Most agents will provide their clients with a CMA-Comparable Market Analysis which is generally comprised of pulling 3 recent solds, 3 actives and 3 under contracts. While this can help the agent give their clients the best advice, there are some immediate flaws with this approach:
1. The “Solds” are not detailed out with condition vs condition analysis
2. The “Under Contracts” are nice to see, but only offer us insight into their “listing price” and not the price that the seller and buyer have agreed upon.
3. The “Actives” combine the challenges of the Solds–lack of condition comparison and the lack of information in what a buyer might be will eventually play, found in the Under Contracts scenario.
To help my clients get a better idea of how much their home is worth, there are 2 better choices. You can hire a professional appraiser to not only give us a current market best evaluation, but this effort also provides the client with documentation to work with and present to buyers and their agents. When this is done, in tandem with a pre-inspection review, we can feature the home for sale as a Certified Home much like buying a Certified Pre-Owned vehicle at a car dealership.
When the client would rather not invest the $350-$600 an appraisal might cost, then I am usually called in to perform an ADVANCED CMA. This analysis (which can only be performed after being trained by Otteau Valuation Group–NJ’s largest appraisal company) covers as many as 100 data points and makes adjustments for conditions of rooms, size of rooms, locations, site, oil vs gas and more. While it kind of looks like an appraisal, it is NOT one.
I can tell you that the last six of my listings that I sold this year had pretty good results:
ACMA Sold Price
This is what a ACMA would look like:
If you have any questions about Advanced CMA’s or would like to have one performed without any obligation, feel free to contact me: Mark Slade at 917-797-5059
Selling a Maplewood/South Orange/Millburn/Short Hills area home involves many steps and having an experienced Maplewood New Jersey Real Estate Agent and Realtor®, specializing in the Bedroom Communities of New York City in Essex/Union County— Millburn, Short Hills, Montclair, West Orange, South Orange, Livingston, Maplewood, Springfield, Summit, Madison, Chatham, Scotch Plains, Fanwood, Cranford and Westfield–by your side will make the transaction run a lot smoother. I would love to be your Maplewood/South Orange New Jersey Area Real Estate Professional! I assist both buyers and sellers in the Bedroom Communities of New York City, mostly served by NJ Transit’s Mid-Town Direct Train Lines, offering commutes of 45minute or less to NY Penn Station, with either the purchase and or sale of residential real estate.
As an Accredited Buyer’s Agent (ABR), I have received special training to guide and educate you through the entire home buying process. From start to finish, I listen to your needs and desires in what you would like and take the information you give me to find you home. My GO-TO team can provide you the best in Real Estate advice with regard to attorney choices, Home Inspectors and Mortgage Loan Officers
As your Maplewood/South Orange/Millburn/Short Hills/Essex/Union County New Jersey listing agent I am well versed on as your local expert in all things in the Maplewood and South Orange area Real Estate Market. You can expect personalized service that includes a detailed consultation on how to best position your Mid-Town Direct home to be competitive in today’s market with training to provide my clients with an in-depth Advanced Comparative Market analysis, and advice on staging. As my office’s technology officer as well as both a Zillow Platinum Premier and Trulia Premier agent, I use the latest and most up-to-date marketing methods to get your home in front of as many buyers as possible. Being your New Jersey Real Estate Agent and Realtor ® not only involves just finding the home or selling the home, but being your guide, negotiator, advisor and advocate and making sure that your needs and goals are met. Being your New Jersey Essex/Union County area Realtor® (with a little bit of Morris County thrown in for good measure) is one of my truest passions, and “Helping You Find Your Dream Home” is my number one priority.
There are currently no listings in Millburn Township,Maplewood Township,South Orange Village Township but please check out these great listings: