67 Paul Revere Rd, Lexington

Market Analysis for:

Lei & Russ Hamilton

I've done a market analysis on your home at 67 Paul Revere Rd in Lexington and have prepared this document to help explain how I've arrived at a price for your home. I perform a market analysis and calculate a price taking into consideration a home’s location, size, configuration, number of bedrooms and baths, lot size and general condition. I also scrutinize the home for issues that, in my experience, will impact the price of a home making it more or less valuable. Then, I look at your current competition - the other homes that buyers in your price range will be viewing, to help determine your price.

Contents

  1. Description of Home
  2. Market Dynamics
  3. Analysis of Relevant Properties
  4. Pricing Recommendation
  5. Marketing

Description of home

Please note that these comments do not relate to marketing, but are included purely to ensure that we have captured the information and reflect the major components of your home.

The home is in a desirable area of Lexington and is located on 0.8 acres.  It was built in 1985 and has 4 bedrooms and 3 bathrooms.  It has 2036 sq ft of living area not including the unfinished basement. It does not have a garage. It has electric baseboard heat, with central air conditioning.

The majority of the home’s living area is on the first floor with a small second floor added.  As you walk up to the front door you notice the lack of garden in the front of the home.  Some mulch and small plants would make a huge difference in curb appeal if you were to sell to a buyer. About 5 stairs up to the front door and you enter into the living room. The living room has a bay window, brick faced wood burning fireplace, and is open to the stairwell area, hallway to the bedroom wing, and dining room. The dining room and kitchen have ceramic floor tiles. The kitchen has oak cabinets that would show well when painted with an off-white gloss paint. If replacing the white microwave replace it with stainless steel. The laundry is behind some bi-fold doors in the kitchen. A sliding glass door in the dining area leads out to a good size deck and expansive back yard.

As you walk along the hallway you have a renovated full family bathroom with a single sink, solid surface vanity, ceramic floor and tub/shower wall tiles.  One family bedroom has hardwood floors, another has wall to wall carpet, and the first floor master has hardwood floors. It has an attached master bathroom that is a little dated with laminate counter vanity unit, vinyl shower stall, but it is fresh and clean.

Upstairs via the carpeted stairs you have a landing area currently used as a home office that is carpeted, and a second floor master that has hardwood floors. The master bedroom has cathedral ceiling, a balcony, large master bathroom that is a little dated with double sink vanity, separate Jacuzzi, shower stall and ceramic floor tiles.

 Downstairs in the basement we have a large unfinished area with an area designed for a pot belly stove with a raised hearth.

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Market Dynamics

We have been experiencing shortages of housing inventory in Lexington over the last 5 years or so. There are always a number of buyers looking to buy in Lexington because of the strong school system, the community dynamics and vibrant downtown. People like the feeling of the downtown area, and want to stop and have a coffee, or have dinner at the many restaurants, or just watch the world go by, chatting with folks who are out and about. The Minuteman bike path and conservation areas close by pull those who desire an outdoor lifestyle while still remaining within commuting distance to Boston.

The Lexington market has seen increasing prices over the last few years given the limited inventory. The demand for homes in Lexington far outweighs the supply and each month a snapshot of available homes for sale shows the declining inventory levels.

Average prices in Lexington are well above average prices obtained in the peak of the market in 2005. Average single family home prices have been increasing steadily since 2009. The real estate market downturn that existed for the last few years is well and truly over and prices are continuing to increase each year.

Sales distribution statistics for single family homes show that the $1M-$1.5M price-range is the most active in Lexington. The next busiest price range in Lexington is the $1.5M - $2M price range. This is an indicator that new construction is having a significant impact on the average single family home prices in Lexington. The number of new construction homes being built in Lexington in 2013 was 55 homes, 70 homes in 2014, 71 homes in 2015, and 66 homes in 2016.

Before reviewing the price per sq foot charts it is important to throw in a caveat of using the average as the definitive guide. There is wide variability among agents as to what is included in the living area reported in MLS. In some instances, agents will include a finished component of the basement in the living area and this is acceptable so long as how the living area is calculated is disclosed. Others report the living area reported in public record, which never includes finished areas in the basement, but note in MLS that there is a finished basement. To this end, it is important to review each individual listing to determine the ‘true’ price per sq. ft. of above ground living area, but we also need to factor into this when a home has a finished basement.

