There are a few differences between the mls listing and a contract. The mls listing is put together by the sellers agent when they have a client that wants to sell their home. Some of the information comes in from the town's public records. Other information they gather from the homeowner, for say the type & size of a hot water heater, and other information they get on their own like room measurements. The agent also puts in what appliances or personal property if any would be included in the sale of the real estate. It is for the marketing of the home. When I listed a home, I always share, unless not requested, a copy of the write up before the listing goes 'live' . The MLS stands for multiple listing system, which most agents use to post their properties. This data gets sent out to many third party real estate portals. The contract of sale is a legal binding agreement that is negotiated between the buyer & seller. As an agent, I like to list specific items or mention if prepared by sellers an inclusion inclusion sheet. I do not put per MLS listing. If the MLS listing for example says 'dishwasher', but the house doesn't have one or it is not listed on the contract, the seller is not obligated to provide . It is possibly that the sellers agent was very busy & made a mistake when inputting the listing. However, if you list on the contract dishwasher and the seller signs off on that, they will have to provide you with a dishwasher that is installed or if it isn't there at the time of closing, offer you a credit. Whatever is on the contract is also more important than the Mls listing. Interested in knowing more about CT real estate terms?
Jonathan D. Hall CT Licensed Real Estate SalespersonRES. 0783448JonathanHallRealEstate@Gmail.ComWilliam Pitt Sotheby's International Realty, 112 Federal Road Danbury CTC) 203-417-0523O)203-796-7700 Post last updated 4/30/2026
After many years in real estate in Greater Danbury I've seen deals fall apart for all kinds of reasons. Some avoidable. Some not. Here are the most common: 1. Inspection reveals major issues or more work than expected. Things such as a septic system, roof damage, mold, outdated electrical or hvac systems, structural issues, wet basements, radon, pest control or water quality problems —buyers walk when the cost (or risk) is too high. Even properties selling below market value due to anticipated repairs could become too much of a can of worms for some people to take on. 2. Financing falls throughPre-approval isn't a guarantee. Job changes, credit issues, or debt-to-income problems can kill a deal at the eleventh hour. I have also heard of stories of buyers not brining any of any of the mandated contract funds in. 3. Appraisal comes in lowIf the home doesn't appraise for the contract price, buyers may not be able to (or willing to) make up the difference. Buyers may not have additional funds available to cover the spread, and they may feel the negotiated contract price is too high for the market based on the appraiser's opinion of value. 4. Cold feetLife changes. Job relocations. Divorce. Second thoughts. A client got cold feet because the longer they spent in the house, during their home inspection, the more repairs and updates seemed to adding up making them feel they would price themselves out of the market. We did eventually buy something smaller but more move in ready. 5. Undisclosed problems surfaceLiens, zoning issues, open permits, title defects, something in the HOA rules or documents gave them something that made them uncomfortable can derail a closing fast.6. Contingencies aren't metHome sale contingencies, inspection negotiations that stall, or unmet deadlines—any of these can end a contract.7. Better option appearsIn competitive markets, buyers sometimes find a "better fit" and back out (if the contract allows). I had a client pull out after an accepted offer following building inspections since their top choice became available while we were negotiating items. They were not in a position to bid on it when it when it available the first time so those sellers took someone else. The good news?Many of these can be avoided with the right preparation, realistic expectations, and an experienced agent who knows how to navigate obstacles before they become deal-breakers.That's where I come in. Let's connect if you are considering purchasing or selling in the Greater Danbury & Candlewood Valley region of CT.Jonathan D. Hall CT Licensed Real Estate SalespersonRES. 0783448JonathanHallRealEstate@Gmail.ComWilliam Pitt Sotheby's International Realty, 112 Federal Road Danbury CTC) 203-417-0523O)203-796-7700 Post last updated 4/30/2026
One of the newer associates in my office asked me what the term 'buying a listing' is. I thank her for coming to me, as when I was a pretty new agent I had a team of experienced professionals to bounce ideas off of etc.The term buying is listing means giving the seller an unrealistic opinion of value for what their home is worth in order to get their business. Sellers often have 2 or 3 real estate professionals come out to their home to talk about marketing, the process, and to offer their professional opinion on what their house is worth & why. When pricing a home, the agent who gives the highest price is often the one who gets the listing , which is why some agents will inflate the perceived value. However, it is unethical and often illegal to promise a price that cannot be supported by comparable sales data. I explained that this practice is highly discouraged by our brokerage and industry standards. When I prepare a market analysis, I try to find 3-4 fairly recent sales of similar sized & conditioned homes nearby. For say for argument's sake, you have an interior 3 bedroom 2.5 bath unit at Lexington Mews in Danbury in average condition with 2000 sq ft, you should get about $475,000-$490k because of the last few sales that ended up about there and