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CMA prepared by Raquel Ott with Abbitt Realty Company, LLC for 322 Willow Ln. Wake, VA 23176
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Real Estate Services Proposal Prepared Especially for: Andrew F. Moser PO Box 222 Wake, VA 23176-0222 For marketing the property located at: 322 Willow Lane Prepared by: Raquel Ott REALTOR® Abbitt Realty Company, LLC 3786 George Washington Memorial Hwy, York, VA 23061 Hayes, VA 23072 Office: (804)642-2300 Cell (804)815-3352 Email [email protected] Website [email protected] Facebook facebook.com/mathewsrealestate Date: November 3, 2014
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Page 1: 322 Willow Ln

Real Estate Services ProposalPrepared Especially for:Andrew F. MoserPO Box 222Wake, VA 23176-0222

For marketing the property located at:322 Willow Lane

Prepared by:Raquel Ott REALTOR®Abbitt Realty Company, LLC3786 George Washington Memorial Hwy, York, VA23061Hayes, VA 23072

Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Date: November 3, 2014

Page 2: 322 Willow Ln

November 3, 2014

Andrew F. MoserPO Box 222Wake, VA 23176-0222

Dear Homeowner:

Thank you very much for giving me the opportunity to present the enclosed proposal tomarket your home. I appreciate the time you spent with me reviewing the features of yourhome and outlining your financial goals and time considerations. You will receive competent and professional service when you select me and AbbittRealty Company, LLC to represent you. We have represented many families in this areaconcluding transactions that realize maximum value in a reasonable time. I hope you willselect me as your agent in this very important transaction. This proposal includes a comprehensive market analysis that will assist us in determiningthe market value and pricing of your home. I hope the information included on me andAbbitt Realty Company, LLC will confirm that I am best qualified to market your home.

Sincerely,

Raquel Ott REALTOR®

Page 3: 322 Willow Ln

Why use a REALTOR®?

When selling your home, yourREALTOR® can give you up-to-dateinformation on what is happening in themarketplace including price, financingand terms of competing properties.These are key factors in a successful saleof your property at the best price in theleast amount of time.

Only real estate licensees who are members of the NATIONAL ASSOCIATION OFREALTORS® are properly called REALTORS®. REALTORS® subscribe to a strict code ofethics and are expected to maintain a higher level of knowledge of the process of buying and sellingreal estate. They are committed to treat all parties to a transaction honestly. REALTOR® businesspractices are monitored at local board levels. Arbitration and disciplinary systems are in placeto address complaints from the public or other board members.

Your REALTOR® can help youobjectively evaluate every buyer's proposaland then help write an appropriate legallybinding sale agreement. Between theinitial sales agreement and settlement,questions may arise. For example,unexpected repairs may be required toobtain financing or a problem with thetitle is discovered. Your REALTOR® isthe best person to help you resolvethose issues and move the transactionto settlement.

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 4: 322 Willow Ln

Determining the Value of Your HomeA Comparative Market Analysis (CMA) is essentialto determine the value of residential property.Location and characteristics of the property are thekey elements in determining value. Therefore, thebasis for valuation is similar properties in your area.The market analysis takes into account the amountreceived from recent sales of comparable propertiesand the quantity and quality of comparableproperties currently on the market. The desired endresult is to find a price that will attract a willing andable buyer in a reasonable time.

Once the value of your home has been determined, you can decide on an offering price that will achieveyour goals. Generally, the price should not exceed the value by more than 5% or potential buyers maynot even make offers. Naturally, if you want to sell quickly your asking price should be very near thevalue.

The following are a few things to keep in mind about pricing:

� Realistic pricing will achieve maximum price in a reasonable time.

� Your cost or profit desire is irrelevant; the market determines the price.

� The cost of improvements are almost always more than the added value.

� Houses that remain on the market for a long time do not get shown.

� A house that is priced right from the beginning achieves the highest proceeds.

