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appraiser: reality check
neighborhood: dramatically different.
schoolandhousing.com
boundary: https://california.hometownlocator.com/schools/profiles,n,irvington%20high,z,94538,t,pb,i,1017473.cfm
https://www.google.com/search?rlz=1C1RUCY_enUS732US732&ei=VhRiW_akMJKK5wKk66XoBg&q=brookvale+ca+neighborhood&oq=brookvale+ca+neighborhood&gs_l=psy-ab.3..33i21k1j33i160k1.2469.8297.0.8446.25.18.0.0.0.0.1028.2712.4-2j0j1j1.4.0....0...1c.1.64.psy-ab..21.4.2711...0j38j0i20i263k1j0i22i30k1.0.RxWqBEFrowQ
sq ft of the house is directly corelated with school
color of roof satelite view differentiates neighborhoods
.5-1 mile do not cross zip code boundary
date of sale: 3-6 months
Jan-May: Major activity
highest pendings May
highest closings June
July : historic rebound; not now
we know shift is coming
no offers past due date
can't justify higher prices now.
use as few criteria as possible (avoid bedroom count; similar sq ft reconfigured); use year built for newer construction
lot in location makes a difference
Lot within CA ADU guidelines: additional dwelling unit holds higher value.
State mandating ADUs
above 10K sq ft.
City site: lookup
Location
neutral
infill
beneficial site
Pool
Millennials like high walk scores: adds value
No verified scientific fact that high tension wire lines cause harmful damage; unsightly: Advesrse
Milpitas: Alviso butt of the bay: rotting vegetations; landfill smell
50% variance +/_ for lot size if abnormal for neighborhood
Design: de-, attached, semi attached, ranch, bungalow, eichler, storybook cottage, tudor, contemporary, duplex, triplex, four plex
Lakes in Newark: 1 half built by transamerica; 2nd half by ovation/ citation
Patio homes lower than zero lot lines than completely detached
Satelite shot
Fremont: Lake
construction quality: kitchen upgrades (recoupable) vs unique feature: theater (hard to recoup)
money off value as banks won't lend on converted garage
GLA: gross living area: 20% variance
water plumbing under slabs
AVM: automated value machines
trend graphics data
historic MLS
property profile
Cloud CMA (zestimate difference; ratio over list)
CMA summary (portrait)
KW is now #1 RE Company in the World
Clarus market matrix
anything over 4 months inventory is still a seller's market
Follow market with pricing
Market peaks in May, dips in July, August will tell kind of market: historically rebounds
coasting or declining
Jan-May strong market (provide value to sellers, prep them), 6 years history study
Use RPR for anywhere in US.
Cloud CMA is accurate
10-12 comps
150 sq feet +_
1841: 1741-1941
as many solds
market price as of today based on this data.
assumptive close: we redo data & set fair list price.
other agents buy listings by quoting sky high price.
coach/ facilitator approach.
Join.me free webinar
no body markets better than us, absolute best therefore max exposure, best shot possible, price is only factor
correctly priced 2 weekends of OHs then need to lower price.
realscout idx on website
disclosures.io Bay East member benefit
courtesey headsup to seller
strategies fluctuate based on market
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