I had a buyer recently who thought a home that was built in 2004 needed a new air conditioner even though it was in working condition. My buyer thought that she should deduct from the list price the cost of a new AC along with a laundry list of renovations that she needed to make the house more to her liking in determining her offer. Not only did she want a new AC but the most expensive Trane model made. I thought the home was in pretty pristine condition and it is normal for a home that age to have an original AC unit. I showed her sold comps from the past 3 months to determine fair market value. Homes in that community consistently sold for $5K to $10K off list price. The home we were looking at was priced right. Her offer based on her needed upgrades was $20K off list price. Needless to say the seller thought she was crazy and we were unable to make a deal. I’m telling this story for a couple of reasons. If the list price of a house is correct it already takes into account the age of the home and the community where it is located. You can’t just ignore sold comparables and make up an offer based on nothing other than your personal opinion.