Selling Your Home: Market/Sales Price
Whether you are planning to buy or sell a property it is important to become familiar with the terminology of real estate. In real estate the three terms that are commonly used interchangeably are value, cost, and price. Although, all are concepts relating to value, they are not the same. Let’s begin by differentiating between the terms. Value deals with something that will happen in the future; whereas cost relates to past events, and the amount of money actually paid for the property is the price. Depending on circumstances, the value of a property may be the same, more than, or even less than the price.
Several things determine the value of a property: the degree at which it satisfies a need, ratio of supply to demand, transferability, and whether a perspective buyer with need for the property can financially afford the property. Value is a term, which should be used when speaking of what you think the future benefits will be from the ownership of a particular property. There are several questions that might be asked when trying to assess the value of a property: 1. What is the zoning code? What’s the possibility of it changing in the next 10 years? 2. If the zoning changes, would it impact the use of the property? 3.
What are the plans for the surrounding area (a highway, shopping center, amusement park)? 4. What impact if any do the topography, climate, and location have on the value? 5. Will the value be influenced by the interest rate or property taxes? Market value is the projection of the price the property should bring when the real estate market is competitive and open. Remember – there is a difference in value and price. Market price describes an activity that has occurred and, as stated above, is the amount a buyer actually paid for the property. The price paid for a property is dependent on several things: motivation of the buyer or seller, location of the property, needs of buyer, and price of similar properties. The reason to sell or buy a property is as varied as the seller or buyer and can impact the sales price. If a seller is highly motivated he may be more willing to adjust the price of the property toward what the buyer is asking. Reduction in income, financial inability to pay the mortgage, a change in marital status, too many similar properties for sale, and the desire to be removed from the responsibility of the property are conditions that could motivate a seller to adjust the sales price; thus creating an environment conducive to bargaining for the buyer. However, a less motivated seller may not be willing to negotiate his asking price, which probably is in line with the market value described above—not good for a buyer looking for a deal! A seller’s ideal buyer is a motivated one.
If a buyer, for whatever reason, is determined to purchase a particular property and is financially able, the asking price will be similar to the sales price. A situation such as this can mean little negotiation is needed and we have a satisfied seller. The amount a property sells for has a direct relationship, normally, with the location of the property and how well the location satisfies the needs of the buyer. The more the gap is closed between how well the location of the property addresses the needs of the buyer the greater the chance the sales price will reflect the asking price and market value. A property 20 miles from the closest major highway will not be a good fit for a buyer needing to be in closer proximity to the highway. Before beginning a search for a property a buyer should identify his needs and motivation. By doing this, he positions himself for effective negotiations. The closer the needs of the buyer matches the features of the property to be sold the greater the chance the sales price will reflect the asking price and maybe even the market value. As a seller, to identify serious and motivated buyers prepare a couple questions that will outline the buyer’s needs: 1. What features are you looking for? 2.
What’s the purpose of your move? (This question will help you assess the buyer’s motivation.) 3. When would you like to close? Today with the downsizing of many companies, some homeowners have been forced to file bankruptcy. Bankruptcy influences the price at which houses eventually sell because in calculating the asking price of a property a comparison of the sale prices of similar properties should be made. The sale prices of these homes often are lower than the market value and the asking price. If the home you are preparing to sale or buy is located near surrounding communities with high bankruptcy rates then the sales price will more likely be adjusted closer to those sale prices. Remember: whether buying or selling a home, do not confuse the sales price, which is the actual price a property sells and the market value –merely a projection and may not reflect the selling price. ZZZZZZ .
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