A (semi) honest look at pricing strategies in the Dog Days of Real Estate
You know that moment when you’re scrolling through new listings and you do a double take? That was us last week. Twice. Two beautiful homes hit the market—each one meticulously prepared, priced aggressively, and positioned with purpose. We both said (almost in unison), “Whoa. That’s lower than we would’ve gone.”
Fast forward 48 hours:
- Both homes—under contract.
- Both had multiple offers.
- Both left our buyers on the sidelines wondering what just happened.
Cue the moment of uncomfortable introspection. Time for a gut check: have we been playing yesterday’s game in today’s market? Now before you cancel your subscription to the Mariah & Hampton Fan Club, hear us out.
Now before you cancel your subscription to the Mariah & Hampton Fan Club, hear us out.
These two homes didn’t just disappear off the market because of a lucky gust of wind or a full moon. They were:
• Priced below what the average agent would suggest (ahem, including us).
• Presented with polish: clean, clutter-free, thoughtfully updated, and showing off fresh landscaping.
• Positioned in neighborhoods where the average days on market is a whopping 110+ days this year. And yet—POOF!—gone in days.
We’ve always prided ourselves on:
- Well-prepared launches
- Obsessing over photography, video, mailers, and social media
- Carefully planned strategies that get results
But… have we been clinging a bit too tightly to “historic” pricing methods in a market that’s quietly evolving? Honestly? Maybe. (There, we said it.)
Enter: The $35 House
Leave it to Oklahoma City to put our soul-searching into overdrive. In a move that’s part genius, part marketing mayhem, an agent there recently listed a townhome for… wait for it… $35. Not $350,000. Not $3,500. Thirty-five dollars. The former home of NBA star Kevin Durant was priced to match his jersey number, and while we highly doubt the seller planned to accept a personal check and a handshake, the listing went viral. ESPN, the New York Post, even international press took the bait.
The results? Multiple serious offers from educated buyers that understood the market -- ON A $35 LISTING.
Another agent in New Jersey jumped on the bandwagon, listing homes for $1 to break through the noise. As of this summer, over 500 homes nationwide have been listed for a single dollar. (Yep, we triple-checked.)
While we’re not suggesting Pawleys Island or Murrells Inlet are quite ready for the “Dollar Menu” approach to real estate, it’s a reminder that doing the same old thing in a shifting market is a fast-track to stale listings and silent open houses.
Let’s Be Honest About Motivation
Every week, we hear it:
"We don’t have to sell. We’re just testing the market."
Or, "Our home is worth more because of the upgrades we did back in 2010."
(If granite could talk, it would politely disagree.)
The truth? If you’re calling us about selling, you’re at least halfway motivated. And if you want to attract real buyers in this current climate—not just window shoppers—pricing has to be part of the strategy. Not an afterthought. Not a hope. Not a “let’s see what happens” roll of the dice.
Buyers today are savvy. They’re picky. They’re exhausted. And they are laser-focused on value.
So What’s Our Fall Game Plan?
Football season is upon us—and trust us, we’ve studied the tape. We're going into Fall with:
• A clear understanding of today’s buyer behavior
• A commitment to bold, data-driven pricing
• A full-fledged, fierce offense (with fewer audibles and no Hail Marys)
We’ve taken a hard look in the mirror. We’ve made our summer confessions. And we’re stepping into this next season ready to price, promote, and perform at the top of our game.
P.S. Don’t worry—we’re not about to list EVERY home for $35. Every home, seller, and neighborhood is different. This story is just a fun reminder that in this market, creativity counts… but strategy is still everything.
📞 Mariah & Hampton
Your Real Estate Coaches. Pricing Psychologists. Market Whisperers.
(And occasional confessors.)