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 5: 322 Willow Ln

The Importance of Intelligent Pricing

Figure 1 - Percentage of Buyers by Asking Price

Figure 2 - Activity versus Timing

Figure 3 - The Effect of Overpricing

Determining the best asking price for a home can be oneof the most challenging aspects of selling a home. It isalso one of the most important. If your home is listed at aprice that is above market value, you will miss out onprospective buyers who would otherwise be primecandidates to purchase your home. If you list at a pricethat is below market value, you will ultimately sell for aprice that is not the optimum value for your home. AsFigure 1 illustrates, more buyers purchase theirproperties at market value than above market value. Thepercentage increases as the price falls even further belowmarket value. Therefore, by pricing your property atmarket value, you expose it to a much greater percentageof prospective buyers. This increases your chances for asale while ensuring a final sale price that properlyreflects the market value of your home.

Another critical factor to keep in mind when pricing yourhome is timing. A property attracts the most attention,excitement and interest from the real estate communityand potential buyers when it is first listed on the market(see Figure 2). Improper pricing at the initial listingmisses out on this peak interest period and may result inyour property languishing on the market. This may leadto a below market value sale price (see Figure 3), or,even worse, no sale at all. Therefore, your home has thehighest chances for a fruitful sale when it is new on themarket and the price is reasonably established.

We can give you up-to-date information on what ishappening in the marketplace and the price, financing,terms, and condition of competing properties. These arekey factors in getting your property sold at the best price,quickly and with minimum hassle.

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 6: 322 Willow Ln

How Buyers Found the Home They Purchase

Homebuyers may use several information sources in their searchprocess, but they are most likely to find the home they actually

purchase through a real estate sales professional.

Source: National Association of Realtors®

Profile of Home Buyers and Sellers.

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 7: 322 Willow Ln

Important Factors In Choosing A Real Estate Agent

A variety of factors influence a seller's decision to list with a particular real estate agent.

Source: National Association of Realtors®

Profile of Home Buyers and Sellers.

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 8: 322 Willow Ln

What Sellers Want Most From Real Estate Professionals

Real estate agents can best serve their clients when they fullyunderstand what their clients expect from them.

Source: National Association of Realtors®

Profile of Home Buyers and Sellers.

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 9: 322 Willow Ln

Comparative Market Analysis SummaryCurrently On The Market

Address Style Beds Fbath Hbath Year Built Sqft Sold Price List Price2254 Wake Road Ranch 3 2 0 2008 1512 $177,850

Average of 1 Properties: $177,850 Min: $177,850 Max: $177,850 Median: $177,850

Recently Sold

Address Style Beds Fbath Hbath Year Built Sqft Sold Price List Price300 Lynns Lane Ranch 3 2 0 2002 1444 $155,000 $164,950297 Lynns Lane Ranch 3 2 0 1994 1250 $155,000 $169,0001297 Mill Creek Road Ranch 3 2 0 2001 1346 $160,000 $162,45045 Captains Quarters L Ranch 3 2 0 2011 1648 $192,000 $195,950

Average of 4 Properties: $165,500 Min: $155,000 Max: $192,000 Median: $157,500

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 10: 322 Willow Ln

Map of Comparable Properties

Ref # Status Address1 Currently On The Market 2254 Wake Road2 Recently Sold 300 Lynns Lane3 Recently Sold 297 Lynns Lane4 Recently Sold 1297 Mill Creek Road5 Recently Sold 45 Captains Quarters Lane

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 11: 322 Willow Ln

Comparable PropertiesCurrently On The Market2254 Wake RoadList Price: $177,850 DOM: 13List$ SqFt: $118 Sold$ SqFt: Subdiv: N AYear Built: 2008 SqFt: 1512 Lot Dimen: 3.01Bedrooms: 3 Style: Ranch Dining: Dining AreaFull Baths: 2 Stories: One Story Firepl: One FireplaceHalf Baths: 0 Const: Vinyl Siding Int Feat: Smoke DetectorHeat: Heat Pump Fndtn: Crawl Space Int Feat: Walk-In ClosetCool: Heat Pump Prkng: Ext Feat: Patio/DeckRoof: Comp Shingle Prkng: Ext Feat: Stone DrivewayRemarks: A Little Country Living And Privacy Describes This Home And Property,Yet

