Pre-LISTING APPRAISAL

A proper list price that reflects current and realistic market conditions is critical to getting your Orlando real estate property sold quickly. 

I don’t want you to under–price, but it’s worse to over–price in any market. Buyers discount value by Days On Market. 

The longer a home stays on the market, the greater they’ll discount their offers. So, a realistic list price is how I make sure your property sells without languishing on the market.

How do I come up with a suggested list price that reflects your home’s competitive position? It’s a combination of services and experience, and I'm going to be very careful and detailed in my analysis and market evaluations to make sure that you don’t leave money on the table or sit around wondering why you aren’t getting offers.

My evaluation of how your property compares to the current competition is the first step. Then we may suggest some worthwhile corrections you can make to improve that position.

Once we complete an inspection of your home, we will complete a market analysis and appraisal report of your property. 

Part of my job is to help you to avoid too many “surprises” related to condition and repairs.  As an experienced appraiser I know the lender and FHA requirements, and will give you information about what I see that buyers & lenders may want corrected. 
Remember that an appraiser is an expert in value, so he can not anticipate a home inspectors findings until they have submitted their reports. Lenders typically require an appraisal and home inspector (structural & systems).  I want you to always be thinking ahead to inspections and repair demands. Always be thinking of what may be coming in the way of inspections and repair negotiations, especially when the initial negotiations are in play. 
No matter how urgent your need to sell, if you go too far in price concessions at the beginning, you may have no room left when inspections are done and condition corrections are requested by the buyer. THIS IS WHY IT IS SO IMPORTANT to get an appraisal and home inspection before you list your property.  The buyer is normally paying for and ordering inspections (appraisal and home inspector), and you want to make sure they happen on time and inspection reports are in by deadline due dates. At this point a buyer objection / requirement can develop into a counter strategy. YOU DON'T WANT THIS TO HAPPEN, getting an appraisal and home inspection prior to listing is very important and saves you time, money & hassles in the long run and keeps the buyer in the transaction. 

Did you know that there is a great deal of suspect and inaccurate information on the Web in regard to real estate and particularly home values? Some of it comes from tax records, which have notoriously inaccurate statistics. 

Other value estimates on the Web come simply from gathering listing price data. It’s not an accurate value until a buyer and seller agree on a number, so listing numbers are just a guess.

I am highly experienced in the Orlando real estate markets, and I want to give you a better valuation estimate through actual sales data. If you’ll fill in some home information in the form on this page, I’ll:

• Develop a market report of similar homes to yours in your neighborhood that have sold recently.
• Send you that report with details and photos of the homes, as well as the prices at which they were listed and finally sold.
• Give you my interpretation of the current market for homes like yours, near yours, and in your home’s price range.
• Zillow, Trulia,  Redfin and these types of online values are working with algorithms and just use square footage, room counts to value a property. They do not take into account location, condition and buyer perception.