Jon and Margie | 127-129 Withington Road Listing Presentation

Comparative Market Analysis

Map of Comparable Listings

Jon Ufland

Gibson Sotheby's

Summary of Comparable Properties

S SOLD LISTINGS

P PENDING LISTINGS

A ACTIVE LISTINGS

Listings

Jon Ufland

Sotheby's

Gibson

International Realty

122-124 Cabot St

$1,365,000 5 Beds 3.0/0 Baths 2,760 Sq. Ft. ($495 / sqft)

CLOSED 11/9/23

Details

Prop Type: Multi Family

County: Middlesex

Area: Newtonville

Full baths: 3.0

Acres: 0.16

Features

Appliances: Unit 1(Range, Dishwasher, Disposal, Refrigerator), Unit 2(Range, Dishwasher, Disposal, Refrigerator, Washer, Dryer), Utility Connections for Gas Range

Basement: Full

Stories Total: 3

Building Area Units: Square Feet

Lot Size (sqft): 7,128

List date: 9/6/23

Sold date: 11/9/23

Off-market date: 10/4/23

Year Built 1920 Days on market: 28

Updated: Nov 12, 2023 1:06 PM

List Price: $1,385,000

Orig list price: $1,385,000 Taxes: $11,454

High: North

Middle: Bigelow

Elementary: Cabot

Community Features: Public Transportation, Shopping, Tennis Court(s), Park, Walk/ Jog Trails, Golf, Medical Facility, Highway Access, House of Worship, Private School, Public School, TStation, University

Construction Materials: Frame

Current Financing: Cash Disclosures: older windows some missing rope pulls, sump pump in the basement

Electric: Circuit Breakers

Exclusions: Lilac Bush

Exterior Features: PorchEnclosed

Fireplace Features: Unit 1(Fireplace - Wood burning), Unit 2(Fireplace - Wood burning)

Fireplaces Total: 2

Flooring: Hardwood, Unit 1(undefined), Unit 2(Hardwood Floors)

Foundation Details: Concrete Perimeter

Interior Features: Unit 1(Bathroom With Tub & Shower), Unit 2(Bathroom With Tub & Shower), Unit 1

Rooms(Living Room, Dining Room, Kitchen, Office/Den, Sunroom), Unit 2

Rooms(Living Room, Dining Room, Kitchen, Sunroom)

Lot Features: Level

Number Of Units Total: 2

Parking Features: Paved Drive

Parking Total: 5.0

Patio And Porch Features:

Enclosed

Road Frontage Type: Public

Remarks

Roof: Shingle

Rooms Total: 12

Sewer: Public Sewer

Utilities: for Gas Range

Water Source: Public

Window Features: Storm Window(s)

Wonderful Newtonville location, this handsome two-family residence is blocks from Cabot School & Edmonds Park & within easy proximity to Newton North & Bigelow Middle Schools, commuter rail station, bus lines & restaurants. Welldesigned, each unit offers flexible space for both everyday living & entertainment. The first floor unit includes 2 generous bedrooms, a full bathroom, a study/den, large living room with fireplace, lovely dining room withbuilt-in china cabinet, & kitchen with access to a 3 season porch. The second unit offers 3 good-sized bedrooms & 2 full bathrooms, including a primary bedroom with sitting area, en suite bathroom & fireplace, open kitchen & dining room with access to a 3 season porch, & in-unit laundry.A lower level with an abundance of storage, a lovely yard, & plenty of parking complete this special offering. Updates include 2022 exterior painted, 2020 new electrical panels, 2014 unit 2 furnace, 2011 roof. Excellent opportunity for investors & end-users.

Courtesy of Hammond Residential Real Estate Information is deemed reliable but not guaranteed.

Jon Ufland

Gibson Sotheby's International Realty

Jon Ufland

Gibson Sotheby's International Realty

$1,444,000 5 Beds 2.0/0 Baths 2,712 Sq. Ft. ($532 / sqft)

CLOSED 5/26/23

Details

Prop Type: 2 Family - 2 Units

Up/Down

County: Middlesex

Area: Newtonville

Full baths: 2.0

Acres: 0.17

Features

Appliances: Unit 1(Range, Dishwasher, Disposal, Microwave, Refrigerator, Washer, Dryer), Unit 2(Range, Dishwasher, Disposal, Microwave, Refrigerator, Washer, Dryer), Gas Water Heater, Utility Connections for Gas Range

