20 Amherst Street, Unit B
Where We Are & What's Next

The market is telling us something specific.

In the first 15 days on market, your home has generated meaningful engagement across every major real-estate portal — but only one buyer has walked through the front door. We now know why, and we have a clear, well-defined lever to pull.

This update walks you through the data, the honest read of what the market is signaling, what we've already executed, and a two-path recommendation for the next move. The recommended path mirrors the same playbook we used on a recent listing where we faced a similar conversion gap — and that listing moved within 72 hours of the algorithm reset.

The market is looking.

Across the three buyer-facing portals, the home is generating substantial traffic and save behavior:

For context, a healthy save rate in this price band is between 2% and 3%. Yours is 4.1% — materially above the benchmark.

The Compass-side data tells the same story: 80% of visitor traffic came in via social, and the Facebook ad campaign pulled an 8.9% click-through rate — roughly four times the real-estate benchmark.

The market is not booking.

Here's where the data turns honest. 75 people have saved the listing across the three portals. One has actually walked through it. That's a 1.3% save-to-showing conversion rate. A healthy market on a properly priced listing in this band runs 8 to 12 percent.

Three independent signals all point to the same diagnosis:

Signal one — the Zestimate gap. Zillow's algorithm currently values the home at $445,100. At today's list of $460,000 we sit 3.4% above Zestimate. At the original $485,000 we were 9.0% above.

Signal two — showing velocity. One showing in 14 days, zero in the last 7, is roughly one-eighth of what comparable Eastside inventory is running.

Signal three — save-to-action behavior. A 4.1% save rate with zero showings after a price reduction is the textbook signature of "savers watching for a meaningful reduction" rather than "buyers ready to act."

What the buyer told us.

The one showing was Lexi Galton of ChuckTown Homes on June 4. Her feedback was direct and specific — and it's the single most valuable data point in this entire update.

One real buyer, one real reaction, in this market right now. It validates everything the engagement-versus-conversion data is showing us, and it points to two specific levers — exterior presentation and price — that we can act on together.

Since launch.

What we have not yet deployed.

A neighborhood-amenity map graphic as the new photo #2 in the carousel, designed to win the relocation segment. Of your portal traffic, 30% is Charleston, but the next biggest segments are Atlanta, Charlotte, Los Angeles, and Fort Worth — out-of-area buyers who don't yet have a mental map of what's around the home. This is a lever we're holding in reserve to deploy alongside the price move.

Why this is hard to comp.

Worth naming honestly: there are very few clean comparables on the upper Eastside for this property type. The neighborhood's inventory skews to detached single-family homes and multi-family buildings — true attached singles or condo conversions inside 1850s historic structures are rare. That makes both pricing and absorption-rate analysis less precise than they would be in Riverside, Daniel Island, or Mount Pleasant, where dozens of comparable transactions clear every month.

What we can anchor against:

All three signals point to the same conclusion: current pricing is sitting 5–8% above the clearing price for this buyer pool.

Two paths forward.

Why $429,000 specifically — not $445K or $449K.

A smaller reduction would leave us in no-man's-land — still at or above Zestimate, still flagged by the save behavior as "watching," and we lose the algorithm refresh benefit. The Zillow algorithm treats reductions under 5% as cosmetic and does not fire the saver-alert email blast. A reduction at 6%+ does.

At $429,000 we land cleanly below the Zestimate, which is the value flag scrolling buyers are looking for, and we re-rank in the top of the search-result rotation. The 49 Zillow savers, 15 Redfin favoriters, and 11 Realtor.com savers all receive an automated "price reduction" email overnight.

On our call.

Next steps.

Send me a few times Monday or Tuesday for a 30-minute call. I'm back stateside late tomorrow and we can take it from there. The Sunday open house remains scheduled regardless — Emma will confirm the staging touch-ups separately.

Take your time with this. I'd rather have an aligned conversation than a rushed decision.