Strategy for selling a house - what is the best way to proceed?

I also wonder whether a price at a certain level has a higher chance of being achieved if the property is listed via an agent, compared to if I, as a private person, would state the same price. Of course, it would be cheaper for the buyer via private sale, but whether the buyer - purely psychologically / emotionally - perceives the price as equally appropriate when I, as an amateur, call for it compared to a "professional" listing, I somewhat doubt. If you know what I mean?

This is a matter of principle: without/with an agent, a different type of buyer dominates the field of interested parties. Stingy ones move on immediately when they read that some greedy person still wants to earn a commission. The dreamers of guaranteed seriousness, who think that bit of polish at a used car dealer is worth an extra thousand, prefer to buy through an agent (even though the agent is not responsible for anything). I would sell without an agent (and also only buy without an agent myself). From a seller’s point of view, I can only say that no agent has ever been able to demonstrate to me that they realized a sale price several times higher than comparable properties sold without them brought in. If you consider an agent, be sure to look at their properties: if their portfolio is a mishmash, they practice anti-homestaging (it’s incredible how many agents don’t even rake the cola cans off the lawn before taking pictures with their point-and-shoot); and also ask for references showing which properties they have successfully sold without listing them.

It was recommended to us by our house bank, with which we have the loan. They have been working with him for many years.

As expected, his banker buddy will have informed him quite well about you ;-)

I also wonder whether a price at a certain level has a higher chance of being achieved when the property is listed through an agent, compared to if I would put the same price on as a private person. Of course, it would be cheaper for the buyer via private sale, but whether they perceive the price—as a layperson calling it out—psychologically/emotionally as equally appropriate compared to listing it via a "professional," I somewhat doubt that. If you understand what I mean?

The chances are even better, because the interested parties internally also expect to save the agent's commission on the price.

Our house was also appraised beforehand by agents, and I had done my own research and arrived at sum X.

I did not post edited gloss photos, but authentic unedited pictures. But I took them in advance, for example when the weather was particularly good, the light-filled living room. Or after the big clean-up in the house, directly photos of the kitchen and the bathroom/guest WC, etc. I attached the original floor plans as a PDF, done!

I explained to the interested parties, without their asking, how I arrived at the price, namely by appraisal from agents, but that they save the commission here. Everyone found that very good and also justified the price!

I created a listing via a portal that works "without agent" (dot net), which simultaneously posts on several portals. The fee was €109!

I received many inquiries, but you will really notice very quickly who is genuinely interested and who is just asking casually. The way people send their inquiry really tells you a lot!

I would never spend €20k on the agent! He even points out in his listing that all information comes from the owner and no guarantee for accuracy is given.

Furthermore, he cannot answer all detailed questions about the house like you can. After all, you decided everything, not the agent!

I posted the listing Thursday evening and kept the weekend free for it.

On Sunday evening the listing was deactivated again because I had enough buyers and their contact information. From then on, communication only took place with those who viewed and committed.

Yesterday we received the draft purchase contract from the notary, and it also states that the house is bought as seen, that normal wear and tear can still occur until handover and we cannot provide a warranty on that, but also that we do not fraudulently conceal defects.

The agent will not do more than that either!

Edit: and keep in mind, your house is not a problematic house, not a divorce house, no inheritance community or anything like that! All required documents are also available. Such houses (including mine) are, in my opinion, the easiest money for agents!

It would of course be cheaper for the buyer via private sale, but whether he perceives the price - purely psychologically / emotionally - as equally appropriate when I, as an amateur, set it, compared to setting it via a "professional," I doubt that a bit. If you understand what I mean by that?

Sorry, I forgot earlier: no, I don't understand what you mean by saying you "called the buyer" (?)

Sorry, I forgot earlier: no, I don’t understand what you mean by that you called the buyer (?)

Although I am not , I understood it as she assumes that a potential buyer is more likely to accept an amount of e.g. 600k from the agent for a property than from the private person.

I would look at how comparable properties in the area are sold - privately or through agents - and ask myself which type of buyer I will attract with that, then I would decide.

After some observation of the market, it became clear to us that we probably would not appeal to a very broad buyer group and that in this segment everything is done through agents and professional photos. Therefore, we also sold through an agent - even though I would have liked to save the money, of course. One of us was also present at viewings; there were always questions, e.g. about the technology, that the agent could not have answered.
Our buyers later told us that they trusted the agent’s “good name” and were therefore sure that they were not being “ripped off” with the house and the sum. They would never have bought privately and would not have wanted to take care of everything themselves; that would have been too much effort for them, they didn’t have the time. The matter was settled after a short viewing, no second appointment, no discussion.

Friends of ours reinforced our decision in favor of an agent. They had offered an exclusive apartment privately, with the result that many came to viewings, one even admitted that it was pure curiosity, but the solvent real interested party was not among them. With the appropriate agency, exactly the right interested parties came, and the thing was sold quickly at the desired price.

I think it might make a difference where you sell, what price is asked, and what is “normal” for comparable properties there. In Munich, it is certainly different than in Hintertupfingen. In this respect, you cannot say in general terms whether or not to use an agent.