Reviewing the price per sq. foot charts for single family homes shows us that the average price per sq. ft. in Lexington around the $1.5M - $2M price range is around $378 per sq. ft. It’s important to note that the maximum price per sq. ft. achieved varies across most price ranges, along with the minimum obtained for each price range.

When the year built before the 1980’s the average price per sq. ft. is $368.

The chart below shows that single family homes in Lexington of similar size to your home in the 2,000 square foot range, have an average price per square foot of $390 but it increases to $470 per sq. ft. when you decrease to the 1,000 square foot range. It is common across municipalities to see an increase in the price per square foot for smaller sized homes, as it reflects the minimum cost of a home in a town irrespective of the property size.

The chart below shows how many months’ supply of inventory there is in a given price range. It uses the assumption that given the same rate of sales over the prior 12 months, and considering current inventory available for sale, how many months it should take to sell the available inventory. This is referred to “Absorption” in the real estate world. 

Any price range where there is more than 7 months’ supply, we consider there to be an oversupply of inventory, also known as a ‘buyer’s market’. Anything between 4 – 6 months is considered a balanced market. Anything less than 3 months’ supply is considered a shortage of inventory on the market at this price range, also known as a ‘sellers’ market’. As can be seen, currently, absorption rates for all homes in the $1.5M - $2M price range are just over 2 month’s supply showing a shortage.

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Analysis of Relevant Properties

The following map shows the  homes that we believe to be of value in determining the price of your  home. Below the map you will find basic information  provided for each home including the price the home was  listed at, and the price the home sold at (if sold), the listing date, Days on market, Bedrooms, Bathrooms, living area size and lot size.  Noted for each home is a classification of Relevance which outlines whether we think the  property is valued Less (L), Relevant/Comparable (R) or Higher (H) than  your home. The notes for each home outlines the similarities and differences between  your home and the one being analyzed.

Your details: Living area 2036 sq ft | 4 beds | 3 baths | Lot size 0.8 acres | Built 1985

This colonial style home is smaller than your home having 1,893 sq ft of approx. living area which includes a finished lower level and a detached office whereas your home has 2,036 sq ft of living area not including the unfinished basement. It has the same number of bedrooms as your home does, both having 4 bedrooms. This home has a full bathroom less than your home, having 2.5 bathrooms whereas your home has 3 full bathrooms. It sits on a smaller 0.29 acre lot on a busy road while yours sits on a 0.80 acre lot. This home was built in 1951 while your home was built in 1985.
The main level includes the living room which has a fireplace, chair rails, crown molding and hardwood floors. The dining room has wainscoting and crown molding, and wall to wall carpet. A family room or first floor bedroom has an attached bathroom, cathedral ceiling, and wall to wall carpet. The kitchen has an informal dining area and an exterior access to the deck. It has cabinets to the ceiling, a small bar with built in wine rack, granite countertops, ceramic tile backsplash, stainless steel appliances, and hardwood floors. The master bedroom is on the upper level with 2 more family rooms and they all share a family bathroom. The finished lower level has laminate floors. It has hot water baseboard and central air conditioning.
 Like your home, it does not have a garage but has 6 off street parking. Located near Harrington ES. It was listed for $779,000 and sold for $828,000 with competition.

Relevance: Less
Given the inferior location, smaller size, smaller lot size but superior condition I believe your home will sell for more.

Your details: Living area 2036 sq ft | 4 beds | 3 baths | Lot size 0.8 acres | Built 1985

