Comparative market analysis and property advisory
Valuation and advisory
A written comparative market analysis on any address in our sixteen neighborhoods. Two days, no cost, no obligation to list.
People ask us what their house is worth for reasons that have nothing to do with selling: a refinance, an estate, a divorce, a trust, a decision about whether to extend or move. We do the analysis the same way regardless, and we would rather do fifty of these for people who never list than pretend an automated estimate is an answer.
Process
How it runs
- 01
The walk
Forty-five minutes in the house. Condition, systems, what has been done and when, what was permitted. Photographs for our own file, not for marketing.
- 02
The comparables
Closed sales in the last six months, adjusted for size, lot, condition and location. For architect-designed houses we go wider and further back, because the relevant comparable may be a mile away and eight months old.
- 03
The write-up
A range, not a number, with the reasoning and every comparable we used. Plus the two or three things that would move the top of the range, and what each would cost.
- 04
The conversation
An hour, on the phone or in person, to argue with it. That is the useful part.
Included
What you get
- On-site inspection and photographs
- Full comparable set with adjustments shown
- A price range with reasoning, not a single number
- Improvement recommendations with cost and expected return
- Net-proceeds estimate at three price points
- No listing agreement, no obligation
Questions
Asked and answered
An automated valuation model is a regression on public records: square footage, bed and bath count, lot size, recent nearby sales. It has no way to see condition, finish level, view, orientation, or the fact that a house is an intact 1955 Wolff. On ordinary stock it is roughly right. On the houses we sell it is routinely out by fifteen per cent in either direction.
No. An appraisal is performed by a licensed appraiser to a defined standard, usually for a lender, and it carries legal weight. A comparative market analysis is a broker’s opinion of market value. It is more current and more market-aware; it is not a substitute where an appraisal is required.
No, and there is no obligation attached. We do a lot of these. Some of them turn into listings a year or three later and most of them never do.
We would rather refer you to someone who works that market properly. A valuation is only as good as the analyst’s feel for the comparables, and ours does not extend everywhere.
Next step
Tell us what you are looking for.
A first conversation is 30 minutes, costs nothing, and ends with a written view of what your budget actually buys in each neighborhood you are considering.