**: Phoenix Real Estate Nanjing Station.
· This **, if you want to sell a house, there is only one way to reduce the price!
· In the same community, only if you ** the lowest, your house is competitive!
· The house next door has been reduced to this, and if you don't adjust the price, don't expect to sell!
If you areLandlords, owners of second-hand homesWhen selling a house in the near future, you must have heard the above similar words, and the ultimate goal is:ForcedYou cut the price!
Recently, an article titledNotice to Owners of the Core AreaThe article was widely spread in the real estate circle, and the spearhead was the real estate agents in Jiangbei who maliciously lowered prices.
The owners of Nanjing Jianghe began to spread their anger on the real estate agents who sang about the decline in housing prices, and fired at the agents!
At the same time, this site was informed,The current owners of second-hand houses are really humble! Not only start payingBrokerage feesThere are even homeowners who pay more than buyersIt's all about getting the house out of the way!
What role does real estate agents play in the process of housing prices? Is the ** of a community held by an intermediary the power of life and death? From the seller to the buyer's market, who will protect the interests of the owners of second-hand houses?
A battle to defend housing prices is starting!
Why do intermediaries lower prices?
Man's destiny is a boat drifting in the torrent of history.
Once the owner of a second-hand house, once at the top of the food chain, is now as humble as an ant.
Don't think that the property market is down, and real estate agents have nothing to eat. On the contrary, they are having a better time, because the recent second-hand housing transaction volume has soared, and the sales are crazy! and mostly relied on".Price for volume
According to the usual logic, the higher the house price, the more the intermediary will raise points, and the intermediary should help the landlord to raise the house price!
But the reality is that housing prices are high and no one takes over.
After all, only the transaction can have a commission, and the bag is safe.
In order to facilitate the transaction, the intermediary uses various words and means to reduce the price and induce the price concession to the homeowner, so as to ensure the transaction.
The notice of the owner of the core area mentions in the textThe ** in the Nanjing River core area is currently artificially manipulated. The house price is ** all the way, and the intermediary has a lot to do with it, purelyMan-made disasters
Screenshot: "Notice of Owners of the Core Area").
The article mainly accused more than a dozen agents of providing services to one client at the same time, causing the owner to bargain. As well as the intermediary sent a declining signal to the owner that "there are no customers, the market is not good", so that the house price is blindly lowered, and buyers dare not buy.
Everyone really has to look at the problem with a dialectical thinking that divides them into two.
In order to promote transactions, intermediaries are characterized by "clever tongues" at both ends of the customer and the owner. Take advantage of thatPoor information, making a fuss at both ends, telling stories, and closing deals is the ultimate goal.
Agents can't influence house prices, but they play a role in "fueling the fire".
After several rounds of real estate cycles, you should see throughThe role of the intermediary is the bridge, yesTake advantage of the situation, intermediaries can't create the general trend by themselves, and they can't fight against the general trend.
In the housing price cycle, we see intermediaries jumping up and down, changing their methods to push up housing prices, and becoming the "**" that boosts high housing prices
In the downward cycle of housing prices, intermediaries suppressed homeowners, tried every possible way to persuade them to reduce prices, and became the hated "culprit of housing prices" in the eyes of homeowners.
So at the moment, we are in a downward phase of lack of confidence and pessimistic market expectations.
On February 1, the third-party research institute China Index Research Institute released the "100 Cities** Index Report", and in January 2024, the new residential buildings in 100 cities **continued month-on-month**; However, the second-hand housing market still maintains a downward trend, and the phenomenon of "exchanging price for volume" by owners around the country is more obvious, and the second-hand housing market has been month-on-month for 21 consecutive months.
Judging from the number of cities where housing prices rise and fall, according to the Baicheng ** index of China's real estate index system, in January 2024, the second-hand houses will be in addition to Sanya99 cities were average month-on-month**Second-hand housing *** city has exceeded 90 cities for 8 consecutive months.
In January, the average second-hand residential area in the top ten cities was 39,039 yuan square meters, 053%。Among them,In January, the second-hand residential properties in the top ten cities continued month-on-month, to be specificNanjing had the largest month-on-month decline: 085%！
The routine of the intermediary will be unveiled for you to see
There are fewer people who carry the weight forward, and those who have been quiet for a long time are panicking.
The environment has changed, and now everyone just wants to reduce the pressure, reduce the debt, and not put too much weight on their shoulders.
It is also accompanied by the sound of the intermediary shouting down, and many homeowners are afraid that the follow-up house prices will fall even more outrageously, so they hurriedly put the ** on the shelves, messing up the square inch ......
Now in Nanjing, many communities are "broken", and there are many people who abandon their houses at a loss.
The routine of intermediaries to suppress housing prices, some unknown real house selling operations, we list them in detail for you as follows:
Pick the shortcomings of the house, and talk about the recent low-price transactions around it**
Purely talk about the shortcomings of the house, or the recent transaction price of similar houses in the surrounding area (of course, this transaction price is not verifiable). The only purpose is to make you feel that your house price is too high and needs to be reduced.
