Home Buying in Overland Park>Question Details

Shoshanna, Both Buyer and Seller in Medford, OR

Thanks for the helpful answers. My home is at 6907 Beverly St. in Overland Park.

Asked by Shoshanna, Medford, OR Sun Jul 27, 2008

My home is on a slab all brand new replacement windows as well as new paint inside and out. Kitchen and appliances are redone. Approx. 850 square feet of living space. Crawl space above garage. Perhaps with this info an asking price estimate can be estimated?

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Hi Shoshanna, I was very intrigued by your Ranch style home built in 1951 and the tax record along with some other interesting facts lead me to believe that you will be in the high end of this range here. I dont need to see the home to give you a fairly accurate window on the comps here. If you will trust me with some more information here >>>> http://www.davidvannoyjr.com/seller-value.asp

I will be glad to spend a little time pointing you in the right direction with no strings. Look forward to helping you soon.

P.S. It will take me about 3 hours to get back to you after I have all your info.....

Thank You,

David Van Noy Jr.
(816) 536-SOLD
1 vote Thank Flag Link Sun Jul 27, 2008
In zip code 66204, there are currently 26 Active Listings (homes for sale)
7 with contracts are accepting back up offers
5 have contracts pending
17 have sold in the last 90 days.
Prices range from $69,500 - $140,000.
To accurately narrow the range, I would need to see the home in person and do a more thorough analysis.
1 vote Thank Flag Link Sun Jul 27, 2008
Hello Shoshanna, I was wondering if you received the information that I sent you....I will be in the neighborhood on Sunday and I though it might be nice to talk about it in person if you are available. Talk to you soon....

David Van Noy Jr
(816) 536_SOLD
davidv@prukc.com
0 votes Thank Flag Link Fri Aug 15, 2008
With a sufficient number of comparables, an appraiser limits his/her interest to what has happened in the last six months. Why should we care about that? Because the financing institution is only willing to lend against the appraised value of a property. So we need to be concerned with properties of similar size, condition, and location. My current listing at 7101 Riggs is a comparable at 903 sq ft, 3 bedroom, 1 bath, crawl space, new replacement windows, new bath tile, vanity, toilet, new kitchen cabinets, counters, faucet, new HVAC, new HWH, and fresh interior paint. This one has gone under verbal contract today after 110 DOM days on market, currently priced at $133,000 (OLP original list price $139,450). Looking at zip 66204, the following properties are currently "active" and would be your competition:

7000 Beverly, 864 sq ft, 2 bd, 1 ba, crawl, OLP $133,500, now $127,950, after 26 DOM.
7015 Lamar, 768 SF, 2 bd, 1 ba, crawl, OLP $132,000, now $128,500, after 104 DOM.
7010 Walmer, 864 SF, 2 bd, 1 ba, crawl, OLP $139,950, now $129,950, after 135 DOM.
7101 Riggs, 903 SF, 3 bd, 1 ba, crawl, OLP $139,450, now $133,000, after 110 DOM.
7227 Dearborn, 912 SF, 3 bd, 1 ba, crawl, OLP $139,500, now $133,950, after 24 DOM.
5800 W 70th Tr, 912 SF, 3 bd, 1 ba, crawl, $136,000 unchanged, after 16 DOM.

7038 Horton, 768 SF, 3 bd, 1 ba, crawl, $132,000 unchanged, after 49 DOM is under contract and showing for back-up.

Disregarding 2 repossessions sold in this time period, we can look at five comparables sold.
7817 W 64 Tr, 768 SF, 2 bd, 1 ba, crawl, OLP $133,000, Sold $120,000, after 122 DOM.
7215 Craig, 925 SF, 2 bd, 1 ba, slab, OLP $129,950, Sold $129,000, after 4 DOM.
7423 Reeds Ln, 888 SF, 3 bd, 1 ba, crawl, OLP $139,500, Sold $139,235, after 53 DOM.
7236 Maple, 984 SF, 2 bd, 1 ba, crawl, Sold at List Price of $139,500, after 4 DOM.
5712 W 74th Tr, 888 SF, 3 bd, 1 ba, crawl, OLP $147,500, Sold $134,400, after 69 DOM.
Comps have an average per square foot value of $150.

My opinion is that your listing price should be between $129,000-$131,500 and expect a sales price between $127,500-$130,000 with a marketing time between 45-90 days.

Best regards,
Nan Gerike
Sr Sales Executive
Reece & Nichols
ABR, GRI, WHS
913-522-6530
0 votes Thank Flag Link Mon Jul 28, 2008
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