This ranch style home has almost the same size as your home having 2,000 sq ft of approx. living area which includes a finished lower level whereas your home has 2,036 sq ft of living area not including the unfinished basement. It has the same number of bedrooms as your home does, both having 4 bedrooms. This home has a full bathroom less than your home but having 2.5 bathrooms whereas your home has 3 full bathrooms. It sits on a smaller 0.18 acre lot while yours sits on a 0.80 acre lot. This home was built in 1955 while your home was built in 1985.
The main level has an open floor plan with hardwood floors. It includes the living room which has a fireplace with brick facing, and a bay window. The formal dining area also has bay windows and cathedral ceiling. The sunroom has 2 double doors and is accessible through the dining area and the kitchen. The kitchen has a breakfast bar peninsula, granite countertops, ceramic tile backsplash, and some stainless steel appliances. The 3 family bedrooms are also found in the main level and they all share a family bathroom with an enclosed shower stall. The master bedroom is on the finished lower level and it has an attached full bathroom, walk in closet and exterior access to the patio. The problem with this second master is that you have to walk through it to get to the laundry and utility closet so it has less functionality.  It has 2 separately enclosed toilets, a separate shower stall and a tub, a long vanity with granite countertop.
 Like your home, it does not have a garage but has 3 off street parking. It is located on a lushly landscaped lot overlooking acres of woodlands. It was listed for $799,000 and sold for $830,000 after competition.

Relevance: Less
Given that a lot of the sq footage of this home is in the lower level and yours is above ground, smaller lot, inferior location as yours is walking distance to the town center I believe your home will sell for more than this home.

Your details: Living area 2036 sq ft | 4 beds | 3 baths | Lot size 0.8 acres | Built 1985

This cape style home is larger than your home having 2,408 sq ft of approx. living area which includes a finished lower level whereas your home has 2,036 sq ft of living area not including the unfinished basement. It has the same number of bedrooms as your home does, both having 4 bedrooms. This home also has the same number of bathrooms, both having 3 full bathrooms. It sits on a smaller 0.17 acre lot on a busy street while yours sits on a 0.80 acre lot. This home was built in 1938 while your home was built in 1985.
The main level has an open floor plan with hardwood floors. It includes the living room which has a fireplace with white mantel and brick facing, and crown molding. It connects to the family room and the informal dining area and both have crown molding, and has an exterior access to the deck. The kitchen has a breakfast bar peninsula, granite countertops, ceramic tile backsplash, and natural colored cabinets to the ceiling, and stainless steel appliances and is more updated than your kitchen. The formal dining area has crown molding. A family bedroom is also on the main level. The master suite is on the upper level. It has a walk in closet and an attached master bathroom with double vanity sink. On the same level are 2 more family bedrooms, a shared family bathroom and a sitting room with a cathedral ceiling. The finished lower level serves as a recreation and exercise area. It has gas heating and central airconditioning.
 Like your home, it does not have a garage but has 3 off street parking. Located near Harrington ES. It was listed for $799,999 and was sold for $852,000 with competition.

Relevance: Relevant
Given the larger size of this home along with the kitchen being superior in condition, versus the home being smaller and on a busy street and the bathrooms being in similar condition to your home I believe the positives counteract the negatives to make this home relevant to yours.

Your details: Living area 2036 sq ft | 4 beds | 3 baths | Lot size 0.8 acres | Built 1985

This contemporary, Mid-Century modern style home is larger than your home having 2,192 sq ft of all above ground approx. living area whereas your home has 2,036 sq ft of living area not including the unfinished basement. It has the same number of bedrooms as your home does, both having 4 bedrooms. This home also has the same number of bathrooms, both having 3 full bathrooms. It sits on a smaller 0.69 acre lot while yours sits on a 0.80 acre lot. This home was built in 1956 while your home was built in 1985.
The main level has an open floor plan with beamed ceiling and laminate floors. It includes the living room which has a fireplace with brick facing to the ceiling, and large floor to ceiling windows. The kitchen has a breakfast bar island where the stove is located, granite countertops, modern stainless steel appliances, and stylish cabinets and is quite lovely and modern. Also on the main level are the formal dining area and the family room which has an exterior access to the deck. The master suite is on the upper level which has a cathedral ceiling, a walk in closet, large windows to the ceiling, and an attached bathroom with skylight. This level also includes 3 more family bedrooms that share a bathroom with skylight. The upper level has mostly wall to wall carpet. It has central heat, hot water baseboard, radiant, oil heating and window and wall AC.
 Like your home, it does not have a garage but has 6 off street parking. It is located near conservation land and forests. It was listed for $849,000 and sold for $855,000 after 6 days on the market.

Relevance: Relevant, but smidge higher
Given the larger size, similar lot size but slightly inferior location versus the superior condition of the kitchen along with a superior layout and not electric heat I believe that this home is relevant to your home but may sell a smidge higher because of the elevated demand for midcentury modern homes.

