33769 Myrna Court
The Numbers Since Listing
Everything logged from ShowingTime and portal analytics since we went live May 1. The honest read: buyers are looking, a few have leaned in, and nobody has stepped up to write.
Feedback on File
Every piece of agent feedback since listing. The pattern is consistent: buyers love the setting and the story — the hesitation is what the price asks them to overlook.
The Comp Set · What Buyers See
Recent 80470 sales and the active competition a buyer touring Myrna is also touring. Pulled from REcolorado-syndicated data July 2 — I'll re-verify against Matrix before we present to any buyer's agent.
The Price Strategy · My Recommendation
You guys have done everything right — the home is prepped, the media is beautiful, and the exposure is full. What we can't control is what sold around us. Here's what I think our next steps should be: a price adjustment of no less than 2%, with three ways to size it.
Why I'm asking you to move at least 2%
I completely understand the instinct to hold — you've invested real money in this home and the improvements are exceptional. The kitchen, the windows, the deck, the roof: buyers see all of it, and the feedback proves they love it. This isn't about the home's worth. It's about what three specific facts are doing to us right now.
First, the market set a benchmark. A larger 3/2 closed at $674,400 in May. As long as we sit at $675K, every buyer's agent runs that comparison and we lose it.
Second, our serious buyer told us the gap. The Redfin clients called Myrna a contender, then listed the updates and the retaining wall as what stood between them and an offer. A meaningful reduction closes that gap; holding firm asks them to close it themselves. They didn't.
Third, timing favors moving now. We just crossed the area's average days on market, and in my experience the first reduction is the one that gets to choose its own terms — wait too long and the market starts choosing for us. Moving now, at the start of July while summer buyers are still active, keeps you in control.
My recommendation is $659,000, effective this week. We've got this — let's talk through it together.
The Timeline
Listing milestones and activity events, most recent first.