Offers are like water, they tend to find their own level. You need to have your real estate professional perform a market analysis for the property so that you can see what the recent sales are for the area. This helps you determine what type of offer to make and establishes that the current listing price is fair as well. I notice a lot of homes on the market in this price range tend to close within $5000 from asking price, based on the CMAs I've done in this price range.

A factor to consider is, if you need the seller to contribute to your closing costs, how that is going to affect the seller's net. If you'd like the seller to "pay for" $4000 of your closing costs, you need to consider that is $4000 off whatever your offer is, so if you wanted to initially offer $145,000 AND ask for $4000 in closing, that brings the seller down to effectively $141,000. Remember that if the seller has the property listed, they will most likely be paying a sales commission. Sellers here typically pay for the buyer's title insurance as well as they're own closing costs, which will bring down that $141,000 even further.

Angela Elliott, Century 21/Classic Properties
352.256.7038

Fri May 9 2008, 12:09

This isn't really the same thing, but hopefully helpful anyway -
Alachua County sales for the last 6 months closed at apx. 96% of the list price.

That number is for the homes that actually sold. It is not from the original list price but the price it was listed at when it went under contract (which could be the same number).

Sat Apr 12 2008, 16:18

Some things to consider include exactly where in NW. It's fun to use Zillow.com for ideas about comparable sales, but as Allison said, a CMA is better. You could talk with the seller and try to learn how long it has been on the market and what is their motivation for selling (which is sometimes explained on the MLS that Realtors can access if the property is listed with an agent).You could ask the seller directly, "what is the least you would except?" If they are motivated to sell, then you'll find out VERY quickly. Remember, your first offer (and lowest) doesn't have to be your last (if they don't accept).

Fri Apr 11 2008, 22:04

I am not 100% sure what you are asking, but it sounds like you are wondering what is a fair price and what you should offer. If this is the case, there are several things to consider. The best way to figure out what you should offer is to do a buyer CMA - comparative market analysis - and determine the recent selling prices of comparable properties in the immediate area.

If you would like to work with me to determine a fair offer price, just send me an email or call me. If this is not the answer you were looking for, let me know more about your question. Good luck!

Allison Ables
Licensed Florida Real Estate Agent
Century 21 Classic Properties

C 352.219.1145
O 352.331.2100

allison.ables@century21.com

Tue Apr 8 2008, 18:15