steve's White Mountain Blog


When to let a listing expire, or not take one to begin with.

Why let a listing expire when you know the seller wants to sell?


1)    Days on the Market… buyers may think there “must be something wrong” with the place due to the D.O.M.

2)    It may be that the selling season is not the bitter cold winter months, or unfinished projects can’t be completed due to the weather.

3)    I suspect many MLS systems (like mine) buyer’s set up an automatic alert software when a new listing comes on the market… in my market your listing must be off the market for 30 days or more…to be considered “new” when it’s re-listed.

4)    Buyers tracking the MLS… can see your home “is not going anywhere” so on the market for months – is not a call to action. But going off the market for a period of time then coming back…can spark movement.


Why you may not want to let a listing expire, even if it is seen as tired?


1)    When a buyer is deciding now is the time to look…you wouldn’t be seen. Obviously not listed is no longer on MLS.

2)    The seller will start getting calls by other agents working the “expired” listings…and you can’t control what is said or what tactic is employed to sway that listing away.

3)    You know the seller will take your advice on:  a price change, staging, or other recommendations soon… so long as you are active.

4)    The current lease term is coming to an end, and there will be more opportunity to show in the coming months.


When should you not take the property listing to begin with??

1)    The seller’s price expectation is totally without merit.

2)    The seller’s just accepted and signed an unbreakable lease for a year on the property they want you to sell.

3)    The seller wants to dictate how you will market the property, and require paper ads; open houses, attended showings…and other inane strategies that you know will not work or have positive results.

4)    The seller’s will not disclose issues on the property that they are aware of, and take the attitude that it is the next guys’ problem. No one wants this liability, or ethics concern in this type of property sale.


When is it alright to take a listing that has been on the market too long?

1)    When you know “you can sell it”.

2)    When you know the seller is ready to take a tough love approach and is willing to do what you recommend to get it sold.

3)    When you know the prior strategies employed were all wrong and you have a plan that will produce results.

4)    When you can easily identify the right type of buyer for the property and you know how best to reach them.




                                                                                                                                                                              Your-White Mountain New Hampshire real Estate Expert

           toll free 800-926-5653 /cell 603-381-7898

                        MLS search and Realtor web site:

                         My outside Blog:

                    Lincoln NH &  Local interest site:

    Grafton County NH MLS search

Comment balloon 2 commentsSteve Loynd • April 30 2015 12:33PM
When to let a listing expire, or not take one to begin with.
Why let a listing expire when you know the seller wants to sell? 1) Days on the Market… buyers may think there “must be something wrong” with the place due to the D. O. M. 2) It may be that the selling season is not the bitter cold winter… more
Forest Ridge Lincoln NH, New townhouses under constrction
The White Mountain's of New Hampshire has not seen many new construction offerings aside from building your own custom built home. Many second home resort owners just don't have that level of confidence in taking on a project from out of state. They… more
Adirondack Designs - Alpine Lakes New Hampshire
Here are some of the South Peak Resorts custom homes at Loon Mountain. Adirondack style homes found their footing in Upstate New York. Where what was to be found on the local land were the only building material available in this beautiful yet… more
Loon Mountain NH great property investment & vacation home option
Loon Mountain NH real estate investment deal of the year. Many customers come to me with unrealistic expectations…they go something like I want to buy a vacation home that I can enjoy whenever I want “BUT”.. I need it to… more
White Mts. NH Mid-February events: School Vacation Weeks
When you ski New Hampshire… during the school vacation weeks, what else is there to do beside skiing? The Outdoor adventure companies… Offer Zip- line tours, the mountains have tubing at night… there is Dog sledding, cross country trails… more
Ice castles or the real thing in the White Mountains of NH
These Man Made ice castles seem to be all the rage for travelers to view. They are a hit attraction in the town of Lincoln New Hampshire. There is somewhat of a captured audience when it comes to ski families looking to provide another venue for… more
White Mountain Snowmobiling north of the Notch NH
The snowmobiling season has begun, the New Hampshire Park and Recreation department has postedthat there are a number of snowmobile trails open in Coos County. There is riding available acrossthe state, especially in the higher elevations and The… more
Loon mountain NH ski back location W/ design completed
Loon Mountain ski area's only new construction homes are living up to the promise of direct access to skiing. This site also offers access to the Pemigewasset river, common area walking trails, mountain views, shuttle service to and from the base… more
Village of Loon mt. Lincoln NH. Condo with slope views
Village of Loon Mountain resort: Great locations are not new, by the very nature of finding a special view (or) spot with wonderful proximity to an activity… mean it was developed - and built on when first discovered. That is why a 30 year… more
Loon Mountain NH Ski to your door sites
Loon's South Peak Slopes are open for the season. While building in the winter is not much fun for the workers, it does ensure your ski home location will be available in the White Mountains of New Hampshire sooner than later. So long as the… more