Unless you are trained and experienced in real estate appraisal and study real estate values on a daily basis like a professional appraiser does, it will be difficult for you to have a handle on real estate values. Your propertys current market value may have little to do with how much you paid for it, invested in it, or how much you want to sell it for. You need to know the true market value for the property.

Some people are surprised to find out that the market value of their property is more than they thought. So, investing in a professional appraisal actually allowed these people to achieve a higher sales price than they thought possible.

Others have an inflated opinion of their propertys value. An appraisal helps them realistically price their home to sell. An overpriced home will not attract buyers. Properties priced too high run the risk of being labeled as overpriced, which can have a lasting adverse effect on the marketability of the property. If the price is too high to begin with, you may scare off some potential buyers early on. The perception may be generated that your listing is a bit stale, which can result in fewer showings. Therefore, it is very important to obtain complete sales data and competent analysis so that you can price your property to sell!

Pack Appraisal Company offers two different products to meet the needs and desires of our clients when pricing a property to sell.

Utilization of our standard appraisal product will provide you with a thorough analysis of your property and its position in the current market environment. A computer generated floor plan sketch with square footage calculations will be included to maximize the value of your property while satisfying your legal obligations in representing the size of your home. (See the section which follows on Square Footage Appraisals.) A market analysis will be completed including the sales comparison approach, and when appropriate, the cost and income capitalization approaches. A value, or range of values will be provided so that you have the information to properly price your property.

For-Sale-By-Owner (FSBO)

Homes that are listed for sale by the owner, without the assistance of a real estate agent, are known as FSBOs (pronounced FIZZ-BO). Selling your home "on your own" will require a significant amount of "homework" if you're going to do it right.

It's very hard to be objective about your own home because of your emotional attachment to it. One piece of advice that is consistently given by the experts in selling your home FSBO . . . .

In order to provide sellers with all the information they need to price their properties to sell, we have created a specialized report format that goes above and beyond a typical residential appraisal. The Advanced Competitive Market Analysis (CMA) provides sellers with all of the components of a typical residential appraisal. Additionally, the Advanced CMA includes data and analysis specific to your needs to sell your property. The Advanced CMA includes:

• In-depth market analysis by an expert appraiser who considers and analyzes recent and historical sales, pending contracts, current listings, and current market conditions. A comparison of your property with current competitive listings provides a gauge of the position of your property with other properties currently on the market.
• Three different value ranges and suggested asking prices dependent on the differing motivations of the seller and the appeal characteristics of the property.

• Specific suggestions to make your home more saleable - a little maintenance & renovation can go a long way to increasing your return and shortening the marketing time.
• Analysis of Unique Characteristics of your property which may command a premium or require a discount in the marketplace.
• Computer generated floor plan sketch with Square Footage Calculations - Helps maximize the value of your property while satisfying your legal obligations in representing the size of your home.
• Complete set of descriptive maps and photographs of the subject property and all comparable sales and listings.

The Advance CMA provides you all the information you need to price your property. By being better informed, you will have fewer doubts and worries! You will be better qualified to price your home to meet your goals.

In most instances, a propertys list price has the greatest influence on the resultant marketing time and selling price. A property which is priced right sells fast! Therefore, your interests are best served by utilizing an Advanced CMA prepared by an experienced appraiser to help you establish a list price on your property.

Click Here to see a sample of an Advanced CMA!(Link to Sample Page)

The main purpose of this appraisal product is to provide you with a computer generated floor plan with square footage calculations. Additionally, a limited restricted appraisal report is included that provides a range of value for the subject property. Accurate reporting of square footage is an important element of selling your home.

The Colorado Real Estate Commission requires that the owner of a property must sign a disclosure about the dwellings size and source of the square footage. A broker listing your home for sale must disclose the square footage and source for that square footage to prospective buyers of the property. While square footage may be obtained from other sources like the county assessor, the architect, or a prior appraisal, there are risks associated with this approach. The owner and broker may not provide information on square footage from a source known to be unreliable. Owners and brokers are responsible for indications pointing to obvious mismeasurement by others. This can be a difficult position to defend when one does not have a floor plan sketch and square footage calculations to reference.

A propertys square footage can have a significant effect on its value.  Many times these sources understate the square footage of your property. As property values are directly related to the improvement size of the dwelling, understating the size of your home can have a dramatic impact on the resultant sales price.

What methodology is utilized in the square footage calculations?  Our reports utilize the nationally accepted ANSI (American National Standards Institute) standard of square footage measurement which measures the area based on the exterior wall dimensions, including all stairways and landings. Square footage calculations are also provided for accessory areas such as garages, decks, porches, patios, and storage areas. These areas can provide significant contributions to the value of a property, and accurately quantifying their size is an integral part of capturing their contribution at the time of sale. We have found that a Square Footage Appraisal oftentimes provides information which more than pays for its cost.

Click Here to see a sample of a Square Footage Appraisal!