No Small Print Here! - No Tricks! - No Gimmicks! - No Deceptions! Click here to preview a sample Comparative Market Analysis (CMA), then sign-up with us today!
Stop! Unlike with our competitors, you do not have to sign-up to use our services. Why spend your time filling out forms for information that is not deemed accurate. You should only use a Licensed Real Estate Professional, REALTOR® or Appraiser to value your home.
Order your Free professional CMA today! Our Free CMA, which is prepared by a Licensed Real Estate Agent who is on the ground in your areas, is second only to the work of a Licensed Real Estate Appraisal ($300.00 plus). Based upon cost and the fact that the seller must order a professional appraisal before closing, the REALTOR® prepared CMA as the most obvious choice for determining the recommended selling or buying price of a home. When you visit other sites that offer property values without the insight of a local Real Estate Agent, read the small print. Are you really going to make an assessment of your home (your most valuable asset in most cases), utilizing the data offered by companies with small print that reads:
"Service not available in all areas. This service is designed to help you obtain a preliminary estimate of the value of your house, home or other real estate property for purposes of helping you decide to sell your home. This valuation estimate is based on local property values, prices and recent sales of comparative houses and homes in your area and is not intended to be, nor should it be, relied on as a real estate appraisal or similar report rendered by a licensed, professional appraiser or a Comparative Market Analysis (CMA) conducted by a real estate agent selected through our service. Always consult a licensed real estate appraisal professional or experienced, local real estate agent before contemplating any real estate transaction."
Please understand that on occasion a home will sell above its listed price. This usually occurs when a Buyer is aggressive and intent upon purchasing that particular home due to their extreme desires as a buyer. In this situation a spouse (usually the wife) states - I do not care, "I want this home".
The Buyer may also experience fierce competition during a multiple bid scenario, which drives the selling price home above the appraised value. This situation is the Sellers Dream and a Buyers Nightmare. This is also why it is so important that once you determine that you want to purchase a particular home, that you move (bid) on that home as fast as possible and obtain an accepted contract. Your Agent will write a contract response date and time during which the Seller has to give a response. If the Sellers fail to respond within your requested time constraint, the contract is considered as dead, unless amended. Always amend contracts in writing!
This also brings up another point that unethical Agents will shop the contract behind the scenes. This means that they are attempting to manufacture a multiple bid scenario. The contract acceptance period then becomes critical. In a Buyers market, owners respond immediately as homes are usually in inventory (on the market) for many days. During a Seller's market, I have seen a sign go up in the front yard and the home sells in 30 minutes or less, with a full price, no closing assistance needed offer. Both scenarios are why all buyers should be pre-approved and not just pre-qualified for their loans. It gives you much need leverage, when competing against other Buyers. You should also be prepared to put down/make a higher binder deposit when you place your offer. This let's the Owners know how serious you really are. Your deposit in the end is credited back to you. One customer actually thought that the deposit was kept as commission by the REALTOR® .
The owner may also be experiencing some financial difficulty and must price their home at the high end of the recommend selling price range. The market may be in a down slide and the selling price may ultimately be higher than the Appraiser's valuation of the home. The Buyers and Sellers must then communicate with each other and deal with each other from a position of integrity. The Buyers may then either honor their original offer; request that the Seller lowers the price to the appraised value or walk away from the contract altogether. Sometimes the buyers may really just "Want That Home" and will simply pay the price, especially when they find that the owners is experiencing financial difficulty. In many case, when the situation was properly handled, all agents and Brokers may then decide to make financial concessions to make sure that the deal close proved that deal is salvageable.
Over pricing equals "Bad News" for the Seller: Buyers may also be experiencing what is called buyer's remorse and may already want out of the contract. This is their way out! That is also the reason why a Seller should price their home as accurate as possible. I have seen many owners disagree and fight their Agents to the end only to have their homes sit on the market for over a year, then find themselves in financial difficulty - that's right 360 plus days. So price it right the first time! This is why the Comparative Market Analysis (CMA) is so critical. I have also seen owners over renovate/improve a home by $50k to sell it, then expect the buyers to foot the bill. Believe me - They Won't! In all cases the final selling price is equal or just slightly higher than the projected CMA selling price before improvements were made, especially when the home was acceptable by the standards of that community in the first place. Lot's of inexperienced investors and even REALTORS® , with little construction experience deciding to purchase and flip their first home based upon emotion, not market value - make huge mistakes! These mistakes can rip a family apart, so buyers beware! Also, occasionally sellers/loan sharks do find and close for buyers that are not represented by ethical Agents, that will fight for their clients. These Agents simply want - MONEY! This is why the coveted REALTOR® designation exists today as they really do subscribe to a higher ethical standard. This is why you should always request a CMA (Just ask for COMPS), even and especially if you are a Buyer!
The Seller's Agent must always prepare the Selling Home Owner for the receipt of an appraisal that is much lower than the Agent's CMA as it is really only an estimate. Most trained and licensed REALTORs® are usually very accurate in meeting the Seller's needs. I guarantee you that every CMA prepared by a REALTOR® is either higher or lower, but rarely equal to the Appraiser's valuation of the home. Let there be no doubt that - The Real Estate Appraisal is the ultimate "Judge and Jury". Do not forget this! Be prepared as sometimes the Appraiser's results can be absolutely shocking and devastating! Sometimes the Sellers and Buyers experience the win-win scenario and at other times the Buyers are smiling all the way to the bank - instant equity ($$$), because the owners underestimated the value of their home. So do your homework. Hire a REALTOR®! Better yet, give our local member agents the opportunity to show you what they can do (Free of Charge - of Course) and remember, you will win some and you may also lose some - which end of the deal do you want to be on? Call us today! (904) 233-0548; 24/7
Sign-up with us today as we only recommend the use of the services of REALTORS or a licensed, professional appraiser! No fine print or deception here! We have a licensed Agents prepare for CMA for Free!