I will be glad to provide you with a Free Competitive
Market Analysis of the value and a Recommended Sales
Price of your property. This analysis will include four
areas. ACTIVE, PENDING, SOLD, and EXPIRED.
ACTIVE are those properties that are currently available
and not yet sold. These properties are your competition.
They are the properties that buyers are looking at in
order to determine their next purchase. Buyers will be
comparing your property to the other available
properties in order to determine what suits them and
what is perceived as a good value for them.
PENDING are the properties that have accepted offers. A
willing buyer and a willing seller have agreed to price
and terms. If you are currently listed, these are the
properties that buyers chose over your property due to
price, terms, condition etc. The price listed is the
asking price at the time of the agreement, not the price
and terms they agreed to. Most of the time the agreed
price and terms will not be disclosed until the escrow
has closed. This protects the seller in the event the
property does not close and the seller has to start
marketing again. The sellers current asking price is not
damaged is they previously accepted a lower price.
SOLD are properties which have closed escrow, normally
within the last 6 months. Six months is the generally
agreed to term within which to look at the past.
Appraisers generally do not look at properties that have
closed prior when making their assessment of the current
market appraisal of price. If you price your home too
much above these prices and you succeed in getting an
offer at that price, the property may not appraise and
the buyer will not be approved for his loan. You will
have lost valuable marketing time etc.
EXPIRED are marketing or pricing FAILURES. These
properties have failed to generate a satisfactory offer
for the seller due to a poor marketing and promotion
program or because of the price. In price are included
condition, location, accessibility and several other
features because price cures all of the above.
A common misconception is that the agent sets the price.
This is not true, the agent shows the seller what the
market condition is and usually recommends a price, the
seller ultimately decides where to price the property.
At that point the agent has to decide if the price is
reasonable and whether to take on the job of marketing
of the property.
Sellers must be aware of the parameters used in the
Market Analysis. Make sure the comparable properties
accurately represent the subject property. Some agents
will try to "buy the listing" by telling and sometimes
showing the seller they can get a higher price that
anyone else can. Then, shortly after the contract is
signed, they start beating the seller down in price
until they reach a salable price. Generally the price
the other agents suggested. Be wary of anyone who is
significantly higher that the other agents. Look closely
at the "proof"
There are many factors that determine the value of your
property and many factors that have a bearing on the
seller but do not determine the sales price. Please see
the page "What your home is/is not worth" for more
interesting information on "value vs. needs and wants".
Sign up for a Free Market Analysis and a Recommended
Sales Price of your property by filling out the short
form below. Or I’m only an
e-mail or a phone call away at 888.311.4833.
I will be glad to provide you with a Free Competitive
Market Analysis of the value and a Recommended Sales
Price of your property. This analysis will include four
areas. ACTIVE, PENDING, SOLD, and EXPIRED. 
