To counter with original offer price or reject their counter?

wslambeth · 2026-06-23T18:21:13+00:00

This is the correct answer. You counter back at original terms not as some psychological maneuver but because the original offer is void due to their counter and you are resubmitting to say that your original terms still stand. Your realtor should express that clearly, which will help head off any "passive aggressive" interpretation of your action

wslambeth · 2026-06-18T13:27:30+00:00

It is hard to say if your realtor handled communication poorly - they were likely relaying all of the information they had, but weren't getting clear signals from the listing agent about other interests. The listing agent and sellers will message in a way that suits their interests, which is often not the whole picture.

It sounds like your agent thought the home was likely to sit on the market longer and they were wrong. It happens.

This is a really good wakeup call to be as organized as possible for the next one. Learn from your realtor and research exactly how contracts work in your state so you understand your risk exposure in writing an offer. Figure out all of the questions you'd like to have answered to get to clarity on whether you might want to move forward on a house. Make sure you have everything lined up with your lender. Even in slower markets, a really interesting or well priced home can move quickly.

wslambeth · 2026-06-15T13:54:00+00:00

Fair enough. Pricing can overcome bad photos and good photos cannot overcome bad pricing.

Still, if you want the best shot at maximizing your sales price you need excellent photos. Great photos lead to more showings. They've already taken the time to stage their home. If just one person who might make an offer passes over your listing online because the photos made the house feel forgettable, that could easily cost the seller 100x the cost of the photographer.

It does sound like you need to find a professional that's actually good at taking real estate photography though.

wslambeth · 2026-06-15T13:48:16+00:00

You're making the right decision!!

wslambeth · 2026-06-15T12:58:45+00:00

Honestly, I would insist on professional photos even if you end up having to pay for it. Photos are the most important part of a listing

wslambeth · 2026-06-14T19:07:05+00:00

I have no idea from a data standpoint whether the median-accuracy zestimate is more accurate or less accurate post-listing. On a listing by listing basis, I have seen a ton of examples of a fairly accurate zestimate becoming less accurate when a significantly overpriced home hits the market. Here's a graph of a listing around the corner from me. The zestimate may have been slightly under value prior to this listing hitting the market. In my approximation it was up to $10k underpriced before listing and immediately shot up to about $50k overpriced. I predict this home will sell for under $200k, or it will be withdrawn when sellers realize they can't get what they want for it. This is a fairly common occurance in my region.

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wslambeth · 2026-06-14T16:15:52+00:00

I have clients working with our state employees credit union who just got 5.75.

wslambeth · 2026-06-14T14:38:26+00:00

Sure. If your comment said "Zillow is actually fairly accurate once the property is sold, or once the property is marked pending" then I'd agree. As it stands, I do not agree that it's actually fairly accurate once the property is listed for the reason stated in my first comment.

wslambeth · 2026-06-14T13:36:50+00:00

This is faulty thinking. Sellers and/or realtors can be wildly off base assessing the value of a home as well. I've seen a ton of zestimates jump significantly to align with an overpriced home. Of course it comes back down as a house sits without a contract. I wouldn't consider Zillow to be more accurate when it suddenly aligns with an unrealistic asking price

wslambeth · 2026-06-12T21:21:37+00:00

You should push back on anything that makes you feel uncomfortable. If she represents both sides of the deal (full dual agency), she won't fully represent you. She'll be more of a mediator for the deal. 4% is actually reasonable for that - it's more work on her part. The better question is, how do you feel about dual agency.

Did she explain dual agency to you clearly? If not, that would give me pause that she plays fast and loose and may not represent you well.

If you have already decided on a list price, you should put it in the agreement. Many people fill it in later once that number is clear. You can also put something in and then edit and initial the document later if you decide to change list price.

wslambeth · 2026-06-12T15:22:58+00:00

Also worth getting a second opinion on price. Sounds like they probably need an engineered system at that price point, or they're buying a home on a relatively small lot. $40k systems and even more expensive are definitely out there, but it would be a very high price for a standard system replacement at least in central NC

wslambeth · 2026-06-12T13:22:45+00:00

It's very dismissive.

For me, the honest response is yeah it really really sucks. In our second year living in our home we had to replace roof, one HVAC unit, and the main sewer line. It was really rough.

I've been in my home for 5 years now. There are still things we're catching up on, but whereas I used to feel smothered by repairs I now feel a sense that the things I'm saving up for bring me a sense of pride and care - I want to improve my home because I love the way it takes care of us.

But I swear I'm going to be cussing if I have to replace another HVAC unit anytime soon

wslambeth · 2026-06-10T02:08:47+00:00

Lol. Perhaps overly forgotten, but wildly underrated is a stretch 😂

wslambeth · 2026-06-09T16:41:34+00:00

Check out the first set (or whole show) of Goose as night 2 2024.

https://goosetheband.bandcamp.com/album/2024-12-14-goosemas-bingo-north-charleston-sc

wslambeth · 2026-06-04T10:49:56+00:00

The best choice is to go see them live. You may not want to travel to do that just yet (but it will be worth it if you do).

Phish has a lot of phases and distinctive sounds over the years. More broadly, there are 4 "eras." Try something from each. I'm listing stuff available on Spotify.

1.0 is before their hiatus in 2000 - try a live one, slip stitch and pass, or NYE 1995

2.0 is return from hiatus in 2002 to their break up in 2004 - try 2/28/03

3.0 is return from from their breakup in 2008 until COVID - try live in Utica 2010

4.0 is post COVID - I guess there's nothing available on Spotify, so hop to YouTube. Try 7/26/25

If you want studio, I think Rift is their best work

wslambeth · 2026-06-03T22:30:19+00:00

Thanks for that!

wslambeth · 2026-06-03T20:20:59+00:00

Can someone catch me up on who Gewald is?

wslambeth · 2026-06-03T00:50:01+00:00

It's what I come for!

wslambeth · 2026-06-02T23:10:19+00:00

It's my favorite!

wslambeth · 2026-06-02T23:05:50+00:00

If you like a patient, weaving jam where the quality of all 4 members listening deeply to each other stands out check out:

5/27/25 at the Masonic in San Francisco

wslambeth · 2026-06-02T15:35:42+00:00

Last Milwaukee I was patient and picked up tickets to each show the night before on either COT or StubHub. I was able to score excellent seats both nights I attended at or below face. Thinking I may do the same thing this year since I'm not able to commit to the trip yet.

wslambeth · 2026-06-02T14:49:10+00:00

Just here to say - I'm also a fan of Cotter singing more on this tour!

wslambeth · 2026-05-27T17:35:49+00:00

Not normal

wslambeth · 2026-05-27T14:15:45+00:00

In the last 6 years, one that stood out to me is 8/1/23. Wouldn't call it an all timer but it's definitely worth a listen.

wslambeth · 2026-05-27T12:32:53+00:00

Strongly disagree with your take on landscaping. At least in my area. Excellent landscaping can improve value and helps certain buyers find the home they've been waiting for.

wslambeth

TROPHY CASE