Comps, not comps, and emotion.
A friend and occasional client has her father's house on the market. There are several houses in subdivision for sale that are essentially the same plan.
The feedback on her father's house has been negative with the overall interest question being answered as "not at all interested".
When I first did a design job for this client, bluntly, she has no realistic idea of what a halfway decent piece of furniture or a good contractor should cost. I think she was used to how things were done when she was growing up which was to get the cheapest option every time (which was not necessary because of their income level).
At one point I was supposed to do a refresh on the bathrooms in this house and the father instead elected to have a Bathfitter type thing done in both bathtubs without doing anything else and calling it done. (And the bath liners feel and sound "loose". My impression overall is that the house was poorly, or at best cheaply maintained,
The houses are two in the $440 range, $415K, $380
The $440 houses are not comps, I don't think, but they show what people have done to maintain and update these houses. The $415 is the nearest comp.
The $440s have central air, the $415 and $380 do not.
Her father's is the cheapest, but honestly I don't think $35K is differential enough between it and the nearest comp because you could not make $380 look like $415 for $35K.
I said that people are seeing 2 baths and 1 powder room that are new or updated vs, three original baths with (poorly done not said out loud) bathfitters and a nicer kitchen and seeing much more than $35K in difference.
Again she things like you" could do a bathroom for a couple thousand dollars'
I am trying to be pretty diplomatic here, but then she will turn around and say "Well you have to have everything Perfect and pay way too much for people to do anything so you are not a good judge".
Hmm. Well, what do you think of the comparisons of these houses?
And this is the $380 Master:
I don't think the house shows well at all. I feel that it should be emptied, cleaned and the price dropped and sold as an obvious "estate". Do you think I am wrong overall? I am not sure staging it (and this is sort of staged and cleaned up already) will help much.