When is a Private Listing Appropriate?
The one constant in my business as a real estate agent is that no two situations are the same. There are always similarities between buyer journeys and the paths sellers take when listing their homes. In the case of the Manassas listing pictured above, the choices made by the seller in getting the property sold were very different than those of any of my sellers clients in the past five years.
At our first meeting, it became clear that the seller found himself in an overwhelming situation. In the course of less than one year, the seller had lost both parents. As we talked, I soon realized he had also lost his only sibling as well. The property he needed to sell was the home he grew up in, surrounded by those now deceased family members. Around us were furnishings that he had always known–the dining table, bedroom set and even his dad’s favorite recliner. The yard and surrounding neighborhood was where he had played.
This property had been well loved and meticulously maintained by parents who had raised their children in the home and stayed until the end of their days. Nonetheless, it had no updates to speak of other than a newer light fixture in the bathroom and a newer vanity, not on par with what buyers in 2025 would consider updated, but they were not original early 1960’s finishes. The range in the kitchen was new, but it sat in a kitchen that was original to the home. It also had boiler and wall board heat and no air conditioning other than one window unit. Did I mention it had original siding? There was no doubt the word asbestos would likely come up during a home inspection and the seller and I both knew it. There was even wallpaper that looked like wood paneling. This sweet home was a time capsule to the early sixties.
While the inherited owner had taken some time to come to terms with the fact that selling the home was the right decision prior to contacting me, we talked through getting the personal items cleared out and getting quotes on updating. Like many sellers I meet, the cost associated with updating needed to be explored before an informed decision could be reached about whether or not the juice was worth the squeeze. I did ask the seller the very important question which was, “If I come across a buyer, or an agent in my brokerage has a buyer that is interested in seeing the home while we are getting quotes and figuring out if updating is worth it, would you want them to be able to see the home and make an offer?” The answer was a resounding, “Yes!”“
While I started the process of getting him referrals for the removal of items large and small and consignment shops that may sell the furniture on his behalf, I also began connecting with our concierge listing service that provides quotes on updating homes. Meanwhile, I shared the listing with the agents in our office meeting and low and behold, one of them wanted to show it. Within days of having viewed it with their buyer, that buyer’s agent sent over an offer. It was the full list price, which was the seller’s as-is price of $375,000, and the buyer offered to take whatever was left in the home. I verified with the buyer’s agent that if everything was left exactly as it had been during the showing, the buyer would be okay with it. That detail had not been misunderstood.
Upon verbally presenting the offer to the seller, I heard a huge sigh of relief. Like me, he could not imagine that such a buyer existed that would relieve him of the physical and psychological burden of removing the multitude of personal items left in the home. Of course I cautioned that he could make more money on the open market, but he was so relieved he imparted to me that this offer was “an answer to a prayer.” Still, I suggested he mull it over and we meet in a day or two. We could still hit the market as-is and see where we landed. It was likely this buyer would still be interested.
By the time our meeting arrived, the seller was resolved that this was his buyer and he didn’t want anything more to do with the selling process. The stress of the situation was weighing on him enough without the added tasks of removing items and having to go through multiple offers. He had reiterated many times that money was not a primary focus of this home sale. Ease of the transaction and quickness were the most important. My seller got exactly that AND he and the buyer meet at closing and exchanged information. The experience was like meeting a new friend vs. an impersonal split closing which is the norm these days where buyers and sellers never meet. The seller got to share stories of items in the home and friends that still lived in the neighborhood to a buyer who actually cared.
A private listing sale like this is not for everyone. Most sellers want a chance at making the most money possible. After all, the majority of sellers need the money to move on to their next home, or want the benefit of the maximum amount of equity they worked to build. Those same sellers also love the thrill of multiple offers. The idea of multiple buyers clamoring for their properties doesn’t turn their stomach. The most money only comes when a home is exposed to the entire marketplace of buyers. Restricting access to members of the listing agent’s brokerage is for sellers who care more about their privacy or relative quietness of the transaction. It was perfect for this particular Manassas seller, but his circumstance was intensely emotional so a quiet, private sale was preferred.
When you are considering the sale of your home, or an inherited property, it is important to work with an agent who will take the time to listen to what you want when selling your home. As listing agents we do have well worn playbooks that work in the marketplace, but that isn’t for everyone. This listing agent respects my sellers’ wishes. Let me know how I can be of service to you.
Chris Ann Cleland
Associate Broker
VA License #0225089470
Long & Foster Real Estate
Call or Text: 703-402-0037
Email: ChrisAnn@LNF.com
www.UncompromisingValues.com
The opinions expressed in this blog are those of Chris Ann Cleland, not Long & Foster. All content is written by Chris Ann Cleland without the aid of artificial intelligence.