their condition was about the same as your home. Because of that information, I won't advise a seller to realistically go over $500k if they wanted to sell in a reasonable time period. If I were to tell the sellers another $50k up of that number to earn their business, by suggesting a price of $550k, it is not realistic because for that price point, the data shows units that are 400 square feet larger, an end unit and might have an updated kitchen or bath. Buyers won't see the value in the house and it would likely become stale on the market despite our marketing plan.I can share success stories over the years when a home was priced a little on the lower side and get sold quickly. Other times had to go high but had to chase the market and I can tell you how that went. Contact me for an updated price on your Danbury, CT townhomeJonathan Hall-Realtor203-417-0523 (mobile)203-796-7700 (office)JonathanHallRealEstate@Gmail.ComWilliam Pitt Sotheby's International Realty 112 Federal Rd Danbury CTRES. 0783448 Post last update 4/29/2026
When choosing the right real estate professional to market your home, one important factor is a strong list-to-sales price ratio. Here are some reasons why it 's important-It shows negotiating skills and market knowledge. A professional with a high list-to-sale ratio (ideally 98%–100%+) demonstrates they know how to price homes accurately and negotiate effectively. They're not overpricing to win the listing, only to watch it sit and require price cuts. Agents who understand micro-market conditions, buyer behavior, and current demand can position your home to attract competitive offers, sometimes even above asking.It directly sellers bottom line. Even a 2–3% difference in sale price can mean tens of thousands of dollars in your pocket. Additionally, I don't like sellers making additional mortgage and utility payments while waiting for their home to take an offer or close. An agent who consistently sells at or above list price protects and maximizes your equity. What to an agent when you are looking to have someone earn your business:-What is your average list to sale ratio over the years?-How many listing sold above sale, at asking or below? Can you describe what happened?-What is your thoughts on pricing vs positioning for my home?Watch for several red flags that could cost you both money and time. Agents that overpromise on the value of your home and then go after you for reductions. Some agents may give you a vague answer of strategy. Some agents might have a pattern of listings that don't sell or sell quite a bit below the orginal asking price. As an experienced professional, I love to help sellers not leave any money on the table. Contact me if you are considering a move in the near future in the Greater Danbury, CT Area. Post last updated 4/29/2026
How people are paying for house is important. When working with a home seller, there can be advantages of taking a cash offer over one from a buyer that need financingSome reasons are valid, such as the seller needing to close quickly (due to things like a divorce, financial hardship, or relocation). Some properties may not qualify for financing due to condition. It can also be needed if the property could have an appraisal issue. A cash sale should give the seller more certainty of a transaction closing compared to the risk for finaiucng. A cash offer means there is no financing or appraisal contingency; it doesn't mean the buyer can't choose to get a loan but if they don't get a loan, they can potentially lose their deposit funds if they don't perform (seek legal counsel). Also consider the following. If there are multiple offers, and the cash offer is competitive versus financing, is the risk worth it if the offer amounts are close? A financed offer that is high with an appraisal gap offered or appraisal contingency waived, that is $40,000 high, might be worth it if the buyer is well qualified. In certain price ranges or property types, there is more people with cash than those seeking mortgages. Watch for red flags: confirm the buyer is legimate and the proof of funds is legitimate. Some cash buyers feel sellers should give them a discount in exchange for speed and certainty. There is also potential for wire fraud. Ultimately, whether a buyer has in paying cash or getting a mortgage not, sellers are not likely getting their hands on any of the money until the day of the closing. All offfers will be presented and evaluated so the sellers can decide how they wish to proceed with negotations.
As a longtime real estate professional, I have been asked many times about schools. I cannot comment whether a school system is 'good,' 'bad,' equal to or worse or better than another. It can be interpreted a steering—an illegal practice where a client is influenced toward or away from a neighborhood based on protected characteristics. Current or prospective parents need to do their own diligence and decide which specific school or district they prefer. For some, it may not matter. Some might want to focus on a particular program or interest that the kid studies or activity. Consider your budget, any requirements within the house itself, distance to services & amenities, and commute tolerance. Every town differs in terms of housing availability, services/commercial options, and real estate pricing. The Greater Danbury area covers over 450 square miles, which is as large as New York City. Different school systems comprise this area.
HelloI am still open for business. Thinking of buying or selling in the Greater Danbury CT area and don't know where to begin. Count on my years of problem solving experience to work. Feel free to connect even if you aren't ready to fully make a move.Jonathan D. HallCT Licensed Real Estate SalespersonRES. 0783448William Pitt Sotheby's International Realty, 112 Federal Road Danbury CTC) 203-417-0523O)203-796-7700JonathanHallRealEstate@Gmail.Com