In the current economy, some of you may be considering downsizing your home to something more affordable. Others of you may be looking to take advantage of the soft housing market by looking for great investment deals. Either way, buying or selling a house is one of the largest financial transactions many of us will ever make, so it makes sense to be as well prepared (and ungullible) as possible - especially when it comes to negotiating the final sale price of a house. Two recent articles that talked about how humans think about (or sometimes don't think enough about) prices caught my eye.
Price Precision
Scientific American magazine recently ran a short article called "Why Things Cost $19.95" which discusses how people negotiate the price of something. And the answer to the title's question might surprise you - it did me. I had always assumed that the prices of items often end in $.99 or $.95 to make you subconsciously consider the item to cost $1 less than it really is. Subconsciously we round down an item priced at $19.95 to $19.00, instead of the more logical rounding up to $20.00.
While this may be partially true, this article suggests something else may happening psychologically here. The article suggests that items priced at highly rounded dollars (e.g. $20, $200, or $200,000) are perceived to be less precisely priced than those priced with more significant figures (e.g. $19.95, $198.98, or $202,500). We assume that a house priced at $199,500 had more research done in selecting that selling price, and is therefore more accurately priced, than the same house priced at $200,000. So counter offers for the $199,500 house tend to be closer to the original asking price than counter offers for the identical $200,000 house. And although the article didn't mention it, my guess is that the same psychology affects the seller, making them more likely to accept a lower counter offer if they started at a highly rounded initial sale price. So even though the $199,500 house started at a slightly lower initial asking price than the identical $200,000 house, it is more likely to ultimately sell at a higher final price.
Theory of Relativity
In another article from Money magazine titled "Why you're a big sucker", the author suggests that one mistake shoppers often make is comparing prices on non-similar items. When shopping for a specific item, such as a new 40" plasma TV, then shopping around for the best price makes sense. So it may seem counter intuitive to most people to learn that you should not compare prices when shopping around for a house. The reason is that the different prices you see can affect what you are willing to pay. To borrow the author's example, on a restaurant menu where the highest priced entrée is $20, a $15 basic hamburger might seem expensive. But that same $15 hamburger on a menu containing $30 entrées suddenly seems much more reasonably priced. We judge the fairness of the price relative to other prices on the list, even though we may be comparing apples and oranges.
How does this concept apply to house shopping? Only if you find an almost identical house - same size, age, number of beds and baths, location - should you compare prices. But that rarely happens, so it's a good rule to not compare, but instead calculate the value of each house individually. And you should resist any attempts by your real estate agent to show you houses above your stated budget. Otherwise, you may find yourself being tempted to buy houses at the high end, or even above, your budget.
Don't be a Sucker (Nothing is Free)
Finally, in the same Money magazine article, the author reminds us that we are all still very easily swayed by "free" offers. Even though we logically know that free offers are never really free, we can't help but be tempted when a "free warranty" or "free stainless refrigerator" are included with the purchase of a house. While we've all been told before that nothing is really free, we all apparently need an occasional reminder. Ignore the free offers when deciding which house to make an offer on.
Summary for House Buyers
- Research the housing market in your area so you are better able to estimate a house's value without needing to know the sellers asking price.
- Try not to let the seller's asking price, no matter how precise it appears, effect your counter offer.
- Estimate the value of each house (your offer) individually. Try to avoid comparing prices unless houses are extremely similar.
- Don't let your agent show you houses above your stated budget.
- Ignore "free" offers when deciding which house to make an offer on.
Of course, the reverse of the above rules can all be used to a seller's advantage.
- You or your agent should do a lot of good pricing research before putting your house on the market.
- If your price still comes out to a highly rounded number, then alter it slightly up or down to make it appear more precise.
- Provide shoppers a flyer that shows your house favorably priced compared to other houses in the area.
- Although not required, consider including a free item.














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The Psychology Department at the University of Vanderbilt 











