Defensive offer, or have house prices become so expensive?

Have you ever communicated your intention to sell to your acquaintances,
[Kita] is such a place,
a new child needs more space,
the family with 2 children in a 2-3 room rental, etc.,
I suspect there are many potential buyers there

In the region, it’s like in all regions: you don’t have free choice among dream houses, we will have to choose a compromise. Our current house is also a compromise. It is 30 minutes away from our city. We would have wished it to be different.

I think you’re moving to the absolute province? Especially since you and your family come from there. Or am I wrong? Then you know the area and know how it works: the bar of the village pub replaces Immoscout, everyone has a few reserve plots in case the kids want to build someday, the local civil engineer knows the future building areas because he was discreetly asked about development at the shooting festival, existing houses are sold at funerals, etc. You know the area, so (hopefully) you know which corners, towns are particularly interesting. And you know the people, so (even if indirectly) probably also craftsmen, construction companies, officials, etc. You should be able to narrow down what you want and search specifically. So tap every channel and be creative.

For example, in our favorite town we identified building gaps and approached the owners directly. Nobody found that weird, that’s how everyone does it here. Often enough we were then told "my plot is not for sale, but ask xyz anyway." We contacted civil engineers, local architects, agents, construction companies, banks, etc. Something always comes out of it. For example, we were offered two ‘just vacated’ existing houses, the agent had a private plot which he offered to us, etc., and in the end it was a city-owned plot which was unused in the stock. Friends of ours hung hundreds of notes in shops, bakeries, bus shelters and that worked too.

Basically, only what was not sold through all these channels actually ends up on the portals.

I know that well, but keep in mind that I haven't lived in the area for 12 years.
My family is more involved there, and they are also looking around - but as you surely know, the people who are saving building plots for their children are not holding onto these plots without conviction. We have already inquired about quite a few, but even the 80-year-old grandpa whose children are already over 50 still doesn't give up his building plot because "you never know". ;)
My own contacts with craftsmen or businesses there are now very limited. I haven't lived in the village since I was 18, and when you're 18 you don't know many craftsmen. But I get recommendations from friends from back then, for example, we found our energy consultant who goes with us to inspections that way.
Shooting festivals, bars in village pubs, and large-scale funerals have also been canceled there in recent years, as in all other regions. The corners / villages that are particularly interesting to us are those with *fiber optic* on the property, because that is rare and we BOTH work full remote in IT. That's why we are so keen on the old house or even just the plot there, in case the house is not suitable for renovation.

Actually, only what couldn't be sold through all these channels ends up on the portals.

No, every house has to go online if you want to maximize the selling price. But it's very public and some people prefer it more discreet. (I know a divorce case in my circle of acquaintances.)

Only what cannot be sold on the portal within a very short time actually remains on the portals. You get flooded with inquiries if a house is online for just half a day. Therefore, they go offline again immediately.

Actually, only what couldn’t be sold through all these channels ends up on the portals.

Exactly, portals are basically just leftover markets, over-30 discos for houses, so to speak.

What remains on the portals is actually only what can’t be sold on the portal within a very short time. You get flooded with inquiries if a house is only online for half a day. That’s why they go offline again right away.

The fact that providers are "flooded" there only looks like that: you may get a dozen or so inquiries quickly—but usually mostly from people who themselves respond to on average a dozen or so offers. So in effect that amounts to just about one.

No, every house has to go on the internet if you want to maximize the selling price.

Only if you "understand" that as some kind of "battle" about who "wins" the "high score" in the competition for the highest price. Such people can then only sell to their like-minded peers, because serious buyers avoid this "mentality."

But it’s very public and some people prefer it more discreetly. (I know of a divorce case in my circle of acquaintances.)

That’s why one of Barthel’s tips is to scoop up worthwhile properties right away through the divorce lawyer ;-)

That providers are "flooded" there only looks that way: you do get twelve to fifteen inquiries quickly - but mostly from people who themselves respond to an average of twelve to fifteen offers. So in effect, it's almost just one.

No, you get 50 or more inquiries a day. Despite outrageously high prices. Of those, you call the 15 best and invite half of them again. That's how my former neighbor experienced it and everyone else I wanted to buy from.

Such people can then only sell to their peers, because serious buyers avoid this "mentality".

No. I want to sell at the highest possible price. Why the hell should I limit the buyer pool by, for example, only putting up a flyer in the daycare center and bus stops? That makes no sense.