Prepared for Dana Whitfield
Based on 5 comparable sales within 2 miles that closed in the last 9 months. That is roughly $740,000 above what you paid in 2016.
The comparable sales agree closely, so the range is tight and defensible.
01 / Three ways to price it
Every price below is supported by the same set of recent sales. They differ in what you are optimizing for: speed, certainty, or ceiling. Here is what each one is likely to cost you and what it is likely to get you.
Priced at the lower end of what comparable homes actually sold for. This is the strategy when the timeline matters more than the last few thousand dollars: it puts you in front of every buyer searching this range and typically draws attention in about 13 days. In a market moving at this speed it can also produce competing offers, which sometimes recovers the difference anyway.
This is where the comparable sales say the property sits today, weighted toward the homes most like yours. It is the number with the most evidence behind it. Expect roughly 15 days to an accepted offer, and in a market this fast the first two weeks do most of the work.
Above what the comparable sales support, betting that condition, finish, or lot outweighs the data. It can work when the property genuinely stands apart. If it does not work, what it costs you is time: expect around 16 days, and a listing that sits collects price-reduction pressure and buyer suspicion. If we test this, we agree the review date before we start.
02 / What you would walk away with
These figures are before any remaining mortgage payoff, which is not on public record. Tell me your balance and I will give you the exact net. Everything else is estimated and finalized by the title company at closing.
| Price at the market of $1,790,000 | Amount |
|---|---|
| Sale price | $1,790,000 |
| Commission (5%) | -$89,500 |
| Title, escrow and transfer costs (1.5%) | -$26,850 |
| Estimated net proceeds | $1,673,650 |
03 / The evidence
5 sales carried the analysis, drawn from 11 nearby records. Weight is how much each one counted, based on how closely it matches this property.
| Address | Sold | Size | $/sqft | Implies | Weight |
|---|---|---|---|---|---|
| 1210 Example Avenue, San Jose 4 bd · 3 ba · built 1974 · 0.12 mi | $1,733,100 34 days ago |
2,180 | $795 | $1,780,000 | |
| 980 Sample Drive, San Jose 4 bd · 3 ba · built 1974 · 0.31 mi | $1,875,720 2 months ago |
2,310 | $812 | $1,820,000 | |
| 1203 Sample Avenue, San Jose 4 bd · 3 ba · built 1974 · 1.15 mi | $1,819,300 3 months ago |
2,260 | $805 | $1,800,000 | |
| 1655 Sample Way, San Jose 4 bd · 3 ba · built 1986 · 0.68 mi | $2,015,390 41 days ago |
2,405 | $838 | $1,880,000 | |
| 2277 Sample Terrace, San Jose 3 bd · 3 ba · built 1974 · 0.55 mi | $1,619,100 3 months ago |
2,100 | $771 | $1,730,000 |
A comparable that does not compare is worse than no comparable at all. These nearby sales were left out, and why.
| Sale | Why it was excluded |
|---|---|
| 88 Sample Avenue, San Jose | Active listing (not a closed sale) |
| 999 Sample Road, San Jose | Sold 17 months ago |
| 1500 Sample Avenue, San Jose | $1480/sqft is an outlier for this set |
| 744 Sample Court, San Jose | Not comparable enough (14% match vs the closest sale) |
| 1120 Sample Avenue, San Jose | Not comparable enough (5% match vs the closest sale) |
| 3390 Sample Avenue, San Jose | Not comparable enough (2% match vs the closest sale) |
04 / Conditions
Homes here are moving quickly, which shortens the window where a listing gets its strongest attention. The first two weeks do most of the work.
Public records cannot see a renovated kitchen, a new roof, or a view. Those are usually worth more than anything in this report, and they are the difference between the middle of this range and the top of it. Thirty minutes at the property turns this estimate into a listing price.
Each comparable sale's price per square foot is applied to this property's square footage, producing one opinion of value per sale. Those opinions are then weighted by how closely each sale actually resembles this property across size, bedrooms, bathrooms, age, distance, and how recently it sold. The headline figure is the weighted median of those opinions and the range is the weighted interquartile spread, so the width of the range reflects how much the sales genuinely disagree rather than a fixed percentage.
Sales more than 9 months old, more than 2 miles away, or with a price per square foot far outside the pattern of the rest of the set are excluded and listed above with the reason.