Fact: There is no magical marketing plan, idea, campaign, or video that will get an overpriced, tough-to-sell listing sold! Stop looking for a miracle and sharpen your skills. The object is to be the listing agent at the time it sells.  Welcome back to America's #1 Daily Podcast, featuring America's #1 Real Estate Coaches and Top EXP Realty Sponsors in the World, Tim and Julie Harris. Ready to become an EXP Realty Agent and join Tim and Julie Harris? https://whylibertas.com/harris or text Tim directly 512-758-0206 IMPORTANT: Join #1 Real Estate Coaches Tim and Julie Harris's Premier Coaching now for FREE. Included is a DAILY Coaching Session with a HARRIS Certified Coach. Proven and tested lead generation, systems, and scripts designed for this market. Instant FREE Access Now: YES, Enroll Me NOW In Premier Coaching https://members.timandjulieharris.com First, review the facts of the subject property and the seller’s situation.  1. Do a new CMA. You now know the house better and you’ve had feedback. Since you’ve been listed, there have been new sales, new pending sales, and new active listings to compete with. Pretend it’s a new listing. Where would you price it TODAY?  REAL ESTATE LEADS, LEADS and more LEADS: Question: What is Tim and Julie Harris's favorite PROBATE LEAD PROVIDER? Simple, https://alltheleads.com/harris Consider the following:  • Absorption rate • Days on Market • List to sell price ratio • Trends • Number of homes you’re competing against.  2. Review the seller’s motivation. Why are they moving? Are they a have to move seller or just a want to move seller? Where are they going when it sells? Have they already moved out? Remember, their motivation may have changed since you first listed the home.  Note to self: If they’re buying with you and they don’t have a good feel for where they’ll be moving, this could be the issue. Why would they give you a better price if they don’t know where they’d move to?  Solution - Take them out for a long afternoon or even a full day to actually see what their options are. They need to fall in love with what’s next so that they can let go of what’s current.  Ready to become an EXPIRED Listing Agent? As promised, here is the discount link for the EXPIRED LISTING LEADS: https://www.redx.com/affiliate/tim-and-julie-harris/?aff_code=670699 Secret: Sometimes new construction is the answer. Be sure you know what’s being built where and at what price points. Learn the builder incentives. This may require you to go out for a day and investigate the options.  3. Is keeping the home an option for your seller? Might they lease it? Always say YES to leasing it. You also may advertise it for lease and sale at the same time and decide what to do based on what happens first.  Secret: Once you actually discuss the reality of them being a landlord, the amount it will probably lease for, and what their net will be, they may change their mind about leasing it. Know how to research lease pricing if haven’t already.  4. Set up the “Reality Tour” for yourself and your seller. Do your research first so that you know what you’re going to show and how it impacts the subject property. Then, actually, take your seller(s) out on a showing trip where you’ll see what they’re competing against as well as what’s currently pending. Don’t over-coach them. 5. Discuss with the seller that, “taking it off and trying again next quarter/year/ season,” isn’t always the best plan. When do they have the most competition? Usually, it will be in the Spring. Many tough-to-sell listings will sell 4th quarter or 1st quarter when there’s less competition. Relocating executives usually move during these quarters. 6.  Ask if their plan is to just re-list with someone new. What is the first thing a new agent is going to ask them to do? They will ask for a new price of course! Why lose valuable marketing time with re-staging, new photos, new videos, and new media when you can do this for them now?