What you receive
A pricing range with reasons
Relevant comparable sales and active competition, with the important property differences explained.
A preparation recommendation
What deserves attention, what can be left alone, and which estimates or records are needed before deciding.
A comparison of selling options
An as-is listing, a preparation scenario, and a written cash offer when available.
A practical next-step list
Who needs to do what before photography, pricing, and listing.
Illustrative example · invented numbers, not a property valuation
How a three-option comparison reads
This example demonstrates the format only. It is not an actual client case, a current market report, or a forecast. The 4% selling-cost assumption is hypothetical and is not a standard or quoted commission.
| Item | Cash offer | List as-is | List after preparation |
|---|---|---|---|
| Offer / assumed sale price | $900,000 | $980,000 | $1,030,000 |
| Assumed percentage selling costs | $0 (0%) | $39,200 (4%) | $41,200 (4%) |
| Other closing costs & credits | $8,000 | $10,000 | $10,000 |
| Preparation | $0 | $3,000 | $30,000 |
| Carrying costs ($3,000/month) | $3,000 (1 month) | $6,000 (2 months) | $9,000 (3 months) |
| Calculated proceeds | $889,000 | $921,800 | $939,800 |
What this example does tell us
Under these assumptions, the preparation scenario is $18,000 above the as-is scenario after the additional work, time, and selling costs. If the prepared sale price is $20,000 lower than assumed, its proceeds fall by $19,200, which removes that advantage.
What the property review still needs to establish
Whether the two listing prices are supported by actual comparable sales; whether the work can be completed for the assumed cost; and whether the seller is comfortable with the timeline and contract uncertainty. The spreadsheet result alone cannot answer those questions.
Change the assumptions in the calculator ↗What to send to get started
Your address or neighborhood, a brief description of condition, and what you are trying to decide. If you already have estimates, property records, or a written offer, mention them. We can arrange how to review those documents after we connect.
What happens next
- I review the information in your request and contact you using your selected method.
- We clarify the property, timing, and the available information. A visit or additional records may be needed.
- I prepare the pricing and preparation comparison with its assumptions and next steps.
The review is offered at no cost and with no obligation. It is not an appraisal or a guaranteed sale result.