Our Team members are professionals in listing, marketing and selling your home. Many years of experience are put to work for you to obtain the best market price possible. We are the PROFESSIONAL PROJECT MANAGERS that assist you from the 1st meeting to the closing and even beyond if necessary. As YOUR project manager reporting to you, we know what to do for each step and when to get experts in related fields to assist with tasks such as staging, inspections, certifications, closing, etc.

Making a Difference in Selling Your Home is a list of steps we take in listing and selling your home.

A Market Analysis that Fits Your Property see below for details

Selecting a Realtor - Suggested Questions from the popular website Realtor.com

Answers to Your Home Value with 2 types of Market Analysis methodologies depending on your property

FREE Downloads for Sellers - brochure, tips and tricks - good documents to help you prepare

Selling Your Home by Yourself "For-Sale-By-Owner" for assistance in selling without a Realtor.

A Market Analysis that fits your property - A CITY LOT versus ACREAGE

If your home is located on a city lot, a market analysis comparison will focus on similar homes located nearby on similar lots. The standard MLS (Multiple Listing Service) CMA (Comparative Market Analysis) provides one number directly related to the home value - $/square-feet (which includes the lot value). If your home is located on a larger parcel of land (.7+ acres), it is best to have 2 values, 1) $/square-foot and 2) $/acre to allow for an accurate comparison and a defendable market analysis value of your property.

The differences in the 2 types of CMA reports is illustrated in this B/L CMA Flow Diagram. An example of the B/L-CMA is available here.
A brief description of both CMA's follows:

The standard method of determining a home's market value in preparation for listing the home is to complete a CMA (Comparative Market Analysis). The St. Paul Multiple Listing Service (MLS) provides a report that allows Realtors to select similar homes in the immediate area (within 2 miles or less) and have the report calculate and present the information. The CMA focuses on one number to determine the value of home; $/finished-square-feet. The lot value is part of the $/sqft number which works great IF you have homes located on similar valued lots.

When a home is located in the rural area finding a home on the same size acreage is not usually possible. To add to the complexity there are out buildings, the type of land, fencing, trees, road frontage, etc. that add value that have to be considered. The standard MLS CMA tools and reports will not adequately provide usable information. When the MLS CMA is used, the Realtor will have to make arbitrarily adjustments resulting in inaccuracies.

I have designed and developed software to download to a spreadsheet from the MLS database. The spreadsheet breaks down the property value into $/square-foot and $/acre. It also allows for adjustments for all of the other types of price variations and calculates a more accurate and defendable market price.


What is the $$VALUE$$ of your home?

We work for you to get the best price possible. The best price is what the current market will support which is driven by the price buyers will pay. Home values are also based on appraised values, not tax assessed values. We research the current market to see what the highest reasonable price is for your home. Here are a assessment task we take on setting the right price:

  • Use the right CMA tool as described above.
  • Your home's value depends on recent selling prices of comparable homes in your area. After reviewing the selling prices for such homes, the price is adjusted according features, upgrades, additions and overall condition of your home compared to the competition.
  • We provide FREE Staging by a Interior Design to prepare your home for sale. Preparation may include new floor coverings, new paint, repair of worn items all of which have a great ROI in getting you listed price. Buyers are looking for MOVE-IN-READY homes. They typically will not have the cash for new flooring, appliances and minor repairs after they move in.
  • If you set a higher than market price for your home and get a buyer to accept the price, the next step is the mortgage appraisal. If the appraisal comes in lower than the selling price, the SALE will most likely fall apart unless YOU (the seller) lowers the price to the appraised value.
  • TAX ASSESSED values are not a good indicator of your home value. If they were that accurate, there would be no need for a Buyer spending $400 to $500 on an appraisal.

Coldwell Banker Burnet - Ken Tibesar - 576 Bielenberg Drive Ste 100 - Woodbury, MN 55125
Phone: 651-263-0522   Email: kgtibesar@cbburnet.com

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