It will take a unique buyer, that doesn't care about the neighborhood and only cares about the home. You have a tough one for sure.

Make it a great week!

It will be a problem -- first of all will it appraise? Secondly, many buyers don't want to be the most expensive house in the neighborhood. Sounds like these home owners over-invested in their home and they probably won't pull out the value of that investment.

The appraisal issue would be your biggest problem.  You might try to appeal to a big ego buyer. Like, Have YOU ever wanted to appear the Rich Kid on the Block? Now you can!"

Those features are all well and good Shanna Day Mega Team Leader (AZ & UT) however they'll never see the value returned. I suggest that they watch one more movie, play a little racquetball, walk the grounds, get in a wii workout then sit and play a game of Monopoly with the family in the play room. They should be able to move on to the new adventure after that.

I agree with everyone else. Just be up front with the seller and tell them it could take longer than they hope to sell due to it's uniqueness because it will require a buyer just as unique. Someone with cash (since it won't appraise if it's comps are much less) and someone who desires the home and its amenities and not the neighborhood. Good luck! 

If it's worth it, explain why.

Just list!

Hi Shanna,

You are stuck between a rock & a hard place.  As a seller they should have not upgraded their home to be the most expensive home in the subdivision.  If you can not sell it you can only get buyers off the listing .

Shanna Day Mega Team Leader (AZ & UT) Homes that are over built for the neighborhood are often difficult to sell. It may be worth for example $500K, but it is still located in a $350K neighborhood.

You will find a buyer who is looking for these amenities. But it will take time.

Thanks for the eye and shoutout on this one, Praful Thakkar.  I completely agree.

Worst case....double the insurance policy on it and higher Praful to torch it.  Pay cash, of course.  :)

 Good morning. I do have to agree with Joe's answer. It's about the property and not about the subdivision. Still, it's hard to come up with the comps.

Shanna Day Mega Team Leader (AZ & UT) - unique home demands unique marketing. Suggestion usually would be - think outside the box! However, I'll suggest, just throw the box away - and find out who could be right buyer for this home.

Oh yes, I can say, Aerial photography, video, twilight pictures and what not! Think even beyond that.

Kyle Reyes wrote a post about how he sold his home - unique marketing brought the unique buyer. Not to mention, his marketing helped him net more. So why not hire a special marketing person for this project? It's worth - and think of it, if you receive a referral of another $3M home.....

Talking to the sellers and making them understand is of course, an easy way out - Safeway perhaps? However, you have a great challenge - prove yourself!

Did the seller add the amenities, did the neighborhood go down? I like to ask the seller why they bought the house and use that to market and find the next buyer.

You need to find another buyer like the seller.  Think about who the seller is

I would educate the seller and if they will not agree to a correct list price, I would not list the property.