Very Close To Public Beach And Public Boat Landing. Home Is In Excellent Condition,Current Owner Has Upgraded Fixtures, Installed Fencing For Dogs, Landscaped AndMore. You Just Need To See This Home. Closets Are Very Nice Size And It Is A SplitFloor Plan With Master On One End And.

Recently Sold300 Lynns LaneList Price: $164,950 Sold Price: $155,000 DOM: 70List$ SqFt: $114 Sold$ SqFt: $107 Subdiv: Laurel MeadowsYear Built: 2002 SqFt: 1444 Lot Dimen: 2.021Bedrooms: 3 Style: Ranch Dining: Dining AreaFull Baths: 2 Stories: One Story Firepl: NoneHalf Baths: 0 Const: Vinyl Siding Int Feat: Cathedrl CeilingHeat: Heat Pump Fndtn: Crawl Space Int Feat: 1st Flr BedroomCool: Heat Pump Prkng: Ext Feat: Patio/DeckRoof: Comp Shingle Prkng: Ext Feat: Stone DrivewayRemarks: Charming One Level Home With Split Bedroom Floor Plan, Usual With

SeparateHall To Master Bedroom And Another To 2 Guest Bedrooms. Very Open FloorPlan From Living To Dining Area To Kitchen With Cathedral Ceilings. Home Has BeenWell Maintained And Sits On Over 2 Acres Of Land. Large Rear Deck 20 X 12Accessed From Sliding Door In Dining Area.

Recently Sold297 Lynns LaneList Price: $169,000 Sold Price: $155,000 DOM: 64List$ SqFt: $135 Sold$ SqFt: $124 Subdiv: Laurel MeadowsYear Built: 1994 SqFt: 1250 Lot Dimen: 1.89Bedrooms: 3 Style: Ranch Dining: Eat-In KitchenFull Baths: 2 Stories: One Story Firepl: Half Baths: 0 Const: Vinyl Siding Int Feat: Walk-In ClosetHeat: Heat Pump Fndtn: Crawl Space Int Feat: 1st Flr BedroomCool: Heat Pump Prkng: Carport Ext Feat: Patio/DeckRoof: Arch Shingle Prkng: Detached Ext Feat: Fenced YardRemarks: Well Kept Ranch! Located On Just Under 2 Acres, This Home Offers

PlentyOf Room & Plenty Of Privacy! Interior Features Incl A Huge, Eat-In KitchenComplete W/ New Appliances; A Nicely Sized Family Room; & 3 Bedrms Incl A MasterW/ Private Bath & Walk-In Closet. Outside Features A 24'X14' Rear Deck; A FullyFenced Backyard; Tons Of Parking; A Paver Patio; A Detached.

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 12: 322 Willow Ln

Comparable Properties

Recently Sold1297 Mill Creek RoadList Price: $162,450 Sold Price: $160,000 DOM: 210List$ SqFt: $121 Sold$ SqFt: $119 Subdiv: WoodviewYear Built: 2001 SqFt: 1346 Lot Dimen: 2.043Bedrooms: 3 Style: Ranch Dining: Dining AreaFull Baths: 2 Stories: One Story Firepl: One FireplaceHalf Baths: 0 Const: Vinyl Siding Int Feat: Pull Down StairsHeat: Heat Pump Fndtn: Crawl Space Int Feat: Cathedrl CeilingCool: Heat Pump Prkng: Ext Feat: Patio/DeckRoof: Comp Shingle Prkng: Ext Feat: Remarks: Attractive Three Bedroom Rancher In Private Country Setting. LargeFront

Porch For Your Favorite Rocking Chair And Enjoyment Of Warm Afternoons. The OpenFloor Plan In The Kitchen, Dining And Living Room Areas Make For Easy EntertainingAnd Conversation. Gas Fireplace In Living Room Provides Warmth On Cold Nights AndCreates A Cozy Atmosphere.