Your details: Living area 2036 sq ft | 4 beds | 3 baths | Lot size 0.8 acres | Built 1985

This cape style home has almost the same size as your home having 2,083 sq ft of all above ground approx. living area whereas your home has 2,036 sq ft of living area not including the unfinished basement. It has the same number of bedrooms as your home does, both having 4 bedrooms. This home has 2.5 bathrooms whereas your home has 3 full bathrooms. It sits on a smaller 0.56 acre lot while yours sits on a 0.80 acre lot. This home was built in 1945 while your home was built in 1985.
Entry to the main level from the porch leads to the family room which has a bay window and wall to wall carpet flooring. The living room has an open floor plan to the formal dining area. It has a fireplace with white mantel, hardwood flooring and crown molding. The kitchen has a breakfast bar peninsula with a second prep sink, granite countertops, ceramic tile backsplash, stylish white cabinets, modern inlay appliances, skylight, and ceramic tile floors. It is connected to the mudroom which has exterior access to the deck and access to the sunroom. The master bedroom is also on this level which has hardwood floors, and an attached bathroom. The master bedroom has a separately enclosed toilet and bath. There are 3 family bedrooms on the upper level and they share a family bathroom although the functionality of the layout is compromised with 1 bedroom having to access the bathroom via another bedroom. It has forced air, gas heating and central air conditioning.
 Like your home, it does not have a garage but has 6 paved off street parking. It is located less than a mile from your home. It was listed for $895,000, went under contingency 2x before it sold for $865,000 after 25 days on the market.

Relevance: Relevant
Given the similar living area and similar lot size but having a superior condition kitchen but having less functionality for one of the bedrooms upstairs versus your electric heat I believe this home would be considered relevant by the buyers.

Your details: Living area 2036 sq ft | 4 beds | 3 baths | Lot size 0.8 acres | Built 1985

This colonial style home is larger than your home having 2,361 sq ft of approx. living area which includes a finished lower level whereas your home has 2,036 sq ft of living area not including the unfinished basement. It has the same number of bedrooms as your home does, both having 4 bedrooms. This home also has the same number of bathrooms, both having 3 full bathrooms.  It sits on a smaller 0.31 acre lot while yours sits on a 0.80 acre lot. This home was built in 1951 while your home was built in 1985.
The main level has mostly hardwood floors. From the foyer, the living room is immediately accessible and it has a fireplace with brick facing and natural wood colored mantel. The formal dining room is on the right from the foyer and it has wainscoting and a china cabinet. The den has picture window and is overlooking the deck. The family room has a bay window overlooking another deck and it has an open floor plan to the informal dining area and the kitchen. The kitchen has natural wood colored cabinets to the ceiling, white ceramic tile backsplash, ceramic tile flooring, stainless steel appliances, and granite countertops. The master bedroom is on the upper level and it has an attached bathroom with 2 ceramic sinks. There are 2 more family bedrooms on this level but they share the master bathroom on this level. The lower level serves as a recreation room. It also has an office and a wine cellar.
 Like your home, it does not have a garage but has 6 paved off street parking. It is located near Lincoln Fields, Hayden, and the town center.  It was initially listed for $999,000 but price changed a couple of time before it was sold for $901,000 after being on the market for 57 days.

Relevance: Relevant but higher.
Given the larger size of this home, superior kitchen condition and bathrooms versus the smaller lot and busier street I believe this home is relevant to your home but it will sell higher than yours. They could have gotten more money for the home if they hadn't overpriced it to begin with though.

