The cost of listing too high is not small

Yep. Even in this boomlet, shadow bubble or “Dead cat bounce” it is costly to list your home too high. Listings go stale quickly, if you don’t drop your asking price to or below the market price in the first two weeks it may just sit. For a long time. Last year 7991 Mitchell Ct came on the market in January for $750K, a little too high. The seller did eventually drop the price (twice) until the listing expired in december. 300 plus days on market, the final price was $699k, roughly $200 per Sq Ft for the structure.

It is my opinion that if the home had originally listed for $699k it would have sold very quickly, perhaps for more than asking. A year of opportunity cost, a year of taxes paid, a year of mortgage payments and a lower price. Ouch.

It came back on the market two days ago, now being handled by David Mark-Raymond of Coldwell Banker ( He’s a pleasure to deal with). The new price is $675K…but it may still be stale because people who look it up on line can tell it sat for a long time.

This place was built in 1990 as part of an infill development, all of Mitchell Ct was done by the same builder and they are well built homes with good floor plans, all the lots are .460 acres.

This home sits on the corner of Pleasant hill, which gets quite a bit of high speed traffic, it is well enough insulated that road noise was not noticeable to me when inside. The landscaping is a little above average for a home of this quality and it could be easily improved, it’s a nice lot with good exposure. It has good light. The floor plan is very good for a home of this era, nice flow. The kitchen was updated a couple of years ago and they did a good job. This place has been well maintained and the materials and workmanship are solid throughout.
Details…3 BR 3.5Ba, 3550 Sq Ft, 3 car attached garage. Views are not bad but nothing to brag about. There are a few steps up into the home, but it’s effectively single level.
It’s about a mile to the center of town and someone who likes to walk could go to dinner or the library with no difficulty. Think well built, high end ranch style tract home. All things considered this is a very attractive home at a good price, it will be interesting to see whether buyers will feel the same way.