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

But now you’re just saying again what NOT to do.

No, please read it carefully once more. And of course, "doing the right thing" is only "half the battle," the combination with "refraining from doing the wrong thing" also belongs in the mix. For example, I said

Identifying and directly addressing the buying people without scatter loss among the seeing people.

Those are TWO (= both) sides of the coin!

identifying and directly addressing the buying people

is the doing side, for which I recommended, among other things, engaging with the "customer avatar" and with EKS.

without scatter loss among the seeing people

is the not-doing side. This is about ACTIVELY avoiding noise among the people who should not hear anything about the offer. Simply ignoring them would only make you filter them out for yourself, but they would have knowledge and their reflection on it could harm your sales effort.

How am I supposed to get rid of the house if I don’t offer it for sale anywhere either on listing/real estate portals, or in the daycare center and the supermarket?

You are not supposed to not offer it, but only targeted to potential buyers. Therefore, not where several dozen wannabes, non-committal people, time thieves, people who just want to practice viewing, etc., come to every potential buyer. Unless, of course, you find goal-oriented approaches unromantic and love meeting meaningless one-time new people (because you will certainly be able to draw from a colorful panopticon if you broadcast your sales intention broadly). Theoretically, you could of course also just roll the dice and offer the house first to the thirteenth person who comes through the door—even in capitalism nobody will declare you legally incapacitated for that (it is YOUR house, so you could legally raffle it off).

How is anyone supposed to know that it’s for sale at all?

That’s exactly what I’m saying: no, not "anyone," but only those who want and can buy at all. And how, see above: by telling it to the target group. >> buyer avatar, EKS, I repeat myself. Just sit down and write a letter (not to send, but to clarify for yourself) to the buyer; content: "why I want to sell my beautiful house specifically to you."

General tenor: just don’t use the online portal and woe betide you with a ‘profit’? Right!?

Online portal means: once you have fired off the message, it is out in the world, and you have no control over whom it reaches—in my opinion, the more general the medium, the higher the scatter loss (also in the sense of unwanted recipients, not only in the sense of those who peacefully and for all parties incidentally just skim past it!). So if online portal, then at least without price specification. I did not say anything against profit—on the contrary: I pointed out several times to the original poster that the property is in my opinion worth more than its "purchase price" in any case (and most recently again quite clearly spoke out against the, in my opinion, delusional shame about the leading 6 if it is justified*). I only culturally argued against highest bid offerings, especially in the vein of bidding battles, which are also antisocial insofar as they inevitably further fuel the overheating of the market.

Is the kitchen actually included with Kati? I would record kitchen and photovoltaic separately, which would have the advantage for the buyer of lower real estate transfer tax.

I agree with that. *) pro or contra a price around or above 600k I have not taken a position on, but only against shame before this "magic boundary"; regarding the price determination I have already commented (although currently without external overview, what I said here and what I told the OP via external private message)

At the risk of embarrassing myself here, I really don’t understand anything. I neither know what Kunden-Avatar is supposed to mean (at work we only use it to define personas for our products, for example), nor what EKS is supposed to mean (aside from Amazon’s Kubernetes service). And if Kunden-Avatar is indeed meant to refer to this abstract persona-defining: what use is it to me in practice to sell my house? I still have to somehow ACTIVELY bring it to the market. A hypothetical buyer persona will not sign at the notary for me.

Or what speaks against presenting it through an ad on a popular portal to as large a potential group of interested parties as possible to find a buyer for it.

I would be less inclined to go looking for that one buyer.

Most people just look for real estate on the popular portals.

There are people who have great interest in a well-maintained property but no time for an intensive search including postings in shops/daycare centers or elsewhere.

After the first 23 or 25 inquiries, I stopped responding. Today I got an email that my email inbox was full.

Out of quarantine boredom, I wanted to clear it out and took another look at the remaining contact attempts.

Among them were a couple of doctors, an ophthalmologist, and several others, especially younger couples with academic degrees.

I never had anyone at home who was just there out of curiosity for a viewing or who wandered around without announcement, although that was my bigger concern!

