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

For the seller, it is much better to sell on the open market to a stranger than to relatives, friends, or friends of friends. The achievable price is likely higher, and afterwards, there is no one who personally complains if not everything is as rosy as expected.

I have never recommended "Family, Friends & Fools" as an alternative - discreet real estate marketing works completely differently. Following my advice, one sells at the best price - not necessarily synonymous with "the highest." The highest price is undisputedly achieved - unfortunately at the expense of a barbaric market "culture" - through the bidding war, which is nowadays often referred to as a "bidding process" (even though the latter term actually implies something more serious).

For the seller, it is much better to sell on the open market to a stranger than to relatives, friends or friends of friends.

I can definitely confirm that too. After the fact, an acquaintance asked me if we really got the listing price, because he had imagined 75k!! less.

Even though that’s not the case, I told him we actually got 20k more :D

"Last price, guys" didn’t happen with us at all, by the way.

I can confirm that as well. No “what’s the last price” inquiries. I mean, for a car or phone that’s okay, they come running right away. But not for a house :O

That sounds like a nightmare for Kati ;)

I’ve already booked talk therapy three times a week since I can no longer suppress the fact that when I sell my property, I have to accept that potential buyers will find out where my house is located. ;)
My therapist doesn’t think that’s so bad because I won’t be living there much longer anyway. Until then, I’ll probably get by somehow with sunglasses and bodyguards 24/7. :P

Are you then still the dream house? Or more like the dump that’s probably still overpriced?

Anyone who calls my brick-faced little dream a "dump," even just in their mind, doesn’t deserve it. :P

They are so empty because potential sellers have more interested parties within 2 days than they want to invite and then deactivate. I’m unsure if that really has anything to do with discretion.

I’ve heard that more often now as well.

As I read it, a price assessment from a real estate agent is certainly not wrong. Because a guilty conscience and gut feeling won’t get you far with today’s price madness. For the conscience: keep in mind that you yourself want to build or buy again. So you should look out of self-interest not to sell under value.

But I would also sell privately. I really don’t see any need for expensive support with your property.

Yes, that’s what we’ll do.
Thanks again for your assessment, especially from the perspective of someone who has recently sold.

You indisputably get the highest price – unfortunately at the cost of barbarous market "culture" – through the frenzy nowadays gladly called "bidding procedure" (even though the latter term actually implies something a bit more serious).

I always find such claims about how you REALLY get the best price somewhat questionable.
Because in the end, there is always only one reference value for a property X at time Y – namely how it was sold with method Z. But no one knows for how much it would have sold at time Y with other methods. Therefore, you can’t make an objective comparison, and even if you could, it would still depend on various other factors. We’re slowly moving towards quantum physics and Schrödinger’s cat here. ;)

A broker does not necessarily have an interest in achieving the highest possible price, but in completing the sale as quickly and securely as possible. After all, they have no desire to deal with problem cases that they have to struggle with for months. In this respect, the broker's valuation will likely be (too) low. Therefore, in conversations with the broker, you should rather mention high expectations (specifically the 630K) and see how he reacts.

Our realtor said his commission depends on our selling price? Doesn't that mean that a higher selling price would also be desirable for him?

Basically yes, but he must also be able to answer the cost-benefit question as briefly as possible. So, for a sales price of 30,000 EUR --> <3,000 EUR commission difference, possibly 40 hours of additional effort, it no longer pays off for a reasonably competent broker.