Recently Sold45 Captains Quarters LList Price: $195,950 Sold Price: $192,000 DOM: 251List$ SqFt: $119 Sold$ SqFt: $117 Subdiv: Captain's QuarteYear Built: 2011 SqFt: 1648 Lot Dimen: 3.512 AcresBedrooms: 3 Style: Ranch Dining: Dining RoomFull Baths: 2 Stories: One Story Firepl: NoneHalf Baths: 0 Const: Vinyl Siding Int Feat: Smoke DetectorHeat: Heat Pump Fndtn: Crawl Space Int Feat: 1st Flr BedroomCool: Heat Pump Prkng: Two Car Ext Feat: Patio/DeckRoof: Prkng: Ext Feat: Remarks: This Beautiful Home Shows Like New Construction.Located On 3.5

AcresThis Is Home Is Perfect For Weekends Or A Full Time Residence, It's Just MinutesAway From The Rappahanock River And Convenient To Deltaville, Urbanna AndKilmarnock. There's A Beautiful Front Porch And A Spacious Back Deck ForEntertaining.

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 13: 322 Willow Ln

Currently On The Market2254 Wake Road

List Price: $177,850 DOM: 13

DescriptionA Little Country Living And Privacy Describes ThisHome And Property, Yet Very Close To Public BeachAnd Public Boat Landing. Home Is In ExcellentCondition, Current Owner Has Upgraded Fixtures,Installed Fencing For Dogs, Landscaped And More. YouJust Need To See This Home. Closets Are Very Nice SizeAnd It Is A Split Floor Plan With Master On One EndAnd Guest Bedrooms/Bath On The Other End. ThisHome Is Move In Ready. Call Today For A Showing YouWon't Be Disappointed.

Property Details

County: MiddlesexSubdiv: N ALot Dimen: 3.01Year Built: 2008SqFt: 1512Style: RanchStories: One StoryConst: Vinyl SidingBedrooms: 3Full Baths: 2Half Baths: 0Heating: Heat PumpHeating: Cooling: Heat PumpCooling: Central A/CFireplace: One FireplaceParking: Parking: Dining: Dining AreaInt Feat: Smoke DetectorInt Feat: Walk-In Closet

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 14: 322 Willow Ln

Recently Sold300 Lynns Lane

List Price: $164,950 Sold Price: $155,000 DOM: 70

DescriptionCharming One Level Home With Split Bedroom FloorPlan, Usual With Separate Hall To Master Bedroom AndAnother To 2 Guest Bedrooms. Very Open Floor PlanFrom Living To Dining Area To Kitchen With CathedralCeilings. Home Has Been Well Maintained And Sits OnOver 2 Acres Of Land. Large Rear Deck 20 X 12Accessed From Sliding Door In Dining Area. HardwoodFloors In Living Area, Dining Area And Bedrooms.Stove, D/W, Refrigerator All 1 Year Old, H/P Replaced 2Years Ago. Close To Public Boat Lndg.

Property Details

County: MiddlesexSubdiv: Laurel MeadowsLot Dimen: 2.021Year Built: 2002SqFt: 1444Style: RanchStories: One StoryConst: Vinyl SidingBedrooms: 3Full Baths: 2Half Baths: 0Heating: Heat PumpHeating: Cooling: Heat PumpCooling: Central A/CFireplace: NoneParking: Parking: Dining: Dining AreaInt Feat: Cathedrl CeilingInt Feat: 1st Flr Bedroom

