Here's why I personally feel buzz words don't work. It's a little like custom features. Everyone's idea of what "luxurious", to use one example, can vary wildly. Even words like "large" can often be disputed as what may be a large backyard in your own neighborhood, may be a postage stamp in someone else's. We've sold FSBO three times and each time when we let the buyer do most of the talking, we discovered interesting information about their home search. And with every home we've had buyers who were downsizing. Had we wasted time in our ads or trying to convince them that our "fabulous deck area" will sell our home, we would have found out that maybe they don't want the maintenance of a deck. Or that the deck they currently home is massive compared to ours. For the majority of people, a home will be the single most expensive thing they ever purchase. So it stands to reason that most of us don't want to over pay. Superfluous adjectives create high expectations. And whenever those expectations aren't met, the buyer sees that as an opportunity to create objections in their own mind in order to offer less. The idea of the ad is just to get buyers in your home. Period. When the buyers show up, you want them to leave thinking that the property has SO much more going on than even the ad promised. That creates value in the mind of the buyer and it pushes them to make a decision because they know their competition (other buyers) will probably be feeling the same way.

Jen, I bet is has been a crazy week with extra furbabies underfoot. I hope it was a fun one. Nancy, Thanks for the photo of the rain. I've just about forgotten what rain looks like. We're hoping to get some on Sunday or Monday although the amount the 7-day QPF is forecasting for us keeps dropping, choking out hope of getting good rain with each update. Last night's/this morning's rain went both north and south of us (naturally) but we got a few drops.....8' rain....one raindrop every 8 feet. This so-called rain fell for a couple of hours (in theory, because we did have wind, thunder and lightning for the entire time) but the ground still looked dry when it was done, and the rain gauge had less than 1/100th of an inch in it...so we called it a "trace" of rain. It is probable rain fell from the clouds higher above but evaporated as it came through the drier air layer down near the ground because it looked like it was raining, but we literally were not feeling it or seeing it at the ground level. Virga. That's the story of our lives lately. That is so terrible about the ping pong ball sized hail. Hail that size can do a lot of damage. The worst hail I've been in personally myself was baseball to softball sized, and experiencing that once in a lifetime was one time too many. Larry, I'm sorry for all your troubles with the incompetent medical folks who have wasted three months of your time. I know that sort of thing is very frustrating. Jennifer, I am doing my best to hang in there, thinking that if only rain...real rain, not evaporating rain, not rain that falls 3 miles north or 1/2 mile south, but actual real rain that falls on our land and wets everything down....if only.....if only it will fall in the next few days, than maybe I can keep watering and keep the blooms going for the birds, bees, butterflies, etc. We're still hitting 100 every day (105 Thursday at our house, 103 yesterday, 101 today) and not getting the rain, so the garden just roasts and roasts in this heat and dryness. We were out at a fire again yesterday...a really bad one....a 6,000 s.f. barn with animals temporarily trapped by the flames. That big metal barn was like an oven and the firefighters suffered tremendously while fighting that fire. They are tough and never quit, but a person can only take so much heat. For the second day in a row, they already had a firefighter in the ambulance by the time we arrived on the scene with water, Gatorade and more....and we were not that slow to arrive either. The heat is just that bad. I had cooked fire food (still had some in the oven when the pagers went off) all morning long, and spent the whole afternoon at the fire, so never stepped foot in my garden yesterday. I finally went in there around 7:30 or 8:00 pm tonight just to water tomatoes in containers. That is all I could manage to do today. I couldn't go to today's fire (because, of course, there was one....but Tim went) because we have the 3 year old granddaughter this weekend. Instead of playing in the dirt, I've been playing with Play Dough and Softee Dough. I know you all are jealous. Megan, If every weather guy in the state stood on their head and swore that August would be more mild....I still wouldn't believe it. Not for us. Being this far south, we rarely get the cool-downs that hit points further north, so I don't expect much relief. We usually go anywhere from 2 to 5 degrees higher than forecast anyway, so even if they forecast cooler weather, we do not necessarily see it happen. Tomorrow is supposed to be our last 100+ degree day for a week or so, and I hope they are right. Even the low 90s would feel good compared to what we've been having. They just don't seem to do a very good job forecast our high temperatures down here. We also get a lot of compressional heating as fronts pass or are approaching or whatever, and inevitably the compressional heating pushes us to higher temperatures than what was forecast. I didn't even known what compressional heating was when we moved here, but I sure do know what it is now. Y'all know how much trouble I have with venomous snakes slithering out of the woods and into the garden to eat frogs and toads and whatever.....well, yesterday, at the fire, towards the end when the firefighters were doing overhaul, they brought out a charred crispy snake, burned and blackened so badly that you couldn't tell what sort of snake it had been, but it had the pointed head......so, I felt right at home with...the snake of the day. See there, I don't even have to step foot into the garden to see snakes. We ate lunch early today at Caddo Street BBQ in Ardmore, which is a really new place. I think it opened for business on July 4th. It was amazing---the food all tasted home-made, and I do mean home-made, not like the restaurant version of home-made but like true grandma-cooked-it-in-the-kitchen home-made. They're only open from 10:30 a.m. until approximately 2:30 p.m. (closing earlier if the meat sells out early, but staying open later if they still have meat available) and we were there early to guarantee we would get fed before the place turned into a standing-room-only situation. So, if you're in line ordering your food at 10:30 a.m., I guess it is brunch more than breakfast or lunch. I would gladly eat our first meal of the day there each Saturday for the rest of our lives. It all was so good, and Saturday seems to be the one day that Tim, Chris, Jana and I all can get together. We met the owner who seems like a fine person (and he sure knows how to smoke meat) and Chris won a free t-shirt for being the first customer in line this morning (which surprised and thrilled him---he will wear that shirt with pride). So, my weekend hasn't been about gardening at all, really, and I don't care. I need a break. Whether I want a break or not is a moot point---the daily fires (which I knew were coming at some point due to the drought) will ensure I pretty much stay out of the garden for a while, I guess. I do hope I can get back into some sort of gardening schedule on Monday and at least manage to harvest daily. I think that all that is really waiting to be harvested now is a few watermelons and some okra. Thankfully, I'm growing Stewart's Zeebest---and you can let it can really long and it doesn't get woody right away like some other okra varieties do. I'll try to start the weekly thread on time in the morning because the three year old usually sleeps in late and that should give me some computer time. I hope you all get whatever wonderful weather is in your forecast....rain, cooler temperatures....all of the above. Dawn

