Hi everyone
I am out of town at the moment, didn't realise there were replies and questions to this post.
I for one am convinced that in today's electronic age few trade tools are a secret and choose to associate with a firm that and Real Estate board that believes in transparency, cooperation and sharing information.
As far as quality of a marketing package, good copy and a floor plan is requisite baseline requirement for any property.
In the case of Hawthorne 3Bed 2Bath listing, we listed at $948,500 (2.7% less less than previous list of $975,000) believing based on active and local comps to be a number we could hit or get close to. I am sure it was a contributing factor as well. Another that a fellow broker was working with a buyer who was the ultimate buyer with highest offer helped as well
Second listing - 2bed, 2bath, we kept price virtually the same ... adjusted down by $500.
Third we just pushed to do a bit better than last sale in the same building , one floor up, which was quite healthy...
Basic tools of trade of all brokers are marketing tools, personal network, knowledge gained through schooling and trial and error. More experience = less errors

I'd personally love it to be magic too

but I side with science on this one

If market trend continues I am sure we will see higher sales get recorded , which will help quell appraisal concerns as well. Comps that appraiser used for Hawthorne listing were from the outside and adjusted as needed:
35-20 77 street unit #42 Sold $$900K closed 09/15/2016
Maintenance: $995
$900,000
Sold (asking: $925,000.00 -2.7%)
3 beds•2 baths• appox 1,250 ft²
3327 80 street unit #31 sold $1,100K closed 01/10/2017
Maintenance : $1,389
4 beds 2 baths - these layouts are often listed as 3 bed + office
SF approx- 1500
3339 80 street unit #22 sold $1,085K closed 09/01/2016
4 bed 3 bath on second floor
Approx sf - 1500
Maintain: $1,588
3340 81 street unit #52 sold $955K closed 11/30/2016
4 beds 3 baths - same as #3
Maintain : $1,389
3340 81 street unit #61 sold $965K closed 07/12/2016
Approx 1,386 ft²
3 beds 2 baths
Maintenance: $1,384
There are some properties under contract now in the area that may add to the comp pool, and some active listings too.
Hope this is helpful
Warmly,
Armen