Basement: Full, Unfinished

Stories Total: 3

Building Area Units: Square Feet

Lot Size (sqft): 7,550

Garages: 2

List date: 3/29/23

Sold date: 5/26/23

Off-market date: 4/11/23

Year Built 1910 Days on market: 14

Updated: May 26, 2023 5:06 PM

List Price: $1,440,000

Orig list price: $1,440,000

Taxes: $12,077

High: Newton North

Middle: Day

Elementary: Cabot

Community Features: Public Transportation, Shopping, Pool, Park, Walk/Jog Trails, Medical Facility, Bike Path, Conservation Area, Highway Access, House of Worship, Public School, T-Station

Construction Materials: Frame

Covered Spaces: 2.0

Current Financing: Conv Fixed

Disclosures: Both units are fully deleaded, and certificates are available. The 1st-floor unit is rented till end of the June. Please see the agent for more details. Extra rooms like offices can be used as bedrooms have closets and heat. Roof 2019, Kitchen and baths 2013, 200amp update 2013.

Electric: 200+ Amp Service Fencing: Fenced/Enclosed, Fenced

Fireplace Features: Unit 1(Fireplace - Wood burning), Unit 2(Fireplace - Wood burning)

Fireplaces Total: 2

Flooring: Hardwood, Unit 1(undefined), Unit 2(Wood Flooring)

Foundation Details: Concrete Perimeter

Heating: Unit 1(Steam, Oil, Gas), Unit 2(Steam, Oil, Gas)

Interior Features: Other (See Remarks), Unit 1(Ceiling Fans, Pantry, Lead Certification Available, Upgraded Countertops, Bathroom With Tub & Shower), Unit 2(Ceiling Fans, Upgraded Cabinets, Upgraded Countertops, Bathroom With Tub & Shower), Unit 1

Rooms(Living Room, Dining Room, Kitchen, Office/Den, Sunroom), Unit 2

Rooms(Living Room, Dining Room, Kitchen, Office/Den, Sunroom)

Laundry Features: Unit 1

Laundry Room

Lot Features: Gentle Sloping, Level

Number Of Units Total: 2

Parking Features: Paved Drive, Off Street

Parking Total: 3.0

Patio And Porch Features: Porch, Enclosed, DeckComposite

Road Frontage Type: Public

Roof: Shingle

Rooms Total: 13

Sewer: Public Sewer

Utilities: for Gas Range

Water Source: Public

Remarks

Great opportunity for Investors, End users, and Contractors. The highly desirable Newtonville location can't get better than this, within 3 mins of Newton North, Day Middle. Commuter Rail, Buses, Restaurants, Grocery, and a minute away from Cabot School, Cabot fields, and Edmonds Park, yet sited on a serene tree-lined side street. This classic two-family has unlimited potential, whether you use them as investors or reside in one and use the other unit as a support income or convert them into two condos and sell separately. Each unit features a similar expansive layout with the potential to add more sq. ft. Main floor unit has an updated kitchen, bathroom, living room, dining room, two bedrooms, office/bedroom, and a huge sunroom. 2nd unit consists updated kitchen with skylight, bathroom, three bedrooms, office/bedroom, and oversized sunroom with southern exposure. A beautiful yard and a two-car garage with 3 more off-street parking makes this a complete package. Don't miss this!

Courtesy of Coldwell Banker Realty - Newton Information is deemed reliable but not guaranteed.

Jon Ufland

Jon Ufland

Gibson Sotheby's International Realty

141-143 Langdon St Newton, MA 02458

$1,680,000 6 Beds 3.0/3.0 Baths

CLOSED 4/10/24

Details

Prop Type: 2 Family - 2 Units

Side by Side

County: Middlesex

Area: Newtonville

Full baths: 3.0

Features

Stories Total: 6

Building Area Units: Square Feet

Covered Spaces: 2.0

Current Financing: Conv. Fixed

Half baths: 3.0

Acres: 0.22

Lot Size (sqft): 9,587 Garages: 2

MLS

2,872 Sq. Ft. ($585 / sqft)

Year Built 1940 Days on market: 10

List date: 2/26/24

Sold date: 4/10/24

Off-market date: 3/7/24

Updated: Apr 10, 2024 4:10 PM

List Price: $1,575,000

Orig list price: $1,575,000 Taxes: $13,072

Disclosures: Leases are set to expire - June 2024 and current rents are under market value. Sq Footage and size is different by measured floor plan than public record. Driveway has an easement to pass over in order to access home located behind 141-143 Langdon.