Your details: Living area 2036 sq ft | 4 beds | 3 baths | Lot size 0.8 acres | Built 1985

This home was our listing. This colonial style home has almost the same size as your home having 2,032 sq ft of approx. living area including a finished lower level whereas your home has 2,036 sq ft of living area but not including the unfinished basement. It has the same number of bedrooms as your home does, both having 4 bedrooms. This home has a half bathroom less than your home having 2.5 bathrooms whereas your home has 3 full bathrooms. It sits on a smaller 0.17 acre lot while yours sits on a 0.80 acre lot. This home was built in 1930 while your home was built in 1985.
 The main level includes the kitchen that was recently renovated in 2015. It has gorgeous Quartz counter, stylish white cabinetry, tile backsplash, new stainless steel appliances, a breakfast bar island, crown molding and hardwood flooring. It has an open floor plan with wainscoting and crown molding that transition seamlessly into the living room. The formal dining room is beautiful with hardwood floors, crown molding, and wood-burning fireplace with white mantel and brick face and is also open to the sunroom. A huge mudroom off the kitchen with a large picture window and spacious double closet leads out to the deck and patio. The master suite is located on the second level that has hardwood floors, walk in closet and stunning full bath with a double sink granite vanity and a beautifully tiled walk in shower stall. On the same level are 3 more light-filled bedrooms that share a bathroom. This family bathroom includes a tub and shower, granite countertop, and ceramic tile floor. A spacious family room is in the walk out lower level. This home has mostly hardwood flooring throughout except for the family room in the basement with wall to wall carpet. This home has steam, gas heating and central air conditioning. The home was simply stunning.
 Like your home, it does not have a garage but has 5 off street parking. It is located near Arlington Reservoir and Whipple Hill conservation area. It was listed for $819,000 and sold for $950,000 with 12 competing offers and sold with no inspection or mortgage contingency.

Relevance: Higher
Given the superior condition of the home, along with gas fueled heat versus your larger lot size, but electric heat I believe this home will sell for more than your home.

Your details: Living area 2036 sq ft | 4 beds | 3 baths | Lot size 0.8 acres | Built 1985

This colonial garrison style home is larger than your home having 2,572 sq ft of approx. living area including a finished lower level whereas your home has 2,036 sq ft of living area but not including the unfinished basement. It has the same number of bedrooms as your home does, both having 4 bedrooms. This home has  2.5 bathrooms whereas your home has 3 full bathrooms. It sits on a smaller 0.39 acre lot while yours sits on a 0.80 acre lot. This home was built in 1969 while your home was built in 1985.
The main level includes a cook’s kitchen with a breakfast bar peninsula. The kitchen has ceramic tile backsplash, some stainless steel appliances and wood cabinets. It has an open floor plan that is open to the dining room that overlooks the family room which is a few steps down. The family room has a floor to ceiling, brick lined fireplace, skylights and a glass sliding door. This leads to the deck overlooking the patio and backyard. The living room has a fireplace and a picture window that allows natural light. The master bedroom is located on the second level with an attached bathroom with shower stall and granite countertop. On the same level are 2 more bedrooms that share a family bathroom. The 4th bedroom has a semi-cathedral ceiling with skylight, wall to wall carpets, and is located on the 3rd level. A bonus room with a brick-lined fireplace, wall to wall carpet, and a small office is located in the finished lower level.  This home has mostly hardwood flooring throughout except for bedroom on the third level and lower level with wall to wall carpets. This home has hot water baseboard, gas heating and wall AC.
 Like your home, it does not have a garage but has 4 off street parking. It was listed for $936,500 and sold for $955,000 after competing offers.

Relevance: Higher
Given its larger living area, superior condition, superior heating versus the smaller lot size I believe it will sell for more than your home.

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Pricing Recommendation

My analysis of the relevant homes outlined above suggests a final market value for your home of $860,000-$900,000.  

Given the current market dynamics in Lexington, I would suggest listing your home at the lower end of this price range to attract more interest and potentially multiple offers.  If the market deems your home to be worth more than the list price, then the price will be pushed over the market value of your home, and sometimes well over when we get multiple offers. You can see many examples above that came on the market for a lot less, and competition pushed them up to the price they sold for. The challenge in estimating a price for a home is ‘would this home have sold for this price if they had priced it higher?’ or was competition the driving factor that got to this price.  Experience tells me that competition is why they sold for what they did, so we have to be careful with pricing. A couple of good examples of competition pushing a price higher than market value is our listing at 1 Oakland St which came on the market for $1,199,000 and sold for $1,350,000, and our listing at 20 Clarke St which came on the market for $1,249,000 and sold for $1,420,000, and the home at 46 Meriam Street which came on the market for $1,589,000 and sold for $1,600,000. 