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 15: 322 Willow Ln

Recently Sold297 Lynns Lane

List Price: $169,000 Sold Price: $155,000 DOM: 64

DescriptionWell Kept Ranch! Located On Just Under 2 Acres, ThisHome Offers Plenty Of Room & Plenty Of Privacy!Interior Features Incl A Huge, Eat-In Kitchen CompleteW/ New Appliances; A Nicely Sized Family Room; & 3Bedrms Incl A Master W/ Private Bath & Walk-In Closet.Outside Features A 24'X14' Rear Deck; A Fully FencedBackyard; Tons Of Parking; A Paver Patio; A DetachedWorkshop (16'X12') W/Covered Concrete Pad (30'X24');& One Of The Coolest Tree Houses In Town - It HasElectricity, Cable And Water!

Property Details

County: MiddlesexSubdiv: Laurel MeadowsLot Dimen: 1.89Year Built: 1994SqFt: 1250Style: RanchStories: One StoryConst: Vinyl SidingBedrooms: 3Full Baths: 2Half Baths: 0Heating: Heat PumpHeating: Cooling: Heat PumpCooling: Central A/CFireplace: Parking: CarportParking: DetachedDining: Eat-In KitchenInt Feat: Walk-In ClosetInt Feat: 1st Flr Bedroom

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 16: 322 Willow Ln

Recently Sold1297 Mill Creek Road

List Price: $162,450 Sold Price: $160,000 DOM: 210

DescriptionAttractive Three Bedroom Rancher In Private CountrySetting. Large Front Porch For Your Favorite RockingChair And Enjoyment Of Warm Afternoons. The OpenFloor Plan In The Kitchen, Dining And Living RoomAreas Make For Easy Entertaining And Conversation.Gas Fireplace In Living Room Provides Warmth OnCold Nights And Creates A Cozy Atmosphere. SpaciousAnd Conveniently Located, The Laundry Room IsComplete With A Pantry Area As Well. A Great HomeFor A Young Family Or Someone Looking To Downsize

Property Details

County: MiddlesexSubdiv: WoodviewLot Dimen: 2.043Year Built: 2001SqFt: 1346Style: RanchStories: One StoryConst: Vinyl SidingBedrooms: 3Full Baths: 2Half Baths: 0Heating: Heat PumpHeating: Cooling: Heat PumpCooling: Central A/CFireplace: One FireplaceParking: Parking: Dining: Dining AreaInt Feat: Pull Down StairsInt Feat: Cathedrl Ceiling

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 17: 322 Willow Ln

Recently Sold45 Captains Quarters L

List Price: $195,950 Sold Price: $192,000 DOM: 251

DescriptionThis Beautiful Home Shows Like NewConstruction.Located On 3.5 Acres This Is Home IsPerfect For Weekends Or A Full Time Residence, It'sJust Minutes Away From The Rappahanock River AndConvenient To Deltaville, Urbanna And Kilmarnock.There's A Beautiful Front Porch And A Spacious BackDeck For Entertaining. This 3 Bedroom, 2 Bath HomeHas Large Laundry Room, Two Car+ Attached GarageWith Heat, Upgraded Cabinets, Appliances And CounterTop In The Kitchen, With A Big Living Room.

Property Details

County: MiddlesexSubdiv: Captain's QuarteLot Dimen: 3.512 AcresYear Built: 2011SqFt: 1648Style: RanchStories: One StoryConst: Vinyl SidingBedrooms: 3Full Baths: 2Half Baths: 0Heating: Heat PumpHeating: Cooling: Heat PumpCooling: Fireplace: NoneParking: Two CarParking: Dining: Dining RoomInt Feat: Smoke DetectorInt Feat: 1st Flr Bedroom

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 18: 322 Willow Ln

Comparative Market Analysis322 Willow Lane 2254 Wake Road 300 Lynns Lane 297 Lynns Lane 1297 Mill Creek

Road

Status A C C CList Price $177,850 $164,950 $169,000 $162,450List$ SqFt $118 $114 $135 $121Sold Price $155,000 $155,000 $160,000Sold$ SqFt $107 $124 $119

