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For sellers · September 2026 The 55-day average is hiding two different markets | ||||||||||||
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Brooklyn homes are taking 55 days to sell on average. I want to convince you that this number is useless, and that acting on it will cost you money. | ||||||||||||
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Fifty-five days is not what happens to houses. It is the midpoint between two completely separate outcomes, and almost nothing lands in the middle. | ||||||||||||
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What actually happens after you list
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Why the third row happens so often | ||||||||||||
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A seller reads that Brooklyn’s median hit $1M and reasonably concludes their four-bedroom is worth something close to it. In East New York the honest number might be $829,000. The gap is not greed; it is a headline written about a different market. | ||||||||||||
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The cost of testing that gap is not just time. Buyers watch price history. A listing that cuts twice tells every remaining buyer to wait for a third cut, and you end up negotiating from a position you created yourself. | ||||||||||||
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The three questions I ask before naming a price | ||||||||||||
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1. What did the last three houses on your side of the street close at? Not asking prices — closed prices, and not from an automated estimate. On blocks like these, a single corner lot or a converted two-family can swing the number by six figures. | ||||||||||||
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2. Is the second unit legal, and can we prove it? Two-family homes in Flatbush carry a median of $880,000 and attract the deepest buyer pool. If the paperwork supports it, we lead with it. If it does not, we fix that before we list, because a buyer’s lender will find out either way. | ||||||||||||
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3. What is the monthly payment at 6.71%? Your buyer is not shopping for a price, they are shopping for a payment. Knowing the payment your price implies tells us which buyers can actually close — and stops us marketing to people who will fall out at underwriting. | ||||||||||||
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With supply at 3.8 months against the six months a balanced market needs, a correctly priced East Brooklyn house still has the advantage. That advantage lasts about ten days, and only if the number is right on day one. | ||||||||||||
I will send you the three closest closed sales and the reasoning, whether or not you decide to sell. | ||||||||||||
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