Exclusions: Tenants Personal Items And All Furnishings.

Foundation Details: Concrete Perimeter

Gross Income: 73200.0

Lot Features: Corner Lot, Easements, Level Number Of Units Total: 2

Parking Features: Paved Drive, Shared Driveway, Off Street, Paved

Parking Total: 4.0

Road Frontage Type: Public Rooms Total: 14

Sewer: Public Sewer

Water Source: Public

Remarks

Discover the perfect blend of comfort and convenience in this side-by-side 2-family home, ideally situated in Newtonville

Jon Ufland

Gibson Sotheby's International

mere steps from Cabot School. Unit 1 boasts 3 bedrooms, 2 full and 2 half baths, a finished lower level, and a one-car garage, offering ample space for modern living. Unit 2 features 3 bedrooms, 1 full and 1 half bath, an updated white and stainless steel kitchen, a separate office space, a lofted 3rd floor bedroom, and one garage space, providing a stylish and functional layout. Set on a corner lot, on a tree-lined street close to Newton Center, this property offers a serene residential setting with easy access to amenities, public transit and the Mass Pike. Newton is constantly named a TOP TOWN to live in by Money Magazine and ranks high in scores for their public school system. New high efficiency boiler. Whether you're an investor seeking rental income or an owner-occupant looking for a multifamily home, this is an outstanding opportunity not to be missed!

Courtesy of William Raveis R.E. & Home Services Information is deemed reliable but not guaranteed.

Jon Ufland

Gibson Sotheby's International

Jon Ufland

Gibson Sotheby's International Realty

$1,399,990 4 Beds 2.0/0 Baths 2,728 Sq. Ft. ($513 / sqft)

PENDING 5/3/24

Details

Prop Type: 2 Family - 2 Units

Up/Down

County: Middlesex

Full baths: 2.0

Acres: 0.17

Features

Appliances: Other, Range, Dishwasher, Refrigerator

Basement: Full, Partially Finished, Walk-Out Access, Interior Entry

Stories Total: 3

Building Area Units: Square Feet

Community Features: Public Transportation, Shopping, Tennis Court(s), Park, Walk/ Jog Trails, Private School, Public School

Lot Size (sqft): 7,570

Garages: 2

List date: 5/2/24

Pending date: 5/3/24

Construction Materials: Frame

Cooling: Other

Covered Spaces: 2.0

Disclosures: Buyer/Buyer

Agent to confirm all information contained in this listing. Tenant in second floor unit and may be unable to show, please view virtual walkthrough. House sold As Is Where Is.

Fireplace Features: Wood Burning

Year Built 1910 Days on market: 1

Off-market date: 5/3/24

Updated: May 3, 2024 8:32 AM

List Price: $1,399,990

Orig list price: $1,399,990

Taxes: $11,531

Fireplaces Total: 2

Flooring: Carpet, Hardwood

Foundation Details: Concrete Perimeter

Frontage Length: 125.00

Gross Income: 30000.0

Heating: Other, Steam, Natural Gas

Interior Features: Other, Living Room, Kitchen, Family Room

Lot Features: Gentle Sloping Number Of Units Total: 2

Parking Features: Paved Drive, Off Street, Paved

Parking Total: 3.0

Patio And Porch Features: Deck - Wood

Road Frontage Type: Public Roof: Shingle

Rooms Total: 10

Sewer: Public Sewer

Water Source: Public

Window Features: Storm Window(s)

Remarks

Spectacular Opportunity! Situated directly across the street from Cabot Park sits this spacious Newtonville Two Family Colonial. First time offered in almost 50 years! Two identical units top and bottom provide endless possibilities. Each Unit boasts 2 bedrooms with eat in kitchen, family room and fireplaced formal room perfect for entertaining. Large common deck out back for your seasonal gatherings and dedicated laundry make this configuration highly desirable. 2 bay carport out back as well! Showings to begin today, 5/2/24. Any and all Offers due by Tuesday 5/7/24 @ 3pm. Seller reserves the right to accept an Offer prior to deadline.

Courtesy of Mattson Properties, LLC

Information is deemed reliable but not guaranteed.