Sold Date 01/24/14 10/15/13 07/11/14DOM 13 70 64 210County Middlesex Middlesex Middlesex Middlesex MiddlesexSubdiv None N A Laurel Meadows Laurel Meadows WoodviewLot Dimen 2.00 3.01 2.021 1.89 2.043

Year Built 2007 2008 2002 1994 2001SqFt 1152 1512 1444 1250 1346Style Cape Cod Ranch Ranch Ranch RanchStories Two Story One Story One Story One Story One StoryConst Vinyl Siding Vinyl Siding Vinyl Siding Vinyl Siding Vinyl Siding

Bedrooms 3 3 3 3 3Full Baths 2 2 2 2 2Half Baths 0 0 0 0 0Heating Heat Pump Heat Pump Heat Pump Heat Pump Heat PumpHeating

Cooling Central A/C Heat Pump Heat Pump Heat Pump Heat PumpCooling Central A/C Central A/C Central A/C Central A/CFireplace One Fireplace One Fireplace None One FireplaceParking Carport Parking Detached

Dining Kitchen-Bar Dining Area Dining Area Eat-In Kitchen Dining AreaInt Feat Cathedrl Ceiling Smoke Detector Cathedrl Ceiling Walk-In Closet Pull Down StairsInt Feat 1st Flr Bedroom Walk-In Closet 1st Flr Bedroom 1st Flr Bedroom Cathedrl CeilingExt Feat Patio/Deck Patio/Deck Patio/Deck Patio/Deck Patio/DeckExt Feat Stone Driveway Stone Driveway Stone Driveway Fenced Yard

Floors Tile Wall/Wall Carpet Vinyl Tile Wall/Wall CarpetRoof Comp Shingle Comp Shingle Comp Shingle Arch Shingle Comp ShingleFoundation Slab/Crawl Space Crawl Space Crawl Space Crawl Space Crawl SpaceSewer Septic System Septic System Septic System Septic System Septic SystemWater Well Water Well Water Well Water Well Water Well Water

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

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Comparative Market Analysis322 Willow Lane 45 Captains

Quarters L

Status C List Price $195,950 List$ SqFt $119 Sold Price $192,000 Sold$ SqFt $117

Sold Date 02/06/14 DOM 251 County Middlesex Middlesex Subdiv None Captain's Quarte Lot Dimen 2.00 3.512 Acres

Year Built 2007 2011 SqFt 1152 1648 Style Cape Cod Ranch Stories Two Story One Story Const Vinyl Siding Vinyl Siding

Bedrooms 3 3 Full Baths 2 2 Half Baths 0 0 Heating Heat Pump Heat Pump Heating

Cooling Central A/C Heat Pump Cooling Fireplace One Fireplace None Parking Two Car Parking

Dining Kitchen-Bar Dining Room Int Feat Cathedrl Ceiling Smoke Detector Int Feat 1st Flr Bedroom 1st Flr Bedroom Ext Feat Patio/Deck Patio/Deck Ext Feat Stone Driveway

Floors Tile Wall/Wall Carpet Roof Comp Shingle Foundation Slab/Crawl Space Crawl Space Sewer Septic System Septic System Water Well Water Well Water

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 20: 322 Willow Ln

Comparative Market Analysis322 Willow Lane 45 Captains Quarters

L297 Lynns Lane 300 Lynns Lane

Adjustments Adjustments Adjustments

Sold Price $192,000 $192,000 $155,000 $155,000 $155,000 $155,000Sold$ SqFt $117 $124 $107 List Price $195,950 $169,000 $164,950 List$ SqFt $119 $135 $114 Sold Date 02/06/14 10/15/13 01/24/14

DOM 251 64 70 County Middlesex Middlesex Middlesex Middlesex Subdiv None Captain s Quarte Laurel Meadows Laurel Meadows Lot Dimen 2.00 3.512 Acres 1.89 2.021 Year Built 2007 2011 1994 2002

