08/02/2026
This is where we are............
I received a call from an agent that I worked with a year ago. They were headed out of town, this is when we get these calls, and asked if I would take a listing in Fort Worth. The prospect had contacted the agent asking for help. We both looked at the listing that was with one of these brokers that will not let you out of your listing agreement.
We noticed quickly the listing was priced 100K over anything else in the neighborhood. Yes 100K
I told the agent I would research the data and see what the market in that area was like and how the seller needed to position the property to sell.
This is not an easy, dial up MLS and see what the numbers are like, study. This was an all afternoon, become geographically competent study.
Here is what I found. 583 active listings in the subject property zip code. Builders are building in the area offering 3.9% interest rate. The subject property neighborhood is built out, surrounding it is new builds and more new builds. Not all new builds are on MLS so the 583 Active listings include what the builders have listed.
I called the builders, just so happens I know the salespeople for the main builders in the area. Relationships are so important in this industry. As we spoke they let me know that new home sales are slower than expected, incentives are plentiful for the buyer and the buyer's agent.
The subject property was built in 2022, less than 5 years into ownership. The seller had moved out already. From what I could see the cost of ownership was close to $4,800.00 per month with mortgage, insurance, taxes, HOA, utilities and upkeep.
Not one home in the subject neighborhood had contracted since May 5th 2026 out of 30 active listings and we are in late July when I received the call.
Here is a hard truth, there are listings that will not sell this year. If you can't lower the price to what the market is willing to pay for your property it will be in the group of homes that will not sell. And even then some areas have so much inventory you can lower your price but condition items like worn carpet or differed maintenance will turn the buyer towards a new build.
In this case the seller, in my opinion, will need to lower the price to the point where he will need to bring cash to the closing to buy his way out of this property. He had already been on market with the house vacant for over 100 days. So even if he reduced the price of the property to where the market would bring an offer he would be 6 months into expenses for a estimated amount of $28,000.00 and it is lost money not recoverable. The seller bringing money to the table was common in 2008-2011 years.
After my study was done my decision, unless he was willing to reduce the price by 100K (ouch) would be to not take this listing. I do not have a Super Man cape that would help this seller. The broker would have to let him out of his listing agreement, and this was a broker that does not let anyone out. Hard truth.
My cost to list and close a property with the Photographer, Social media marketing, the contract to close manager, office and other expenses is close to $1,600.00 or more depending on the listing. So if you are reading this as a consumer and you believe the broker pays for any of this, the broker does not. No broker credit card for fuel and lunches, no broker show car, all of this is on the independent agent like myself. I choose to be where I am, we have an office building, we have support staff, we have many support advantages the broker provides but all expenses are on us. This is the typical model. With Keller Williams we have an opportunity to cap our broker split and after that we are on 100% no split with the broker until our anniversary date.
Most people that enter real estate do not survive the first 12 months. It is not an easy business to be successful in. You need a plan that can role with the punches. Good years, Great years and years that you lose money. Be ready for it all.
Make it a great day in real estate.
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