Jon Ufland

Gibson Sotheby's International Realty

Jon Ufland

Gibson Sotheby's International Realty

23-25 Bridges Avennue

MLS #73232866

$1,399,000 6 Beds 2.0/0 Baths 2,262 Sq. Ft. ($618 / sqft)

ACTIVE 5/3/24 Year Built 1900 Days on market: 8

Details

Prop Type: 2 Family - 2 Units Up/Down

County: Middlesex

Full baths: 2.0

Acres: 0.12

Features

Appliances: Range, Dishwasher, Disposal, Refrigerator

Stories Total: 3

Building Area Units: Square Feet

Community Features: Public Transportation, Shopping, Highway Access, Public School, T-Station, University

Lot Size (sqft): 5,264

List date: 5/3/24

Updated: May 11, 2024 3:05 AM

List Price: $1,399,000

Orig list price: $1,499,000

Taxes: $8,668

High: Newton North Middle: Bigelow/Day

Elementary: Cabot

Construction Materials: Frame

Disclosures: Agent is related to sellers.

Electric: Circuit Breakers

Flooring: Hardwood

Foundation Details: Stone

Heating: Hot Water, Natural Gas

Interior Features: Bathroom With Tub & Shower, Living Room, Dining Room, Kitchen, Laundry Room

Laundry Features: Washer & Dryer Hookup

Number Of Units Total: 2

Parking Features: Paved Drive, Off Street

Parking Total: 4.0

Road Frontage Type: Public

Roof: Shingle

Rooms Total: 12

Sewer: Public Sewer

Water Source: Public

Remarks

Welcome to 23-25 Bridges Avenue in the heart of Newtonville! This meticulously maintained property offers two units with

Jon Ufland Gibson Sotheby's

separate entries, outdoor space and laundry! The first floor unit is renovated throughout. The kitchen has new appliances, breakfast nook, three bedrooms, bath, living room, dining room, hardwood floors and porch. The second floor unit also offers three bedrooms, one bathroom, living room, dining room, kitchen, hardwood floors and porch. The property is located directly across from Cabot Elementary and Cabot Park. The opportunities are endlessowner occupied, generational two-family, an investment property or condo conversion! Near coffee shops, restaurants, schools, parks, public transportation and highways. Do not miss this opportunity to own a multi-family in vibrant Newtonville!

Courtesy of Compass Information is deemed reliable but not guaranteed.

Jon Ufland

Gibson Sotheby's International Realty

$1,399,000

Jon Ufland

Gibson Sotheby's International Realty

St

$1,403,000 6 Beds 4.0/2.0 Baths 3,007 Sq. Ft. ($467 / sqft)

CLOSED 4/19/24

Details

Prop Type: 2 Family - 2 Units

Side by Side

County: Middlesex

Area: Newton Corner

Full baths: 4.0

Half baths: 2.0

Features

Appliances: Range, Oven, Dishwasher, Microwave, Refrigerator, Freezer, Washer, Dryer, Disposal

Basement: Bulkhead, Unfinished

Stories Total: 6

Building Area Units: Square Feet

Acres: 0.12

Lot Size (sqft): 5,386

List date: 3/5/24

Sold date: 4/19/24

Off-market date: 3/21/24

Year Built 1890 Days on market: 16

Updated: Apr 20, 2024 3:46 PM

List Price: $1,300,000

Orig list price: $1,300,000

Taxes: $9,927

High: Newton North

Middle: Bigelow Elementary: Underwood

Ufland

Community Features: Public Transportation, Park, Walk/ Jog Trails, Private School, Public School

Cooling: Central Air

Current Financing: Conv Fixed

Exterior Features: Rain Gutters

Flooring: Hardwood

Foundation Details: Concrete Perimeter

Gross Income: 36000.0

Heating: Forced Air, Natural Gas

Interior Features: Bathroom With Tub & Shower, Living Room, Kitchen, Office/Den

Number Of Units Total: 2

Parking Features: Paved Drive, Off Street, Tandem

Parking Total: 4.0

Patio And Porch Features: Porch

Rent Includes: Unit 2(None)

Road Frontage Type: Private Road

Road Surface Type: Paved

Roof: Shingle

Rooms Total: 10

Sewer: Public Sewer

Water Source: Public

Remarks

Welcome to 9-11 Elmwood St, a beautiful two family with triplex layouts tucked away in the highly coveted community of Newton in Newton Corner. This property boasts abundant parking, gas heating, central air, and gleaming hardwood floors that span both triplex units, mirroring each other in layout. The first floor welcomes you with a seamlessly integrated openconcept living space, featuring a kitchen with ample cabinet space. The second floor hosts two generously sized bedrooms and a well-appointed bathroom, providing comfortable and private living spaces. The third floor features the expansive master bedroom, complete with its own en suite bathroom. Plenty of storage available in the basement along with laundry machines. Conveniently located, 9-11 Elmwood St invites you to experience the best of Newton living!

