maximizing the price

Isn't this how it works anyway?

The only way you are getting a bidding war is to price your Apr below market. Whether there is a bidding war or not, you will get a fair market price for it.

Your problem isn't pricing, the market will tell you the price, and you will get the maximum the market will bear. You don't have to worry in this market about that. If it's a good apartment you'll be barricading the doors.

Your problem is screening buyers. (However slight underpricing is much better than over pricing.) You don't want to invest time and money in a buyer who can't afford the apartment.

We just sold a co-op (now in contract) and bought a condo. We sold this Manhattan co-op with no brokers for full asking price, all cash. The owners had a listing agent for our new condo, so that brokerage got paid 6%---we provided the check as buyers (so much for the notion that the sellers pays the commission hahaha).

I was truly surprised that the broker-represented clients did not win out for our co-op sale, I was offering 3%, as you are. (Your husband went to some unnecessary trouble. You don't need a license to represent yourself, not even in court. I've done pro se there too). It's a lot of the clerical work of the board package, but I also thought we'd get the best price with a represented buyer.

But what I found is, buyers who were under qualified for our building were being brought by experienced agents! This was maddening and a big waste of my time, but true. In one case, most of the buyer's liquid assets were held in an LLC, and this *extremely* experienced agent didn't even bat an eyelash when I told her none of that money would count as liquid assets with a co-op board. She knew that; she was just playing games. Her client would never pass our board.

So I think, if you plan on buyer's brokers helping you, and you paying 3%, don't bet on it. Agents want exclusive listings at 6%. They don't want to mess with you.

I also think smart buyers are avoiding brokers, as they should. So the poor agents are left with what's at the bottom of the barrel.

If a co-op, google "REBNY financial statement" and make all your people with offers fill that form out.
(I did accept an equivalent net worth statement from one offer, but you get the idea.)

FSBO is a lot of work. If you're not up to it, you should just get an agent. If you are up to it, you will save a very very nice chunk of money.

The fact that your husband went through the trouble of getting a RE license, when one is completely unnecessary suggests that you do not know a lot about selling process. As Flute notes, it is a lot of work and best left to the few who really know what they are doing. Especially if you have a co-op, which is likely given your location.

Perhaps start a FSBO thread and ask for recent experiences in this market. I am seeing a lot of FSBO these days, so an interesting topic. I think Flute highlights the part that would be most difficult for someone without experience, which is screening on the financial side.

Good luck!

OttawaNYC:

1. I disagree with your comment about financial screening

2. numerous non-real estate NY-ers possess financial screening skills,
such as MBAs, CPAs, bankers, analysts, and those who don;t often
have a friend or relative who does

3. what a lot are more likely to lack are necessary marketing and
negotiating skills

4. or patience for the behavior that often characterizes the buy-
sell process

OttawaNYC:

1. I disagree with your comment about financial screening

2. numerous non-real estate NY-ers possess financial screening skills,
such as MBAs, CPAs, bankers, analysts, and those who don;t often
have a friend or relative who does

3. what a lot are more likely to lack are necessary marketing and
negotiating skills

4. or patience for the behavior that often characterizes the buy-
sell process

5. even though I am an experienced FSBO-FRBO and unrepresented
buyer, I often find dealing with the BS and bad behavior which is
endemic in the real estate rental and sale process so infuriating
that I kill possible deals because they annoy me too much