And regarding the price, I can only agree with you to trust your gut feeling! You don’t live in Munich, Stuttgart, or Cologne either...

Has the real estate agent already contacted you with an assessment?

Or you surely have an Excel sheet where you recorded all your expenses.

Name the figure that you paid including the land and all other costs; in my opinion, that would already be a first point of reference to orient yourself on whether a 6 in front might be possible or if it’s too high.

I also had no desire for a bidding process, nor would I want to take the risk that people might offer more but in the framework of the bank’s appraisal, the property might ultimately not even be financed. Many don’t know that while the bank states the credit limit one can get, not every property is automatically financed within that limit.

I recently experienced that with acquaintances!

I really don't get it at all.

You are not alone, or rather, it is not clear to me what the advantage is supposed to be in undertaking such a huge effort for possibly even a lower sales revenue. If no one is supposed to know that I am selling: fine. Then Immoscout and the like may not be the best platform. But you didn't set this requirement...

We dealt with selling quite early, but at that time we didn’t want to make a big deal out of it yet, so we gave it to a large real estate agency to first offer it internally to customers already noted. Five of these prospective buyers came to view the property, none wanted to buy. One didn’t because he would have liked a separate entrance for his office, another found the location too inconvenient for his workplace, the next would have needed three garages instead of a double garage plus a lift... And that, even though they had received the exposé with all the data from the agent beforehand and knew what they were going to view. We were really annoyed! When we gave the go-ahead and the house appeared with the same exposé and photos on the usual portals, only the interested parties who were exactly looking for something like that came. The third one agreed immediately at the viewing, which meant the first two, who wanted a second appointment, were out. Our agent found the bidding process "unprofessional and unpleasant", but if we had explicitly wished for it, we could have done it. In this respect, I can say that only the publication brought us success. Also, word of mouth in the circle of acquaintances, who all knew someone urgently searching, led to nothing. They dropped out because of the price right away and finally bought smaller, older, and cheaper or are still searching. So of course there are many who are urgently looking. But not all of them fit. If only a small circle of seekers in the area can afford the house for sum X, that doesn’t automatically mean you have to set a price that suits a broader mass. At the same time, the price must not be excessive, so that there is indeed at least that one buyer in the end. That is the fine line. Do you know by how much the plots of land around you have become more expensive since your purchase and what your general contractor would charge today for your house? Then you already have a rough idea including your fixtures and fittings and don’t have to offer your new house cheaper.

well, don't I hear the 6 sneaking out there? Tuuu eesssss.

Haha, no, I think I can forget that. There are probably limits upwards, even if I'm not sure. At least a stranger realtor just today corrected a somewhat comparable property I was watching from 550k down to 500k. I’m not quite sure what to make of that; I find the correction all at once pretty drastic. Besides, the house is borderline ugly, but of course that’s a matter of taste. Otherwise, it can keep up with ours and also has a huge plot of land, so I now find the offer so suspicious that I’ll probably exclude it as an outlier. Our recommended realtor came by again today, but wasn’t very enlightening. He calculated the intrinsic value at about the price we paid. (?) I find that weird given the price increases, but so what. And he estimates the market price higher. At the last meeting he was still one of those representatives of “bidding procedures, I don’t do that crap,” and today he suggested I list it at 499k to reach as many interested parties as possible, without touching the psychologically “magical 5,” and then, if there are enough potential buyers, ask for bids. :rolleyes: I told him quite directly what I think of that. He then tried to justify, saying the market was used to that, his clients were used to that, bidding was completely normal, etc. From his point of view, the arch-enemy was the length of time the offer is on the market. Don’t have it listed too long, find a buyer as quickly as possible; the longer the listing is online, the more demand drops. On one hand, I can understand that buyers might think “if it’s been unsold for so long there must be something wrong,” but on the other hand I found his portrayal overdramatic. The market is empty, new builds are in demand. I can’t imagine we’ll be stuck just because we’re pricing a bit higher. In my opinion, he advised me more according to his own interests than mine. Because the more properties he sells per month, the more commission he earns.