Generally, such a ** is not only called once, you will receiveMultiple companiesMany timesExplain such situations to you. The three of you become a tiger, which makes you shaken and feel that there is really something wrong with your house, whether it is really hanging high.
tips: Generally, after 18 o'clock in the evening, the intermediary called, and some were even the "actual combat exercises" that the intermediary had just finished training in the words of the **.
Before the holiday, many intermediary store clerks have nothing to do, the only job they can doIt is to hit the landlord and make the landlord lower the price.
The technical term for the agency industry is called "passive landlord".
After the house price was high, it was hidden**, and the agent persuaded the homeowner to reduce the price
There are some unscrupulous intermediary operations, when the homeowner's ** in this intermediary listing, your ** information will be spread, and there will be many intermediaries to give you ** information confirmation.
However, if your house is listed for a price higher than the so-called "they give".Guide priceThen they will "hide" your house! On the surface, I will tell you that you can try this ** and help you actively recommend it, but after a period of listing, you will not receive any ** consultation, let alone expect to have a look.
Because as soon as your house is listed, it is rated as -Class C
A grade C means that you are a dishonest homeowner or not recommended**
They're going to tell you with "facts" - *hang high! Generally, two weeks after listing, the intermediary will ask their store manager to give you an in-depth analysis of the reason: "Your house is listed much higher than the current market price, and the customer is scared away when he hears it, although we have not shown it after the recommendation and efforts of many stores!" You see, isn't it lowered**?
Therefore, the house must not only hang the so-calledBig-name intermediariesAll is well. The larger the general intermediary, the stronger their monopoly power! It still needs to be rolled out in multiple dimensions.
Of course, it would be better if the homeowner had the time to personally run a few kilometers around the house to list the agent's store. The store can also feel the sincerity of the homeowner, have a better impression of your house, and will think of it as soon as a customer recommends it.
Arrange fake customers to test the homeowner's bottom line! Remember: don't quote a psychological floor
The agent will first make an appointment with you to see the house, and then lower the price with you. You will have a concrete customer portrait, a psychological suggestion, feel that you are one step closer to the deal, but you must not relaxThis customer doesn't have to be a real customer
Homeowners should also learn to preliminarily judge the authenticity of their customers.
If the homeowner does not rush to the site to see the house every time, then install a camera in the house to see every customer and know the basic physical characteristics of the customer.
If the agent comes to communicate with you, first of all, you can confirm the time of viewing, the age of the client, the number of people viewing, and basic physical characteristics. If they all match, then ask the customer further details such as payment method, payment cycle, purchase needs, etc.
If the agent answers all these questions fluently, especially if he not only talks about the client's situation, but also really asks about the situation of the house and your request for paymentIt can basically be judged that it is a real buyer, and it can be communicated in depth.
However, the above methods can only exclude 95% of fake customers! Another 5% is really super advanced and often after you sign an exclusive contract with the agent.
There are a lot of so-called "A-customers" on the market now, and they are responsible for the "full service", fromFake looktoFake re-watchtoHypotheticalGenerally, the payment cycle of such customers will be very long, basicallyTest your landlord's bottom line
According to industry reports, the market charges of such people are also clearly marked! 100 yuan to show once, 40 yuan for an hour!
This kind of customer seems to be difficult to identify, but the fake is the fake, and it must not be true!
In short, if you receive a variety of questions about the bottom price after listing, the blow will make you reduce the priceDon't be stupid, directly in the **, explain the "reserve price", and the ** that calls are recorded. The reserve price you say will be advertised as the "listing price" outside, and the buyer will also use the "reserve price" as the listing price.
So if you sell a house, how should you answer the bargaining price of the agent? The appropriate response is: "* There is definitely space, but there is not much, you can meet the customer and talk about it".
Another thing to keep in mind is that no matter what you hang **, after meeting the buyer, you will definitely have to make another concession. It is generally believed thatBased on the listing priceThe concession space is a more reasonable range.
That is to say, if you list 1 million, you have to think that 950,000 transactions are reasonable (950,000 also have to pay 1% landlord agency fee), otherwise, in the current market, it is an unrealistic fantasy.
Why 5% on-site concession space? Because buyers don't want cheapBuyers want a sense of taking advantage！Therefore, the real reserve price must be revealed when the real buyer is finally met, and when it can be finalized.
The reserve price must be the final word, so that the buyer feels that he can pick up the cheap, and then throw it out.
Don't expose your true situation, be a man and keep a hand.
There is also a case of never letting an intermediary know the truth about you.
Here is a real case, Mr. Q's mother is old, she can't afford to climb the stairs, and the knot in her heart is to replace a set of elevator rooms in the surrounding area as soon as possible.
The turnover rate of your community is super high, and the house is so good, you don't have to worry about selling it at all Put a hundred hearts, it's no problem to buy a house first. ”
Mr. Q finally had to fulfill the old lady's wish, and in March of Xiaoyangchun**, he signed a purchase agreement for a house with T intermediary and made a deposit.
But a second-hand house in his hand has not been sold, so when he signed the contract, he pulled oneLong payment cycles, agreed to pay 8% (nearly 9 million) in late November, and transfer the account in late December at the latest, thinking that he had left enough time for himself.
