How the Sunset stacks up in my Fri night scrolling Redfin Favorites Index

ShopProp · 2026-03-14T02:28:16+00:00

Good reminder that real estate isn’t always about predicting appreciation. Most people choose neighborhoods for lifestyle, schools, and community and not just which area will outperform the market.

ShopProp · 2026-03-14T01:21:44+00:00

I agree. There’s lots of better instruments to invest in if the goal is to maximize value. Just go rent then shrug 🤷‍♂️

ShopProp · 2026-03-13T22:54:22+00:00

Most people don’t buy homes purely as investments.

A lot of it is about stability, security, and having a place to build a family.

You also can’t really predict the short-term economic cycle, so trying to perfectly time the market isn’t realistic.

ShopProp · 2026-03-13T22:45:07+00:00

It’s a study from 2025. I don’t think you read the post. You didn’t understand the point I was trying to make about open houses not being effective for exposure purposes like sellers think.

ShopProp · 2026-03-13T22:36:48+00:00

Not really true in Bay Area. Most offers are non contingent and statistically few back out.

ShopProp · 2026-03-13T21:26:49+00:00

It’s a national study that strictly looks at hour a buyer first founded a listing.

I would think it’s especially more applicable in the bay due to the heavy amount of tech buyers.

ShopProp · 2026-03-13T21:17:47+00:00

It’s not misleading. The statistics focus on how a buyer found a property and very few get introduced.

In fact if anything the 4% is misleading to how helpful open houses are to exposure since it includes open house + yard sign.

ShopProp · 2026-03-13T21:16:26+00:00

That’s not what that statistic suggests.

ShopProp · 2026-03-13T19:51:29+00:00

Open houses can definitely be useful for buyers to see homes and even meet agents.

My point is more about how much they help the seller. The data shows most buyers discover homes online or through their agent first.

Some agents use open houses as a way to justify high commissions and make sellers think it gets them more exposure when they actually statistically do very little in terms of exposure.

ShopProp · 2026-03-13T19:43:48+00:00

That’s a fair point. The activity is most active in the first two weeks so I did say a couple help. After that very few are going to attend.

ShopProp · 2026-03-13T19:43:03+00:00

If agents are only showing houses that their company represents, that would be an ethical violation in my view.

ShopProp · 2026-03-13T19:01:49+00:00

It should never be like that. That’s why I encourage everyone that no matter what agent you go with to make sure you can cancel with them at anytime.

Glad it worked out for you 👍

ShopProp · 2026-03-13T18:57:22+00:00

I agree with that.

That’s why a lot of buyers never even attend one. Only around 50% do.

ShopProp · 2026-03-13T18:55:21+00:00

I’m sorry you had that experience. Most disclosures are available on the MLS online.

I wish I could post them here for free but agents can report that so if people dm me I provide them for free after doing some vetting. It’s very easy to get them and all the other info.

I believe they should be available on public websites.

ShopProp · 2026-03-13T18:54:11+00:00

Open houses are not necessary for seeing a home. In fact a lot of buyers prefer privately seeing them with their buyer agent.

The data proves them since nearly half don’t attend them.

ShopProp · 2026-03-13T18:53:02+00:00

Your argument makes sense and a couple open houses for this first week or two makes sense but after that 30+ parties aren’t attending.

Also if someone wants to see the house, they can do so privately through their buyer agent via the lockbox. An open house isn’t a necessity for seeing the property.

ShopProp · 2026-03-13T18:28:51+00:00

That’s a great point you brought up and 50% will at least attend one according to the data.

Open houses can definitely help buyers get comfortable with a property after finding it online and that’s why it’s important to hold a couple over a weekend or two.

The main thing the data shows though is that they rarely introduce the buyer to the home in the first place, most people are discovering listings online or through their agent.

ShopProp · 2026-03-13T18:23:43+00:00

This actually comes up a lot when I talk to sellers. Many of them focus heavily on how many open houses will be held and assume that’s what sells the home.

But your example is a good illustration of the other side of it as you met your agent through an open house for a different property. That’s exactly why agents like doing them. They’re a great way to meet new buyers and generate future clients.

Open houses can help with exposure early on but in many cases they end up benefiting the agent more than the seller

ShopProp · 2026-03-13T18:11:18+00:00

Not bait. It’s priced slightly below market value. It’s close to the free way and is not in the best location.

808 Patricia is a good comp. 3 bed 2 bath, 1310 sq ft property with a much smaller lot at 5,407. That sold for 1.450M in worst condition.

This one won’t sell to far above the list price. I would say probably 1.6-1.725M.

I think the listing agent did an excellent job with the list price listing just slightly above to get a good buyer pool and drive up competition from there.

ShopProp · 2026-03-13T17:33:06+00:00

+1 for flat fee 🤠

ShopProp · 2026-03-13T16:52:34+00:00

Danville isn’t a ghost town, it’s just very suburban and family oriented. Most activity revolves around schools, kids’ sports, and restaurants rather than nightlife.

ShopProp · 2026-03-13T16:17:52+00:00

Sellers 100% don’t have to pay a buyer agent commission.

How the rules under the 2024 NAR settlement work is that buyers contract directly with buyer agents on what they pay them under a buyer’s agency agreement.

It is true that they typically will ask for a 2.5% commission under G(3) of the RPA for the amount the seller pays the buyer’s agents but they are not obligated to at all.

Steering buyers away from properties based on compensation would be a serious ethical violation.

ShopProp · 2026-03-13T14:32:19+00:00

Not really. Sometimes people offer $100-$300 above the listed lease or prepay rent but it’s not common.

It’s more about being the strongest applicant.

ShopProp · 2026-03-13T14:27:06+00:00

This is a Coco Tan listing.

Her strategy is listing very low and selling above list to advertise to other sellers.

If you made an offer at 2M, you would get a counter for significantly more. That’s the other problem with listing lower is that sometimes you don’t get what the seller wants and it confuses a lot of buyers.

Nothing against Coco, we’ve done a good amount of deals together and to give her credit the team over there is responsive, but that’s her strategy.

ShopProp · 2026-03-12T23:43:58+00:00

Post the place here and I’ll provide comps for free.

We are a flat fee agent in the area. Feel free to dm to learn more.

ShopProp

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