You probably have had this happen at some point in your career, although perhaps not in this most current market downswing. Sellers prepare a property for sale listening intently to their Realtor regarding staging tips, de-cluttering, accommodating buyers' requests for showing times, and ultimately establishing a price point for the listing. In fact, the price point is confirmed by a second and third agent, all of whom are in general agreement.
Showing activity is brisk during the first two days that the property is on the market, and a full price offer is received. Not only a full price offer, but one with a qualified buyer, no less! And what is even more impressive is that this qualified buyer actually has some cash on hand and will be putting down about 25% of the purchase price (pretty rare in my market).
Immediate horror ensues on the part of the sellers. "We priced it too low!" they exclaim to one another. "We never should have listened to the Realtor." "I remember when Billie got . . ." "The one up the street sold for $10,000 more, and ours is much nicer [of course]." "We should have increased our list price by $20,000 so we had some room to negotiate!" "What should we do? We can't accept this."
What was interesting about this scenario is that the sellers were not mine. They were a buyer referral from another area in Connecticut, and I was showing them properties to buy when the offer came in. It was a very interesting perspective to be commenting to them on this situation and not having them as my client on that side of the deal.
Needless to say, after much deliberation and thought, the sellers decided to accept the offer. What they were not able to readily understand is that they had priced the property exactly where it should have been priced, they prepared it properly, and they were the beneficiaries of extraordinary timing. The right buyer happened to be looking at the right time; nothing more, nothing less.