However, in addition to the ** information base, there is also a system called "Medium of Intermediary Brands" in the larger intermediary brand systemFollow-up system。That's itFollow-up records of guest source maintenance
* The maintainer, in the follow-up system, will write down the communication with the homeowner in real time, such as this:
From Mr. Q's description, it can be verified that the surrounding intermediaries know that he has been in the minuteBuy first, sell laterFinish!
When encountering a panicked homeowner, the agent was happy: "Brothers, he is in a hurry, he is in a hurry, and he is still stunned?" Come and get your guns on the knife! ”
It's just a bunch of wolves, waiting for the sheep in the fence, when they are so hungry that they can't stand it, look in which direction to jump out of the fence.
Sure enough, things did not develop as Mr. Q intended, and the original "no shortage of customers" was replaced by fake customers and bottom prices.
Due to the high price of his house and the firm listing (much higher than that of his neighbors), Mr. Q's house has been removed from the shelves by two mainstream intermediary platforms, cutting off the external network traffic
You're not in a hurry, right, in a few months, I'll see if you're in a hurry. ”
Once again, I would like to advise you that the second-hand housing market is complex, and before making any decisions, ask yourself two questions:
1.What is the purpose behind every word said by the intermediary? Is there a stake?
2.Like playing chess, if you make any decision and extrapolate three moves backwards, what will happen, and will it be bad for you?
What other intermediary tricks do you know? Welcome to scan the QR code to discuss
Refresh your cognition! Homeowners pay more brokerage fees than buyers
In addition to the above-mentioned intermediary routines, there is another point I would like to remind, for example, whether to sign or not:Exclusive commission
If you sign an exclusive, you will definitely be the target of key suppression, because there is no other intermediary competitionYou will be killed as a pig without any scruples!
When a homeowner sells a house, he is essentially selling a commodity. Increase the amount of **Increase the amount of tape viewingIncrease the number of referralsThe more intermediaries referralin order to sell faster.
There is no conflict of interest between homeowners and agents when it comes to "selling the house". Just like the relationship between a producer and a retailer, it should be a friendship. Only the more friends and the wider the information is disseminated, can it be sold faster and better.
But there are often homeowners who don't understand, blinded by a few rhetorical words, cut all their friends, and sign an "exclusive commission".
Generally, the intermediary is required to sign an exclusive entrustment for the purpose of the following:
· Kill **, artificially build a low-cost house, it will naturally be better to sell;
· Limit traffic, only trade within the brand and acquaintances;
· Lock in profits, eat the difference or high commission.
In fact, a house that can be sold, whether exclusive or not, can be sold. The house that can't be sold is exclusive, and other intermediaries can't sell it anyway, so they slowly grind the landlord and grind the ** to the lowest.
If the landlord doesn't understand the relationship, you'll have to bargain.
I also heard it today,In order to sell the house quickly, some homeowners signed a "good praise**" with a certain shell, and the price is that they need to pay2 pointsintermediary fees. The buyer pays 1 more point. Adds up to total3 points
Oh, my God! Remember that during the rising period of the property market, the intermediary fees are all passed on to the buyer, and the official fee standard is。The seller, that is, the owner, always only talks about the net price, and needs to pay the agent fee!
Nowadays, homeowners even have to pay intermediary fees, even higher than buyers!
And everyone found outAlthough the price **, butThe commission rate for intermediaries has also been increased, such a running volume, if the transaction volume comes up, the intermediary really makes a lot of money!
Write at the end:
The adjustment of housing prices is essentially the result of risk clearance and the return of expectations to rationality, which will open up space for the stable development of the real estate market.
A place where real estate trends are made up of:industryEmploymentPopulationand other fundamental factors are determined by many factors, and it is by no means easily sung down by any type of person.
It is undeniable that in the current environment, it cannot be ruled out that some agents do deliberately create panic in order to increase the number of housing transactions.
Just because there isPoor informationWhether the property market is up or down, there is only one winner at both ends of the homeowner and the buyer.
The intermediary is a knife:
The knife is inward, and you are the meat on the chopping board
The knife is outward, and you are the whetstone.
intermediaries, although they do not have the ability to turn the clouds and rain. ButThey are good at grasping the psychology of homeowners and buyers, fanning the flames, wantonly creating panic, using individual methods to auction houses, low-price transactions and traffic to attract attention, and induce homeowners to generalize, so that sellers blindly lower **, stimulate transactions, and ultimately earn commissions.
To put it another way,In the long run,Intermediaries also need to maintain a healthy trading ecosystem！If you only care about the immediate interests, one day the market will really collapse, and everyone will be capsized in the same boat!
For homeowners:
Don't be in a hurry, mess up, the more urgent the more difficult it is to make a deal, and the more panicked you are, the cheaper you are. YesStable kernel, in other words:Allow it to happen and focus on yourself.
Looking at the rise and fall of housing prices rationally, hoping for the gradual improvement of the market, may be the appropriate countermeasure to deal with the fluctuations of the industry cycle.