How much can you sell my lot for?

I had a phone call last week from a former client whose lot that I had listed at Lake McGregor Country Estates. He asked how much I thought I could get for his lot. I told him that the last time we had it listed, we were around $45,000. We received minimal interest. I told him that 90% of the lots that sold last year were sold at bargain prices. This client had purchased the property for $46,000 and did not want to take a loss. I explained that the recreational property market has not fully recuperated yet, but I will certainly keep his property in mind if I get anyone out during the winter. Historically speaking, the winter is a slow time for the recreational property market. I suggested listing the property in the spring so that the listing does not look stagnant, being listed over the winter months. A few days later, I was checking out the new listings on our real estate board, and there it was. He listed with another outfit, and it is listed for more than I had suggested. I sigh...and then move on. This is not the first time this has happened, and it will not be the last. When people ask me what I think I can get for their property, I tell them. I tell them the marketplace. I tell them what the marketplace is dictating at that time. I do not sugar coat the estimate, and tell them something that I cannot deliver on. If you do not like what I have to say, that is fine. There are plenty of other people who will tell folks what they want to hear, even thought it is not necessarily the reality of the market...or life in general. Marketing recreational property is not the same as marketing a house in Calgary, Lethbridge, or even Vulcan. A person's primary residence is their primary focus. Recreational property falls further down the priority list. It usually does not fall on the radar until people have extra disposable income. When that is available, they tend to get more serious, such as back in '07 and '08. Before that time, anywhere from 3 to 10 sales at the resort was the norm. It the "hot" years, where people had money to spend on anything and everything, they did just that. We had close to 100 sales out there. Then the world market took a plunge. Residential markets took a hit. People's disposable income took a hit. The recreational property market took a hit. And not just at Lake McGregor Country Estates, and Little Bow Resort, but everywhere. Then the world market gained some ground. The residential market started to pick up. It has taken off in Calgary. People are dusting themselves off from the economic fall and they are getting back on their feet. There are some looking for recreational property, but they are being much more cautious, compared to when our pockets were full of extra money and the banks would lend on just about anything. And now the oilfield is taking a hit due to the price for a barrel of oil. How is that going to effect us? I am guessing that people will be cautious with their money...maybe more so than before. We have seen lots of ups and downs in the recreational property market. There were years where we were going in the hole marketing for the resort. Then we had a couple of good years where we got back into the black...but then we had been taking a hit ever since. It is going on 15 years that we have been at the resort. Some years we have been classified as "crazy" for trying to market a resort out in the middle of nowhere. We have been felt sorry for as we have spent money and time marketing the resort when nothing much was going on. We have been "making too much easy money" when the market finally gained strength. And then we are the "bad guys" again because "nothing is selling" out there. Well, there are properties that are actually selling. When owners are not as concerned about "giving it away", they sell their properties, and they move on. It does not matter how much you purchased the property for. Buyers do not really care if you are taking a loss. They are more interested in today's market, not yesterday's. And they are speculating about what tomorrow's market is going to bring. My point is, we (Magnuson Realty Ltd.) have been at the resort since day one. We have seen the roller coaster ride that the market has taken. Up. Down. Down some more. Sideways. And so on. Ask me what I think you will get for your property at the lake, and I will tell you. I tell you from my experience there. Then go ahead and ask someone from the city market, where properties are always going up and where listings are stagnant if they have been on the market for over three weeks. I am sure they will give you a much better number for selling than I will, and a much better story. I do not blame people for listening to the agent who is giving them the story that they want to hear. I would most likely do the same if I were in their shoes. And then, when the property does not sell and the promises are not kept, we will be there to pick up the pieces and make things happen, as the actual market dictates.