Cost per foot is one of the many metrics into determining your value. In our meeting, you said marketing collateral said 1,280 square feet. Personally, your home felt larger than that. I would recommend getting an independent third party to professionally measure the size of your home. We could document a possibly larger footprint to substantiate our value.

Since you are living in your home and have not identified a replacement property, I recommend a strictly off-market approach. We will show your home to qualified buyers with marketing only through off-market channels. We would use photography and the floorplan to exposure your property to qualified buyers looking for a premium home not readily available.

It goes without saying that nailing the right buyer demographic is key. Based on our past research, current data points, and professional experience, we think the buyer pool is one of the three pools - a young professional who is thinking about a family or has one small child, a gay couple with a pet who can navigate the stairs and likes the proximity to Duboce Triangle, or newly minted Uber/Lyft executive who may or may not need convenience to downtown.

The SF market place is fiercely seasonal, hitting peak sales in May or June and October of each year. Market activity typically beings to significantly slow for he summer, hitting it's mid-year low in August. The potential settlement of the litigation and it's timing is a key dependency which would likely move out sale to February of 2020.

Nove is a collection of homes in the Valencia Corridor. This is a great single family alternative on a small alley way. The first weekend was very strong and now it's lingering at 23 days on the market. Rather than overprice your home, I would test the higher price through off-market channels to make sure we weren't on the market this long.

As you can see, it's very difficult to provide a value for your home. The quality in the remodel makes the value online anything current in the marketplace. I think that value of your home is between $2,495,000 and $2,595,000. I found two square footage calculations (1810 and 1873) but that still is around $1,332-1385/foot. It would be difficult to price above $2,650,000 with the lack of views and immediate outdoor space.

Organization, timing, and planning are all integral parts of securing top dollar in the fastest time possible. In your situation, I would highly recommend that we hold your home as an off-market listing. I would not plan to come to open market.

In order to begin working together, we would need to execute a signed listing agreement which includes an agency relationship, dual agency relationship, listing agreement, and an exclusion from MLS. I would immediately take photography and could help you make the necessary update to your kitchen.

Proper and accurate disclosure for the sale of your home will eliminate any risk. With known water intrusion and mold, this is paramount. In conjunction with my transaction coordinator and Mark Moreno from Citiscape, we would make sure all the documentation and special testing was included in our disclosure package so that prospective buyers are informed but not alarmed.

I spent considerable time in our walk-through evaluating the pros and cons of your home in the eyes of potential buyers. The positives are the modern floorplan, the 3 bedrooms, the large island, the Kitchen opening to the Dining Room, the large living room space, the modernity while retaining some of the classical elements, and the quality of the renovation. The prestigious street address will be attractive to both buyer agents and prospective buyers. The biggest potential negatives are the stairs. There are stairs to the front door and then the second set of stairs to the main living area. This would preclude older buyers and those with multiple children. The other negative is the current state of the Kitchen - the dated granite and color of the cabinetry which I will address separately. Finally, the lack of dedicated private outdoor space will be an objection for some buyers.

I am backed by a dedicated team of real estate professionals, bringing the quality of my work to an unparalleled level. My full-service team ensures a seamless experience from start to finish, and beyond.

As founder of Climb, my team and I can assure you of my commitment to excellence. I strongly believe that I can secure you the highest price highlighting the value of your home. With this off-market strategy, it requires the right network and approach.

And why #11 isn't me.