Answers by Heidi Osterheld

A 2-1 buydown works best if: You’re competing with new construction Buyers are payment-sensitive but already qualified Home is slightly overpriced vs comps You want to avoid a visible price drop. A price reduction works better if: You’re getting low showing activity You’re missing a key search bracket (ex: $525K → $499K) Buyers are passing before even seeing it Days on market is climbing (you’re at 3 weeks—this matters) My blunt take (based on your situation) At 3 weeks in Franklin, You’re not stale yet—but you’re approaching the danger zone. If showings are slow → pricing issue If showings are strong but no offers → condition/value issue If I had to choose one only: I’d lean price reduction over buydown in this market. But the best move is usually a combo

A home appraisal is primarily affected by its location, size, condition, and recent comparable sales in the area. Key factors include improvements, functional layout, and market conditions. Deferred maintenance, such as outdated systems or pest damage, can lower value. If you you already have an offer in hand, if they are using financing, you hope that the appraised price is a little over the offer. However, if they are a cash buyer, you hope their offer is higher than the appraised value. There is actually a lot off wiggle room for appraisers. I would trust my experience realtor in know true market value.