Some Properties Need Buzz. Others Need a Bulldozer.
Editor’s Note:
This post was originally written in early June, but it’s being published nearly a month later. That delay wasn’t intentional—it’s just a reflection of how heavy and unpredictable this process has been. What you’re about to read reflects where I was at that moment in the journey. And while things have moved forward since then, the tension, lessons, and decisions described here remain just as relevant.
(Stay tuned for the next post, where I’ll share why focusing for more than 15 minutes became a daily battle—and what a tiny plastic screaming goat has to do with it.)
Real estate auctions are often misunderstood. Sometimes they’re associated with desperation or distress. But the truth is, there are times when auction is the smartest, most efficient, and most transparent method for selling property—especially in estates.
Looking back, I should have insisted on an auction for the second house in this estate, the primary residence. The first home was a great candidate for a traditional listing. It was in a well-defined neighborhood with similar homes, consistent demand, and an overall sense of predictability. It was a little dated, sure, but nothing that would turn buyers away. Everything worked. The HVAC was solid, the roof was in good shape, the garage was sufficient. It was move-in ready.
The second home was not.
This one sits in a much older but desirable neighborhood—more eclectic, more character, more architectural diversity. It has charm, yes. But it also has challenges. The roof? Moss-covered and missing parts of the ridge line. The HVAC? Problematic. Landscaping, driveway, garage—none of it turnkey. And that’s before you even get to the renovations, which were done decades ago and now don’t match what the rest of the house would need. Any buyer looking to update the home will need to redo everything just to make it cohesive.
All of that adds up to uncertainty. And if there’s one thing traditional buyers hate, it’s uncertainty.
In a traditional listing environment, every showing comes with a verbal teardown. “This would have to go,” or “You’d need to redo that.” Buyers nitpick every flaw. And they’re right to—it’s their money, their risk, their potential headache. But in an auction environment, the conversation changes. Buyers approach with a different mindset. They know they’re bidding against others, they know the price is going to reflect the work needed, and they come prepared to factor in the cost of renovations or even a full teardown. They’re looking for opportunity—not perfection.
We did finally get some offers. One from a retail buyer who wants to relocate back to the area from Florida, and another from a wholesaler. The offers were miles apart on paper, but once you factored in the terms, caveats, and contingencies, they started to look surprisingly similar. This is where a good agent really earns their commission—navigating the fine print and helping the seller weigh the options that aren’t always obvious at first glance.
The offer we’re moving forward with feels solid. The buyers know what they’re getting into, and they love the location. Still, inspections loom, and there’s always a chance something big comes up.
Meanwhile, we’ve dropped the price multiple times—from $374,900 to $329,000, a 12.2% decrease overall—and that’s gotten us into the “safe to sell” zone, at least legally. There was a drive-by appraisal done during the winter that valued the home at $400,000, and if we hadn’t gotten offers that hit at least 75% of that number, we’d be looking at another appraisal and possibly judicial justification. Thankfully, we’ve crossed that threshold—barely.
Sidebar Tip: Why Auctions Sometimes Make More Sense
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Uncertainty favors auctions.
If a property needs work, has unusual features, or lacks easy comparables, buyers may hesitate in a traditional setting. Auctions bring motivated bidders to the table with a clear process. -
Pricing finds its own level.
Rather than trying to guess the “right” asking price and dropping it repeatedly, auctions let the market decide what someone is willing to pay on a given day. -
Momentum matters.
Traditional listings can stagnate. Auctions create urgency—there’s a deadline, and you either bid or miss out.
There’s another lesson I’m reminded of constantly: inflated expectations.
I’ve done hundreds of appraisal-style events over the years. And I’ve seen it over and over—someone hears their vase is “worth $800–$1200 retail” on Antiques Roadshow and expects the same result at auction, only to be told it’ll likely bring $200–$400. Or less. Color differences, damage, even wishful thinking can make people assume more value than there really is.
And that kind of thinking spills into real estate too. It’s easy to remember how the home looked when it was furnished, filled with character and life, hiding some of the flaws. But now, with everything stripped out, the issues are glaring. That gap between perception and reality? That’s where regret lives.
Don’t get stuck in the “woulda, coulda, shoulda” trap. Whether you’re dealing with antiques, cars, jewelry, or real estate—condition, context, and timing all play a role in value.
Not every property fits the traditional mold—some shine at auction.
If you’re handling an estate or trying to sell a property that’s unique, needs work, or just doesn’t match the comps, an auction might be the better path. At KC Auction & Appraisal Company, we’ve helped clients sell everything from fully updated homes to projects with potential. Let’s talk about the right strategy for your situation.