Courtesy of Keller Williams Realty Information is deemed reliable but not guaranteed.

Jon Ufland

Gibson Sotheby's International Realty

9-11 Elmwood St Newton, MA 02458

Jon Ufland

Gibson Sotheby's International Realty

$1,630,000 6 Beds 3.0/0 Baths 3,590 Sq. Ft. ($454 / sqft)

CLOSED 10/26/23

Details

Prop Type: Multi Family

County: Middlesex

Full baths: 3.0

Acres: 0.15

Features

Appliances: Unit 2(Range, Wall Oven, Dishwasher, Disposal, Refrigerator, Washer, Dryer, RefrigeratorWine Storage)

Basement: Full, Interior Entry, Bulkhead, Sump Pump, Unfinished

Stories Total: 3

Building Area Units: Square Feet

Lot Size (sqft): 6,325

List date: 9/20/23

Sold date: 10/26/23

Off-market date: 9/28/23

Year Built 1918 Days on market: 8

Updated: Nov 1, 2023 2:57 PM

List Price: $1,450,000

Orig list price: $1,450,000

Taxes: $12,878

High: Newton North Middle: Bigelow

Elementary: Horace Mann

Community Features: Public Transportation, Shopping, Pool, Tennis Court(s), Park, Walk/Jog Trails, Medical Facility, Bike Path, Highway Access, House of Worship, Private School, Public School

Construction Materials: Frame

Cooling: Unit 2(Central Air)

Current Financing: Conv Fixed

Disclosures: 2007 Solar panels are owned by seller Buyer to pay approx $200 to transfer Solar Account. No representation of Sprinkler system. It hasn't been used in 5 years.

Electric: Other (See Remarks)

Exclusions: Mezuzah

Exterior Features: Porch, Patio, Gutters, Storage Shed, Sprinkler System, Fenced Yard, Garden Area, Unit 2 Balcony/Deck

Fencing: Fenced/Enclosed, Fenced

Fireplace Features: Unit 1(Fireplace - Wood burning), Unit 2(Fireplace - Wood burning)

Fireplaces Total: 2

Flooring: Unit 1(undefined), Unit 2(Hardwood Floors)

Foundation Details: Concrete Perimeter

Heating: Unit 1(Hot Water Radiators, Unit Control), Unit 2(Hot Water Baseboard, Hot Water Radiators, Active Solar)

Interior Features: Unit 1(Storage, Upgraded Cabinets, Upgraded Countertops, Bathroom With Tub & Shower), Unit 2(Ceiling Fans, Cathedral/Vaulted Ceilings, Stone/Granite/Solid Counters, Upgraded Cabinets, Upgraded Countertops, Walk-In Closet), Unit 1 Rooms(Living Room, Dining Room, Kitchen), Unit 2 Rooms(Living Room, Dining Room, Kitchen, Family Room, Office/Den)

Remarks

Laundry Features: Unit 2

Laundry Room, Unit 1(Washer Hookup, Dryer Hookup)

Lot Features: Level

Number Of Units Total: 2

Parking Features: Paved Drive, Off Street

Parking Total: 5.0

Patio And Porch Features: Porch, Patio

Road Frontage Type: Public Roof: Shingle

Rooms Total: 14

Sewer: Public Sewer

Water Source: Public

Arts and Crafts style 2-family home in Newtonville with beautiful natural woodwork columns, arches, built-in cabinets, high ceilings, fireplaces, large windows. 1st floor has 6 rooms, 3 bedrooms,1 bath, which includes living room with fireplace, dining room with bay window, eat-in-kitchen. 2nd floor unit has 9 rooms, which includes living room with fireplace, dining room with bay window, updated kitchen with large island, 6 burner range, wall oven, wine refrigerator, family room off kitchen with Cathedral ceiling and walls of windows, den/bedroom, 2 additional bedrooms. Spectacular 3rd floor primary bedroom suite and home office with tree top views, built-in office cabinetry, walk-in closet and primary bath. A/C system 2022, replacement windows, in-unit laundry, front and back porches. 16 Solar panels. Great for multi- generational buyers, investors, owner occupancy. Convenient to Newtonville Village and all it has to offer; shopping, schools, parks, restaurants, Whole Foods, Pike.

