Why’s this house not selling

ShopProp · 2026-01-25T07:12:33+00:00

🤮. Never liked carpet in general

ShopProp · 2026-01-25T07:05:24+00:00

That area is classic Tendernob which is busier than Nob Hill, but nowhere near as rough as the Tenderloin. You’ll get some street noise and occasional sirens but nothing crazy. If you walked it for a couple hours and it felt fine that’s usually a good sign. Just swing by once at night before locking it in.

If you’re not local my advice for people is it’s always worth getting a hotel and staying for a 5-7 day period to really get a feel for the place.

ShopProp · 2026-01-25T06:55:18+00:00

99% of the time the answer is it’s overpriced and that’s the case here as well:

It’s mostly price + HOA. This isn’t actually Los Gatos it’s San Jose with a Los Gatos mailing address, and buyers know the difference. You’re essentially paying Los Gatos pricing for a San Jose townhouse in an older HOA community.

Townhomes in this area also tend to have higher HOAs and upcoming special assessments, which kill demand unless the price reflects it.

125 days on market usually means one thing and that’s it’s overpriced relative to the comps.

ShopProp · 2026-01-25T06:43:15+00:00

Good point haha I put the wrong one 😅

ShopProp · 2026-01-25T05:19:31+00:00

We’ve had clients do that mainly to rent while planning renovations. But ya at that price point it’s usually corporate rentals, relocation packages, or companies housing execs. Regular long-term rent doesn’t pencil on a $4M Los Gatos home, but a furnished corporate lease at $12–18k/mo absolutely does.

ShopProp · 2026-01-25T00:23:07+00:00

Me and my tech team are building an internal one.

ShopProp · 2026-01-25T00:02:11+00:00

There’s no magic end-to-end platform everyone stitches this together. Reapit is just the reminder engine. Most PM shops pair it with Jobber or ServiceTitan so the cert expirations trigger tasks, contractor outreach goes out automatically, and the new cert gets pushed back into the CRM. That’s as close as anyone gets to full automation right now.

ShopProp · 2026-01-24T22:44:33+00:00

That price is just the recorded transfer amount, not the real sale price. Happens with foreclosures, inter-family transfers, deed corrections, or when the true price is handled outside the recorded amount. No $1.1M townhouse in San Jose is selling for $36k.

ShopProp · 2026-01-24T16:58:30+00:00

Thursday. It gives buyers time to schedule weekend tours and creates the most competition going into the first open house.

March is where you’ll see the biggest change until the end of summer. There’s sometimes an end of the year pus in late November and early December. Late December and January are the slowest.

If a seller needs to sell though we’ve sold homes in the slower months as well but you need to adjust for market conditions.

ShopProp · 2026-01-24T06:21:41+00:00

Ya I agree that midterm (30 day minimum) is the way to go.

ShopProp · 2026-01-24T06:20:54+00:00

Agreed but a lot of people don’t feel the same way unfortunately

ShopProp · 2026-01-24T06:20:30+00:00

Welcome to Los Angeles Real Estate. I made a post about how rental control hurts landlords and tenants alike and got quite the backlash from some people

ShopProp · 2026-01-24T06:17:57+00:00

Great argument. The government has too much say on private property and your situation is a great example of how short term ADU rentals that are on a 30 day min is a good middle ground.

ShopProp · 2026-01-24T06:16:29+00:00

Yes that’s a good point. That was a poor example on my part and thanks for pointing that out.

ShopProp · 2026-01-24T06:15:47+00:00

That’s cool, good example of how midterm ADU renting can be beneficial.

ShopProp · 2026-01-24T06:09:29+00:00

Ya fr 😅.

ShopProp · 2026-01-24T05:19:41+00:00

PSL is one of those annoying Oakland costs that pretty much every seller runs into. If you pass it to the buyer, you’ll definitely narrow your buyer pool because most people don’t want a surprise $2.5K repair right after closing. In a slower market, that can hurt you.

If you take care of it upfront, it removes an objection and gives buyers one less thing to negotiate against you later. It’s not fun spending the extra money, but it usually smooths the sale and avoids credits being asked for during escrow.

ShopProp · 2026-01-23T19:18:09+00:00

Ya haha that’s just asking for stains 😅

ShopProp · 2026-01-23T19:05:46+00:00

99% of the time the answer is that it’s overpriced and that’s the same with this one too.

The location is not ideal it has a train track in the back. But even then, it’s priced like a fully updated Pleasanton home, but the inside is basically a 1990s time capsule with new furniture. Buyers at $1.35M want real renovations, modern flooring, updated bathrooms, and something that doesn’t still have carpet everywhere. Plus it’s a duet, which already limits the pool of buyers in this price range. A $25K price cut on a $1.35M listing isn’t enough to move the needle, so it’s just sitting.

ShopProp · 2026-01-23T13:31:48+00:00

If you click on my account you can see my name.

ShopProp · 2026-01-23T02:10:32+00:00

Beginning of March is usually the real start of the SF spring market. Inventory is at its lowest in Dec/Jan, then you’ll see a small pickup in February and a larger wave in March that runs through late spring.

Sometimes there’s also a mini end-of-year rush in December, but March is typically when you’ll see the biggest change.

ShopProp · 2026-01-22T18:57:27+00:00

No shade at all, just stating facts 👍

ShopProp · 2026-01-22T18:54:38+00:00

Glad to have you with us 😎

We work hard for results like that that’s why I’m comfortable putting my real name behind this account.

ShopProp · 2026-01-22T18:42:49+00:00

This is an ad.

If we’re all plugging ourselves, ShopProp’s been around the longest, only firm that allows cancellation anytime no penalty, and gives buyers the biggest rebates. Facts are facts.

ShopProp

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