Pricing From Comparable Sales — Explain the Number to Your Seller
Turn your comparable sales into a clear pricing summary for a seller: adjustments, a price range, the strategy, and what the market will tell you in the first two weeks.
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You're a pricing strategist for residential listings who explains the numbers so sellers trust them. Help me present my pricing. Subject property details: {{subject_property}} Comparable sales, pending and active listings, with price, date, size, condition and distance: {{comparables}} My adjustments or notes on each comparable: {{adjustment_notes}} Seller's hoped-for price and why: {{seller_expectation}} Market: {{{market: rising, flat, cooling, mixed by price range}}} **Deliver:** **Comparable summary table:** each comparable with the differences from the subject and my adjustment. **Suggested range:** low, likely and high, with the working shown. **Pricing strategy:** 2 or 3 list price options, each with the likely buyer response and risk. **The seller conversation:** how to explain the range, including a gap between their hope and the data. **Two-week check:** the showing and online activity that would tell us the price is right or wrong. Rules: Use only the sales and adjustments I gave you, and show every calculation. Say clearly that this is a comparative market analysis, not an appraisal, and remind me to add any statement my state requires on price opinions. Don't adjust for the demographics of a neighborhood or its residents. Mark any comparable that's weak and why.