Expired listings rarely need another vague opinion of value. They need a calm reset: what happened, what changed, which comps matter now, and what price gives the next launch a real chance.
Start by showing whether the prior listing had enough market exposure: photos, launch timing, showing access, buyer feedback, and days on market. If exposure was reasonable, the price conversation becomes much easier to frame.
Do not rely only on the old CMA. Pull fresh closed sales, pending listings, active competition, and withdrawn listings so the seller can see what buyers had as alternatives.
Expired sellers often remember one high neighbor sale. Show how size, condition, updates, lot, location, garage, pool, basement, and timing change the comparable price instead of debating opinions.
Before you recommend a new list price, collect the facts that explain why the prior launch missed the market.
Original list price and every price reduction date.
Days on market before each price change.
Showing count, offer count, and feedback themes.
Competing active listings at the time of launch and today.
Closed sales that went pending during the listing window.
Condition, presentation, and access issues buyers may have punished.
They may have been working from the best information available then. Today I want to separate the marketing from the pricing and show you what buyers actually chose while your home was on the market.
A reduction only works if it moves the home into the range buyers are already comparing. I want to show you the current comp bracket and where your home needs to sit to restart attention.
Better marketing can increase attention, but it cannot make buyers ignore the alternatives. If we relaunch, the price, presentation, and showing plan should all support the same story.
CompIQ helps agents prepare this conversation with property facts, comparable sales, similarity scoring, and itemized adjustments. Property and comparable data is sourced through third-party data providers where available. CompIQ reports are for pricing support and are not licensed appraisals.
Run CompIQ before the appointment and turn the pricing reset into a report the seller can follow.
Run a free report