SqFt 1152 1648 1250 1444 Style Cape Cod Ranch Ranch Ranch Stories Two Story One Story One Story One Story Const Vinyl Siding Vinyl Siding Vinyl Siding Vinyl Siding Bedrooms 3 3 3 3

Full Baths 2 2 2 2 Half Baths 0 0 0 0 Heating Heat Pump Heat Pump Heat Pump Heat Pump Heating Cooling Central A/C Heat Pump Heat Pump Heat Pump

Cooling Central A/C Central A/C Fireplace One Fireplace None None Parking Two Car Carport Parking Detached Dining Kitchen-Bar Dining Room Eat-In Kitchen Dining Area

Int Feat Cathedrl Ceiling Smoke Detector Walk-In Closet Cathedrl Ceiling Int Feat 1st Flr Bedroom 1st Flr Bedroom 1st Flr Bedroom 1st Flr Bedroom Ext Feat Patio/Deck Patio/Deck Patio/Deck Patio/Deck Ext Feat Stone Driveway Fenced Yard Stone Driveway Floors Tile Wall/Wall Carpet Tile Vinyl

Roof Comp Shingle Arch Shingle Comp Shingle Foundation Slab/Crawl Space Crawl Space Crawl Space Crawl Space Sewer Septic System Septic System Septic System Septic System Water Well Water Well Water Well Water Well Water

$165,500 $192,000 $155,000 $155,000

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 21: 322 Willow Ln

Comparative Market Analysis322 Willow Lane 1297 Mill Creek Road

Adjustments Adjustments Adjustments

Sold Price $160,000 $160,000 Sold$ SqFt $119 List Price $162,450 List$ SqFt $121 Sold Date 07/11/14

DOM 210 County Middlesex Middlesex Subdiv None Woodview Lot Dimen 2.00 2.043 Year Built 2007 2001

SqFt 1152 1346 Style Cape Cod Ranch Stories Two Story One Story Const Vinyl Siding Vinyl Siding Bedrooms 3 3

Full Baths 2 2 Half Baths 0 0 Heating Heat Pump Heat Pump Heating Cooling Central A/C Heat Pump

Cooling Central A/C Fireplace One Fireplace One Fireplace Parking Parking Dining Kitchen-Bar Dining Area

Int Feat Cathedrl Ceiling Pull Down Stairs Int Feat 1st Flr Bedroom Cathedrl Ceiling Ext Feat Patio/Deck Patio/Deck Ext Feat Stone Driveway Floors Tile Wall/Wall Carpet

Roof Comp Shingle Comp Shingle Foundation Slab/Crawl Space Crawl Space Sewer Septic System Septic System Water Well Water Well Water

$165,500 $160,000

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 22: 322 Willow Ln

Comparative Market AnalysisGraphed by Status

Currently On The Market

Recently Sold

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 23: 322 Willow Ln

Comparative Market Analysis Statistics

Graphic Analysis of Recently Sold Properties

Summary Statistics of 4 Properties:

Average Price: $165,500High Price: $192,000Low Price: $155,000

Median Price: $157,500Average $ per SqFt: $116.75Average Year Built: 2002

Average Sale Price % List Price: 95.62Average Days On Market: 148

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 24: 322 Willow Ln

Pricing Your Property to Sell

Pricing your property correctly is crucial. You want to sell yourproperty in a timely manner at the highest price possible. Currentmarket conditions determine the value.

Pricing too high or too low can cost you time and money. Realisticpricing will achieve a maximum sale price in a reasonable amount oftime.

Analysis of the comparable propertiessuggests a list price range of:

$161,000 to $171,000

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 25: 322 Willow Ln

Pricing Strategy

General Rules.Let's review some important considerations. There are certain factors that arebeyond our control and certain factors that are within our control. Those factorsoutside of our control are: the location of the property, the finished square feet andtypes of rooms and the amenities that are in place. Those factors we can controlare: the appearance of the property inside and out, how aggressively we market theproperty and the price, including terms. It is critical for us to accept those factorsthat are beyond our control and to focus on pricing and preparation.