You are asking if your agent could be doing more? Fair question. Let's explore this issue. Judging from your listing it looks as if the listing is in good shape. The description, pictures and important details are nicely presented. The listing itself is not an issue. It's a nice listing of a nice property. Is the property easy to show? Double check that the showing instructions make it easy to show. Now, that it is empty, a lock box and immediate access are reasonable. Has the agent had an open house for the general public or an agent's only open house? Open houses are of dubious value. At best, your neighbors get to go through your house and criticize your decorating. They are mostly used by the agent to make contacts for their new business. They are of limited benefit to the seller. Agents only open houses are valuable when you have an unusual property. It's really an excuse for a free lunch for the area agents. They have some value, but it's limited. Does your agent use the newspaper? That used to be a good question, but all real estate has migrated to online viewing. It's all about the Zillow and Trulia listing. Does your agent answer the phone, emails or texts in a reasonable period of time? Hopefully, the answer is yes. If it's no, then you might consider a change. From the outside looking in, I doubt your agent could be doing any more than they have already. Pricing is a different matter. There is room for improvement without a lot of price reduction. Should you consider an additional reduction in price? I think yes. But, it needs to be a strategic number. The current listing price at $272,000 is a weird number from a sales behavior standpoint. Potential buyer viewing behavior will suggest you drop the price into the next price point zone. You will generate more activity by dropping into the next price zone. You will capture the viewers that are shopping between $260,000 and $270,000. Right now, you are missing those buyers. Currently, you are attracting buyers in the $270,000 and $280,000. You need to drop into the next pool of buyers. I suggest pricing the property at $269,900 to capture this pool of buyers. Should a price reduction to $269,900 not spur showings, your next pricing zone will be between $250,000 and $260,000. If you are in that price zone I would suggest a listing price of $259,900. If I put on my appraiser's hat, I would suggest that the added value of the finished basement to the property somewhere between $25,000 and $30,000 to the price. You have two sales around $230,000. Add the basement at $30,000 and you have a price around $260,000. That's at the bottom of the next price zone. You need to get into that price zone. Talk to your agent about dropping into that next pricing zone. If she doesn't understand pricing ranges and buyer behavior, then you need a new agent.

What are the rules in your area for Covid showings? In my area, only sellers are allowed to show the homes, realtors are not. Did you discuss this with your realtor? If you are not getting any showings, perhaps the realtor is telling them the only thing they can do is video for their clients? Your realtor can make a notation in the listing that "SELLERS ARE SHOWING THE HOME", this will get people in the door. On another note, if my realtor told me that pictures were expensive, I would be finding another realtor. Commission is expensive too! Thats what he gets paid for!