It was the best of homes, it was the worst of homes… actually they are both really terrific homes at the top of Queen Anne in Seattle.  

One listing agent, two different seller profiles. 

With similar specs and qualities, these two four bed-room homes might have seen similar marketing periods in Seattle’s super-hot real estate market.  I’ll show you how the differing pricing strategy resulted in a longer market time for the first home and higher carrying costs for the sellers. The difference between the two pricing strategies is buyer perception, Home 1 was slightly overpriced at market, whereas Home 2 was “value” priced, causing buyers to jump.

These homes were listed by the same agent, so we can assume that the pricing strategy and advice given to the sellers were similar. A seller’s position on these two strategies can make a huge difference in marketing days.

Home 1, a brick colonial was originally listed for $1,525,000 in May.

Home 2, an oversized Craftsman listed in October for $1,325,000.

Both homes have finished basements, plus three upper levels of living, partial views and updated kitchens.  Home 1 has an extra 3/4 bath and more square footage.  Home 2 has a larger kitchen. Smaller house, more open floor plan.

Going just by dollars per square foot, you could argue that the brick Colonial home has been priced correctly, but as of the third week of October it has been reduced to $1,395,000 and is still on the market after six months.

Home two, the Craftsman, was listed on a wet and rainy October 10th, when the heat of the spring/summer market had decreased. Unlike Home 1, the Craftsman sold over asking in multiple offers, and was pending in four days.

I held the Colonial open this Sunday and the funny thing is, neighbors were coming in to: 

1. See what was wrong with the home 


2. To explain to me about the dangers of overpricing.

Many sellers worry about leaving money on the table by underpricing, but in a competitive market, you will always sell at the market price, and in a slow market, you will sell before other homes in your bracket. Of course, seller motivation plays a big role in pricing and there is a lot more contributing to motivation than financial need.

I always recommend “Value” pricing for my sellers. An oftentimes, they listen!



Flowers above Pike Place Market Flowers above Pike Place Market


Your UNIQUE Home

Every listing is unique and comes with its own challenges and unique selling points.  As a veteran of selling older homes, I realize the importance of positioning your listing to emphasize the strengths of your beautiful home.


I specialize in staging your home for sale.  Three to six months before selling your home, I will do a walk through to help you determine, what to repair, what to store, what to toss and what to ignore.  We will get a working list of To Do’s, and provide you with a list of the Seattle experts Windermere Brokers have relied on for years to get their sellers homes in the best possible shape before listing.


Pre-Inspecting your home with a licensed home inspector tells prospective buyers that you are aware of the present condition of your home and any defects, such as an older roof or hot water heater.  The pre-inspection notifies the buyer that you have taken those conditions into account when you priced and marketed your property.  It sends a message that you have nothing to hide, that you are aware of the current condition of your home, and are selling it in that condition.


Despite the warm feelings you have for your home, it is important to recognize that your home is a commodity within the Seattle housing market and the buyer will ultimately determine what your home is worth.  Homes that are priced properly from day one will sell the quickest and sometimes within days of listing.

Homes priced even 5% over market take up to 20% longer to sell, at lower prices.  Overpriced homes often sell significantly under the recommended pricing from the original Market Analysis.  Pricing your home too high even for just a couple of weeks is a proven money loser.


Never a cookie cutter approach to selling your home, I create a unique marketing story that emphasizes your home’s discrete selling points, while acknowledging areas of opportunity and framing them a positive, realistic manner, as part of the marketing.

It is my pleasure to design a custom marketing plan for your home, capitalizing on the broad market coverage Queen Anne Windermere Real Estate offers. To discuss your unique marketing plan call or email me.

A Seattle native, I work throughout the Seattle Area.

Nicole Bailey ~ 510.593.7501



Queen Anne + Magnolia Homes for Sale

11 September 2013

Queen Anne + Magnolia Homes for Sale

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Queen Anne Windermere + Cobalt Mortgage

1 September 2013

We’ve been lucky to partner with a local mortgage broker in our office who takes care of our clients from pre-approval to close of escrow. In the dicey world of real estate financing, it is a relief to know that you can count on your lender and if a problem does arise, we can meet […]

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Notebooks, Pencils and a New Queen Anne Listing

1 September 2013

Even in Seattle, I always look forward to the fall. I love the crisp autumn days and of course I don’t mind my son heading back to school. It’s exciting to have a new listing to market just when I’m ready to get to work. I’ve been lucky to get busy right away, as Queen […]

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Ten Steps to Finally Clearing Out Your Stuff #fengshui

22 August 2013

I’ve written a lot about feng shui and clearing space for new opportunities. As I write this, I’m preparing for a garage sale this weekend. I can be brutal about tossing old crap before and after a move and yet occasionally I’ve regretted some of that brutality, when the new space requires a hall table, […]

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Hearth Styles ~ Heart of Living

17 January 2013

Even though we don’t burn wood any longer, there is something central and intrinsically important about the hearth.  Modern homes that don’t have fireplaces, often have an alternative “shrine” to the Goddess of the Hearth.

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Spend time, make your home sparkle, before you list it with a REALTOR. It really pays off!

15 January 2013

Last year there were two homes on the market for every one for sale today. The Seattle market has turned, particularly on Queen Anne and in Magnolia. Buyers have become convinced that these low interest rates won’t last forever and are shopping. But buyers can be fickle and are always looking for the freshest home […]

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How Do Real Estate Agents Get Paid?

15 January 2013

In my annual office cleanse, I happened upon some printed emails from a past client that I worked with a few years ago.  In one note from me, I mentioned to her that certain homes were above her price range and realistically could not be had for her budget.  She responded that she wanted to […]

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What Do Paint Chips and Real Estate Have in Common?

5 November 2012

  Plenty… Have you ever run your hand along a particularly soothing or vibrant set of swatches in the paint store and heaved a sigh of relief? Color makes us feel. But what? Color is a billion dollar industry in the US, predicting everything from exterior paint sales to choices between red and blue jeans. […]

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