What can we learn?
- If you don’t DIG for the full story, you could easily make decisions based on flawed assumptions.
- If you are off on the List Price, all that dazzling marketing will be wasted and the property will sit on the market.
- 1980’s vintage stucco resales are fetching a LOT less per square foot than new construction
When you view the property below through the listing on the First Multiple Listing Service, it shows this property had 13,092 square feet, closed on July 31, 2025 and sold at $3,000,000 in 141 days. What else is there to know?
Clever Marketing can’t overcome a bad price… (Luxury car staged in front on previous listing)
The FMLS Archives
A glance at the FMLS archives shows that this property has been on the market since November of 2024. There were three listing periods with a gap of more than 30 days between the first two of them which disconnected the listing history. In this case the Days on Market difference is not off by much because the original listing period was only 30 days.
Zillow Data
Once a property sells, I cannot find any specific days on market number showing how long it was on the market. But, you can drill down into the history though and follow the journey manually.
About that Zestimate
Zestimates in the Atlanta market are tricky because the square footage numbers are so unreliable and renovations are not factored in. The algorithms can be much more accurate in suburban settings with more consistent housing stock. Setting that aside, its also hard to trust the Zestimates when they bounce up suddenly when properties are listed for sale – see spike below.
What about the Square Footage?
Square footage numbers are highly suspect in the Atlanta residential home marketplace. So that price per square foot you see online, probably useless.
This listing stated that the agent measured the size of the home at 13,092 square feet. A quick search on Compflo revealed a previous appraisal record with a breakdown of the square footages:
- The above ground main finished floors area = 8, 700 sq. ft.
- The basement (total) = 4,405 sq. ft.
- Finished area in the basement = 4,405 sq. ft.
- Total finished area (all levels) = 13,105 sq. ft. [REALLY CLOSE]
- Price per sq.ft. based on primary above ground floors = $345 / sq. ft
- Price per sq.ft. based on total finished area all floors = $229 / sq. ft
Bottom Line
When hiring a real estate advisor to help you with the sale of your luxury home in Atlanta, make sure the people you are interviewing are thoroughly researching the comparable sales and are giving you accurate assessments of what it took those properties to sell so you can make well-informed decisions on yours.
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