Courtesy of Hammond Residential Real Estate Information is deemed reliable but not guaranteed.

Jon Ufland

Gibson

Jon Ufland

Gibson Sotheby's International Realty

15

$1,469,000 6 Beds 4.0/0 Baths

2,824 Sq. Ft. ($520 / sqft)

CLOSED 10/6/23 Year Built 1905 Days on market: 23

Details

Prop Type: Multi Family

County: Middlesex

Full baths: 4.0

Acres: 0.15

Lot Size (sqft): 6,429

Features

Stories Total: 3

Building Area Units: Square Feet

Community Features: Public Transportation, Highway Access, University

Cooling: Central Air

Covered Spaces: 2.0

Current Financing: Cash

Garages: 2

List date: 8/22/23

Sold date: 10/6/23

Off-market date: 9/13/23

Updated: Oct 10, 2023 6:02 AM

List Price: $1,399,999

Orig list price: $1,399,999

Taxes: $13,786

High: Newton North

Middle: Bigelow

Elementary: Underwood

Exterior Features: Porch, Deck

Fireplaces Total: 2

Flooring: Wood

Foundation Details: Other

Gross Income: 42000.0

Heating: Central

Interior Features: Unit 1

Rooms(Living Room, Dining Room, Living RM/Dining RM Combo), Unit 2

Rooms(Kitchen, Living RM/ Dining RM Combo)

Laundry Features: Unit 1

Laundry Room

Number Of Units Total: 2

Parking Features: Paved Drive, Off Street

Parking Total: 2.0

Patio And Porch Features: Porch, Deck

Road Frontage Type: Public Rooms Total: 12

Sewer: Public Sewer

Water Source: Public

Remarks

Stunning, gut-renovated, two-family home in a premier Newton location with rare 2-car garage. These condo-quality units

Ufland

are located near high-end, multi-million dollar homes. Featuring luxury kitchens and finishes, each unit offers three bedrooms, two full baths, and a luxury chef's kitchen. Each unit has an open floor plan, central air, and in-unit laundry plus outdoor deck/porch at the side. The property includes a two-car garage with additional driveway parking. This is a dream opportunity to own a gorgeously renovated property with ideal layouts. The top floor unit is rented for $3500 thru Sept 2024. The first floor unit can be delivered vacant and ready for an owner-user or with a new 12 month lease. Priced for immediate sale as an ideal investment or opportunity to live in unit 1 and have the upstairs unit pay a large part of your mortgage.

Courtesy of Coldwell Banker Realty - Newton Information is deemed reliable but not guaranteed.

Jon Ufland

Gibson Sotheby's International Realty

Jon Ufland

Gibson Sotheby's International Realty

Analysis

Jon Ufland

Sotheby's International Realty

Gibson

Comparable Property Statistics

Jon Ufland

Gibson Sotheby's International Realty

Analysis of the comparable properties suggests a list price range of:

$1,599,000 - $1,699,000 $514 / sqft - $546 / sqft

Comparable Averages per Status

Disclaimer

The CMA is a side-by-side comparison of homes for sale and homes that have recently sold in the same neighborhood and price range. This information is further sorted by data fields such as single-family or condo, number of bedrooms, number of baths, postal codes, and many other factors. Its purpose is to show fair market value, based on what other buyers and sellers have determined through past sales, pending sales and homes recently put on the market.

Jon Ufland

Gibson

Sold homes were on the market for an average of 17 days before they accepted an offer. These homes sold for an average of 105.13% of list price.

Comparable homes sold for an average of $509 / sq. ft. Many factors such as location, use of space, condition, quality, and amenities determine the market value per square foot, so reviewing each comp carefully is important.

Intelligent Pricing and Timing

Pricing a home for sale is as much art as science, but there are a few truisms that never change.

• Fair market value attracts buyers, overpricing never does.

• The first two weeks of marketing are crucial.

• The market never lies, but it can change its mind.

