Cons of the auction. It cannot be used on non-standard objects, where we do not know for sure the minimum price of the last transactions, and with a wide distribution of prices for analogues. Let's take a case from my practice. We know that at the price of 82,000,000 rubles there were no calls to the object. But the minimum similar object in terms of technical characteristics is advertised at a price of 50,000,000 rubles https://www.suissecasinoenligne.com/articles/video-poker-jouer-gratuitement-en-ligne/.
It must be understood that the similarity of objects is too conditional, because we are talking about the historical center of Moscow. We decide to try the English auction. The starting price is 52,000,000 rubles. And here the system of stratification of groups of buyers into two price ranges, which I described earlier, works again.
So, groups come to us for viewing, which consider an object in the range from 45,000,000 to 55,000,000 rubles. That is, for them the price of 52,000,000 rubles is a high limit, not the price floor. We, of course, are “traded” down, and do not compete with each other for victory. Therefore, you cannot hold an English auction if you do not know at what minimum price a similar analogue was recently sold.
Now let's look at how to apply a mixed strategy. Here is an example from practice. Analogues of the object cost in the range from 26.000.000 to 28.000.000 rubles. Three weeks we stand in advertising at a price of 27.500.000 rubles. Nothing happens. We take a step down a little more than 1%, that is, we put the object at a price of 27.200.000. A buyer comes and makes an offer: 26.800.000.
The owner is thinking about the proposal, and we immediately put the price of 26.800.000 in the advertisement. And immediately we get the second contender. He also makes an offer of 26.800.000 rubles. This is where the competition between the two starts. The final price of the transaction is 27.100.000.