When homes are overpriced they end up sitting on the market and ultimately selling for less than market value, whereas homes priced realistically can often sell for well over market value. Competition is what will get us the highest sales price. As we see time and time again, if the buyers consider the market value of your home to be realistic in relation to the asking price, then competition will push the price up higher and often over the market value of the home. The challenge with overpricing is that the buyers are very educated – they go week after week to see homes in their price range so they KNOW what the prices are and what ‘feels’ right.

I have to stress that these are recommendations.  If you decided to sell your home, then we would bring your home on the market at whatever price you deem to be appropriate.  

Buyer or Builder

As part of our Buyer or Builder initiative we have asked a builder to review your lot to propose a tear down value for your home.  

The builder who walked your land on Saturday has given a range of $700K - $750K for your home.

If you would like me to get some other builders to come by to check out your land and provide actual offers then let me know.

If selling to buyers, determining the right price all depends on your motivation and your risk tolerance level. We know that homes that are priced at the 'strike price' will sell quicker and may generate more than one offer.  I’m an excellent negotiator and know how to push a price up if we have the market activity. I also know that some sellers want to put their home on for a higher price than I might recommend, which I’m willing to do, so long as it is understood that putting the home on for more than the majority of buyers perceive its value, could mean that your home will have a much longer market time and sell for less than it should have had it been priced properly out of the gate.

I DO NOT DETERMINE THE PRICE - the market dictates the value - what a buyer is willing to pay. My job is to make sure that you have the best market exposure and that your home is positioned well in the market.   I do not believe in projecting more money than I think your home will sell for just to get your business.

My team and I know how to stage and market your home, and I understand its value, but I can only sell it for what the market or a buyer will pay. I strongly believe that a home should be priced compared to the current competition, not just on what has sold in the last six months.  At the end of the day, you will be competing for the buyers looking for a home like yours and in the same price range. You can do far more 'damage' to the resultant price we get for your home if we overprice. The prospective serious buyers will see your home within the first weekend of your home coming on the market, and they will have seen everything else in this price range.  In other words, the serious buyer knows what is priced well.  If they don't see value in your home at its listing price and are not motivated to make an offer, then they will move on and keep looking.  In times of increasing prices, it is often hard to predict what a home will sell for, but be assured that even if we price your home lower than what market value is currently, market dynamics will bring the price of the home up to where it should be.  Prospective buyers should walk in thinking the price 'feels right' and are motivated to make an offer in the short term, rather than letting several months’ pass.

It is important to stress the value of marketing your home to capture the highest price.  In times of low inventory, we know your home will sell by doing the bare minimum to market it, BUT that is not going to get you the maximum price for your home.  Key to getting the maximum price for your home is to prepare a comprehensive marketing plan that incorporates all avenues available to us to expose your home to the maximum number of buyers out there looking.  Exposure, and feet in the door, is what will get you the highest price for your home. Basic ratios help explain this.  If 10% of the buyers who walk in your door fall in love with your home, then if you only have 10 buyers walking in, then potentially there is only 1 buyer - if you have 100 buyers walking in your door then using the same ratios, you will potentially have 10 buyers falling in love with your home.  10 buyers will push the price up versus only one buyer.

Given the price point you are at your home would be categorized as a RE/MAX Collections home, which is the Luxury home brand for RE/MAX. For the first Open House we would organize to have a pianist come in to play, and food for Open House guests. We would market it as our Signature Open House. The aim is to have an ‘event’ of your Open House and get serious buyers seeing the home with as many people as we can to stimulate activity and excitement for the home. In addtion to this we do additional marketing for our Collections listings and can be reviewed below.

 New statistics state that over 100% of potential buyers search the web as their primary search vehicle.  Thankfully, your home will show fabulously in photos. With historically low interest rates likely to increase and inventory at a 7-year low, there are still homes that do not sell in this market.  I’m making my recommendations to ensure that you are one of the sellers who will have success in the first month of being on the market, but optimally the first weekend.

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So, what is our Marketing Plan? 

Read More to find out all about the standard marketing we offer, at no additional charge to the standard fee.

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 Because your home is a Luxury home, we offer additional marketing on top of the standard marketing seen above.

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We look forward to working with you!   Please reach out if you have any questions at all about this market analysis or our plans to market your home! 

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