Fair market value is what a willing buyer and a willing seller agree by contract is a fair price for the home. Values can be impacted by a wide range of reasons, but the two biggest are location and condition. Generally, fair market value can be estimated by considering the comparables - other similar homes that have sold or are currently for sale in the same area.

Sellers often view their homes as special, which tempts them to put a higher price on it, believing they can always come down later, but that's a serious mistake.

Overpricing prevents the very buyers who are eligible to buy the home from ever seeing it. Most buyers shop by price range and look for the best value in that range.

Jon Ufland

Gibson Sotheby's International

Intelligent Pricing and Timing

Your best chance of selling your home is in the first two weeks of marketing. Your home is fresh and exciting to buyers and to their agents.

With a sign in the yard, full description and photos in the local Multiple Listing Service, distribution across the Internet, open houses, broker's caravan, ads, and email blasts to your listing agent's buyers, your home will get the greatest flurry of attention and interest in the first two weeks.

If you don't get many showings or offers, you've probably overpriced your home, and it's not comparing well to the competition. Since you can't change the location, you'll have to either improve the home's condition or lower the price.

Consult with your agent and ask for feedback. Perhaps you can do a little more to spruce up your home's curb appeal, or perhaps stage the interior to better advantage.

The market can always change its mind and give your home another chance, but by then you've lost precious time and perhaps allowed a stigma to cloud your home's value.

Intelligent pricing isn't about getting the most for your home - it's about getting your home sold quickly at fair market value.

Jon Ufland

Gibson Sotheby's International Realty

Staging Your Home

When you list your home for sale, it becomes a product rather than your personal retreat. You want potential homebuyers to be able to envision themselves living in the home, which can be difficult if your family's personality is still evident. Before going on market, your agent will recommend decluttering and depersonalizing, but you may also want to bring in a professional stager to help guide you through showing your home in its most marketable light.

When done correctly, staging can not only set the right emotional tone for buyers about the home, but can also help highlight the most attractive features of the home. Staging can potentially make you money, too: 77% of listing agents said a well-staged environment increases the dollar value buyers are willing to offer, according to the National Association of Realtors Profile of Home Staging. Staging can also shorten the length of time your home is on the market, with agents reporting that their staged homes were going under contract faster than those without.

A professional stager will typically begin with an in-home consultation, where they will walk through your home with you, review the property, and provide a report with their advice for the home. The report will include advice on de-cluttering, storing items, reorganizing furniture placement, and possibly changing out paint colors in different rooms. The stager may also give tips for improving curb appeal. The most common rooms that are staged are the living room, kitchen, master bedroom, and dining room.

Depending on what your home needs, and whether you want to do the work yourself or hire it done, your stager could handle bringing in supplementary furniture and décor items, manage painting or other contractors coming to your home, and have a more hands on role in getting your home ready to go on the market. The cost of services provided will vary depending how much assistance your home will need.

Jon Ufland Gibson

Online Home Valuation Tools

Plenty of sellers have utilized automated home valuation tools online only to be shocked or surprised at the home value it estimates for them. While sellers are typically pleased when the values appear higher than they expected, many online instant valuations come in far lower

Estimating a home's market value is far from an exact science. These tools attempt to provide greater transparency in home prices to homebuyers and sellers by using data derived from public records, which contain past sale information and yearly real estate taxes. Many even have satellite views so accurate they can spot your cat laying on the front porch.

How do they do it? Home valuation sites contract with major title companies to obtain county tax roll data. All property is registered with the county for property taxing purposes. They also find ways to become members of local multiple listing services, which are either subsidiaries of real estate associations or owned by local real estate brokers. That way, they have access to listing data.

Using this tax roll data and listing data, home valuation sites apply their own algorithm to come up with an instant estimate of value for what a home could be worth. Zillow has dubbed their version of this automated valuation a "Zestimate". They disclose on their site that depending on where the home is located, their Zestimate could be off by as much as 40%.

The quality of the data available means that sometimes the results are spot on, but they can also be terribly inaccurate. And algorithms can't make adjustments to reflect whether or not a home has been updated, how well it's maintained, or esoteric values such as curb appeal and views.

For that reason, online valuations should be used only as one of many tools to estimate a home's value.

Ask your real estate professional for a comparative market analysis, or CMA. He or she can show you the most recent listings and sold comparables, accurate to within hours or a few days at most.

Jon Ufland