Fortes Seller’s Minute: Fortes Seller’s Minute: The number your buyer and your agent both watch

Words I Like: Time on the market is a price you pay whether you meant to or not.

You're about to pick a list price, and the pull is always toward the top of the range. The trouble usually starts around week three. Buyers read days on market, and a home that's sat gets offers built around why.

The play this week:

• Price to the last 30 days of sales near you, not to the boldest active listing on the block.

• Days 1 through 21 are the window that matters. That's when ready buyers compare.

• Past your area's average time on market, make one real move, not three small ones.

The line I use: homes like yours are selling in about 22 days. At day 40 with the same photos and price, that's the market talking.

This week on the South Shore:

• Plymouth County's typical home sold for about $668,000 in July, up roughly 3% year over year.

• Median time on market was 22 days, and more than half of closings landed above asking.

• About 1 in 6 U.S. sellers cut their price in August, the highest August share on record, and the typical sale closed near 4% under asking.

Quick math: 4% under asking on a $668,000 home is about $27,000. That's the cost of guessing high and waiting.

A faster sale nets more money, not less. Days on market is a discount you hand the buyer.

Seller Tip: Set the number where the evidence is, then let the first three weeks work. Buyer Tip: A home past its area's average is a negotiation you can see from the street.

If someone you know is about to list on the South Shore, send them this part, because the price they set in week one decides how week four goes.

As promised, value in under a minute (ish).

Reply CLOCK with your town and price range. I'll send the current median days on market for that slice and where your timeline fits.

I keep a few strategy conversations open each week by design. This is a good week to use one.

PS - Know someone thinking about a move this fall? Forward this. It's the fastest way I can help someone you care about.

I run a controlled capacity model.

At any given time, I work with 6 to 8 active listings. No more. Each month, I meet with 10 to 15 homeowners, and only a small group move forward as others go under contract.

I’m not trying to be the busiest agent. I’m focused on getting it right.

✅Pricing ✅Positioning ✅Negotiation ✅Execution.

Because of that, I only open a limited number of strategy conversations each week.

If you’ve been thinking about making a move, this is the time to have that conversation.

Reply “SELL” for a quick, personalized plan.

PS - If you find value in this and you feel compelled, please share this newsletter if you know of anyone thinking of selling that this could help.