name"><a name=""></a><b>Jeff M.</b></span></td> <td class="row1" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Thu, May 22 2008, 9:48 pm EDT<span class="gen"> </span> Post subject: Re: Cranbury home $1,100,000 (N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">As anyone who has bought and sold knows the agent provides comps and often they are on the low side to do a quick sell. The owners then set their price. A lot of people will simply over price as they over value their own homes which then leads to a reduction. Definitely not saying this is the case here or that it is or is not worth the price. Just responding about agents.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row2"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row2" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Thu, May 22 2008, 9:06 pm EDT<span class="gen"> </span> Post subject: Re: Cranbury home $1,100,000 (N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">The listing agent on this house has two other Cranbury historic homes on the market. Both have had to significantly reduce their price since the first listing. And both are still on the market. This leads me to believe this agent is still far too bullish when it comes to the real estate market. Time to wake up and look at reality.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row1"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row1" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Thu, May 22 2008, 8:47 pm EDT<span class="gen"> </span> Post subject: Re: Cranbury home $1,100,000 (N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody"></span><table width="90%" cellspacing="1" cellpadding="3" border="0" align="center"><tr> <td><span class="genmed"><b>Guest wrote:</b></span></td> </tr> <tr> <td class="quote">Yes and that house was assessed just last year and its taxes probably went up 2 or 3 times, like others in this town. So lets calculate the savings by owning this historic home over time. <br /> <br />You were paying for taxes on a house assessed at $300K for 10yrs that is really worth $1.1 or so fair market today. That saved the current owner quite a lot of mulla to be used to help send his kids to a good colledge or reinvest and modernized his current home. <br /> <br />Nice job 93 N Main, good financial planning. You have a wonderful house, I envy the new owners.</td> </tr></table><span class="postbody"> <br /> <br />Except there is no evidence it is fair market at $1.1M today. That is the ASK. And all the theory about older homes not being assessed correctly aside, the reassement was just 1.5 years ago, at the height of the market, and was largely based on comparison to local comps, similar aged homes on Main Street in the case of this one. And other Main Street homes sold or for sale since the reassessment have not been getting prices this proportionately higher than their reassessments. <br /> <br />Every house is unique. This one may be spectacular or find the right buyer at that price. But statistically based on the comps it is over-priced.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row2"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row2" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Thu, May 22 2008, 7:12 pm EDT<span class="gen"> </span> Post subject: Re: Cranbury home $1,100,000 (N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">Yes and that house was assessed just last year and its taxes probably went up 2 or 3 times, like others in this town. So lets calculate the savings by owning this historic home over time. <br /> <br />You were paying for taxes on a house assessed at $300K for 10yrs that is really worth $1.1 or so fair market today. That saved the current owner quite a lot of mulla to be used to help send his kids to a good colledge or reinvest and modernized his current home. <br /> <br />Nice job 93 N Main, good financial planning. You have a wonderful house, I envy the new owners.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row1"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row1" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Thu, May 22 2008, 6:58 pm EDT<span class="gen"> </span> Post subject: Re: Cranbury home $1,100,000 (N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">thats also the reason the older homes in NJ have sold for much higher - becuase of the lower tax valuation. If you search on websites for older homes in good neigborhoods throughout NJ, CT, NY and PA you will see that its tax assessment is sometimes 2/3rd or 1/2 the actual market value. It also depends on when it was done but in high tax states, you will find these older homes are sought after and some times very hard to find becuase of the character and how unique the prior homeowner has custmized it. Most are more modern inside then the larger cookiecutter homes. Go on one of the Cranbury Historic tours and you will see lots of examples.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row2"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row2" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Thu, May 22 2008, 5:12 pm EDT<span class="gen"> </span> Post subject: Property Tax Assessement - not True Market Value</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">Property tax assessment is not always true market value. For instance, When figuring value of a historical home, it is often difficult, especially since it has changed over time and now is unique. There is no other home exactly the same. So, value is often is figured on replacement cost if you had to build the same size house with # of bedrooms, bathrooms, ect. Brand NEW. <br /> <br />Not only that - Tax assessment uses “Equalization”. It is the process of insuring that each property in every taxing district carries its fair, legal share of the burden of taxation. Equalization in property taxation can mean either ensuring a just assessed value is placed on individual properties as compared to other properties within a taxing district or that true values assigned to entire municipalities are fair and just.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row1"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row1" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Mon, May 19 2008, 11:14 am EDT<span class="gen"> </span> Post subject: Re: Cranbury home $1,100,000 (N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody"></span><table width="90%" cellspacing="1" cellpadding="3" border="0" align="center"><tr> <td><span class="genmed"><b>Guest wrote:</b></span></td> </tr> <tr> <td class="quote">The reassessment valued it at $959,500.</td> </tr></table><span class="postbody"> <br /> <br />It seems the assessed value was changed to $888,300 in 2008.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> <tr> <td width="22%" align="left" valign="top" class="row2"><span class="name"><a name=""></a><b>Guest</b></span></td> <td class="row2" height="28" valign="top"><table width="100%" border="0" cellspacing="0" cellpadding="0"> <tr> <td width="100%"><img src="templates/subSilver/images/icon_minipost.gif" width="12" height="9" alt="Post" title="Post" border="0" /><span class="postdetails">Posted: Mon, May 19 2008, 10:52 am EDT<span class="gen"> </span> Post subject: Re: Cranbury home $1,100,000 (N. Main St.)</span></td> </tr> <tr> <td colspan="2"><hr /></td> </tr> <tr> <td colspan="2"><span class="postbody">If I'm not mistaken, this home was on the Cranbury House Tour 2 years ago, and is spectacular inside. The owner is an architect and completely renovated the house after he bought it. If this is indeed that house, $1.1M seems to be a very fair asking price.</span></td> </tr> </table></td> </tr> <tr> <td colspan="2" height="1" class="spaceRow"><img src="templates/subSilver/images/spacer.gif" alt="" width="1" height="1" /></td> </tr> </table>
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