Getting ready to list FSBO. Pricing question
I've been obsessively reading the posts in this section, and decided to dive in and get your opinions if you care to share!
We live in a fairly small town, with an even smaller historical homes district. It's a university town and the older homes are 'hot.' In fact, right now there are only four listed, all of which are pretty awful and overpriced (ie, have been on the market almost a year). A realtor just told me that pretty much every buyer right now either wants a home in this area or just out of town.
Now to our house. We bought a home in this district about 10 years ago, and in that time have added on and completely remodeled everything. It now has a master suite with a huge redone bathroom (walk in shower, soaker tub, glass tile floor, etc), 3 other bathrooms, 4 bedrooms total, living and family room, redone kitchen, I could go on.... Anyway, it's a really lovely house and we get compliments on it all the time. We wouldn't dream of leaving it except we have 6 kids, 5 of them boys, and being in this area of town means the yard is fairly small and our kids want a pony. So we decided to sell it.
Now for my issue. We have been watching the market for about 5 years now to get a good idea of pricing. We're shooting for at least 300k and that has seemed very reasonable compared to what we've seen. We had two realtors come through and look at the house. The first said 279, the second 290.
Now, currently we have some finishing up renovations projects going on, and our contractor warned us that for even the best realtors seeing things unfinished might make them come back with a lower price.
The second realtor is super super nice and actually said the house is gorgeous and we don't need a stager and we should try a FSBO (I know, right? What realtor says that? She even offered to send me potential buyers w/o a commission...).
So, here's my question. I'm feeling like just being ballsy and going for it and listing for $309 unapologetically and marketing it like there's no tomorrow and hoping to capitalize on the fact there's currently no competition. Our house is gorgeous, and needs no works, which is virtually impossible to find in the older homes around here and I'm willing to take a risk and see if there's someone out there willing to pay top dollar for that.
But is that wasting my time? Is there any point or hope in trying to go for more than the market analysis tells me?
We stand to make a good profit on the house, but really need to hit the 300 mark in order to get what we want next-- a house with room for a pony.