So this past week we were out with him looking at the new crop of inventory.  (Inventory in ‘Realtor speak’  means houses for sale) 

There were several to see but this one house really stood out.  Not because it had a view.  Not because it had a brand new kitchen or baths.  Or a huge yard with a pool.  Or an addition.  This house stood out because of its list price.  The list price was way, way higher than any other house in the neighborhood.  So he asks us,  ”What’s the deal?  Why is this house so much higher?”

We did our normal checking again to see if either one of us missed something.  Maybe new dual-paned windows and French doors or maybe did they add a basement?  No and of course not.  How about tile or wood flooring?  Zip.  Nada. 

We looked at each other and both said, “gold nails.”   There must be “gold nails” since nothing else appears to account for the list price.  It is a phase we discover when listening to a national real estate speaker years ago.  He used the term to identify a seller who was asking too much but for no reason except that they wanted or needed that sales price. ”Gold nails” are not visible to the naked eye; only to the eye of the seller. 

We all chuckled and went on to the next house.  And thankfully the house did not appear to have any “gold nails.”

We currently have a seller in Camarillo who is facing this question. 

With this in mind, we posed the question to the Trulia Voices community.  Within 24 hours, we had answers from Realtors across the country.  Their responses varied with ideas, motivation, financial ability, etc., but each answer focused on proper pricing and staging as the two key elements to getting a house sold  whether it was vacant or occupied.

We also found a very interesting article in the Los Angeles Times about selling a vacant house.  Check it out.

Bottomline:  the real estate community is divided on whether a house sells faster vacant or occupied.  We have seen where a seller’s furnishing detract from the house and the house would look better vacant.  We also know that new home builders spend thousands of dollars furnishing models.  If a vacant house shows like it has been abandoned, it is more apt to get a low-ball offer.  On the other hand, vacant houses are easy for Realtors to show and may get more showings. 

We believe the decision to sell vacant or occupied is case-by-case.  We have the experience to guide home sellers according to the current market conditions.  (Our sellers which we mentioned above have decided to stay until their house sells.)

What are your thoughts?  Did you have to move before your house sold?  Did you stage your house?   We would welcome your comments and concerns.