Local Market Observations.Our market is currently steady. Properties are not moving very fast but they arenot languishing for months either. Given the current interest rate situation weshould continue to experience relatively low mortgage rates and thus the marketshould remain steady for awhile.

Suggested Price Strategy.My analysis of the comparable properties suggests a list price range of $161,000to $171,000. This range should achieve your primary goal which is a reasonablyquick sale.

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 26: 322 Willow Ln

Seller’s Estimated Proceeds

Proposed Selling Price1st MortgageTitle InsuranceBrokerage FeeHome Warranty PolicyTermite InspectionDocument PreparationAppraisal FeeRecording Fee

Approximate Net Proceeds

$171,000

DISCLAIMER: Items and amounts presented are estimates only.

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 27: 322 Willow Ln

Marketing Plan of Action

First Week on the Market

- Enter listing into MLS system. - Put up "For Sale" sign. - Install lock box. - Take property photos. - Prepare property flyer/brochure. - Submit property listing with photos to select real estate websites.

Second Week on the Market

- Schedule Virtual Tour. - Invite local Realtors to tour home. - Prepare and place advertisements with select print and online media outlets.

Third Week on the Market

- Submit Open House announcement to MLS & Office Sales meeting. - Prepare and distribute special Open House flyer. - Hold Sunday Open House.

On-going

- Handle incoming calls and schedule showing appointments. - Update owner on showings. - Pre-qualify buyers. - Present all offers and recommend counter-offer strategies. - Review price based on agent input & market conditions.

ASAP

- Obtain an acceptable contract on your property!

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

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Services You Will Receive

� We will help you determine the best selling pricefor your home.

� We will suggest what you can do to get yourhome in top selling condition.

� We will develop a strategy to show your home.

� We will enter your home in the MultipleListing System.

� We will implement the enclosed marketing plan.

� We will talk with you to review progress periodically.

� We will advise you of changes in the market climate.

� We will present all offers to you promptly and assist in evaluating them.

� We will monitor progress toward closing when acontract is accepted.

� We will monitor the appraisal and buyers loanapproval.

� We will immediately advise you of events thatmay threaten closing.

� We will coordinate and monitor the settlementprocess.

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 29: 322 Willow Ln

When An Appointment Is Made

Agents from many real estate firms will want to show your home. Please allow any agent who calls toshow your home at the suggested time. If you are not frequently available, it is suggested that you allowa lockbox to be installed on your door. You will increase your odds for a sale by allowing more qualifiedbuyers to see your home. You do not want to miss an out-of-town transferee because your home was notable to be shown.

During a showing:

� Open all draperies and window shades during daylight hours.

� The kitchen & bathroom should sparkle.

� Open windows one half hour before showing to circulate fresh air.

� Open all the doors between rooms to give an inviting feeling.

� Place fresh flowers on kitchen table and/or in the living room.

� If possible, bake cookies or bread to add an inviting aroma.

� Turn on all lights and replace bulbs with high wattage bulbs where needed.

� Pets should be confined or restricted from view. Eliminate pet odors. Not everyone may share yourlove of animals. Some people may be allergic to them.

� All jewelry and small valuables should be stored in a safety deposit box or in a locked closet.

� Replace any items not included in the sale, or tag them appropriately with “to be replaced with…”or “not included” signs.

� Beds should be made & clothes picked up. Bathrooms should be clean, with towels folded andtoilet lid down.

� When you leave the house, please leave it as if you know it is going to be shown. You never knowwhen the right person is going to look at it!

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

Page 30: 322 Willow Ln

Preparing Your HomeYour home has just one chance to make a great impression with each potential buyer. And it can! The following "tricks of thetrade" will help you keep track of what needs to be done. The whole idea is to present a clean, spacious clutter-free home--thekind of place you’d like to buy. Accomplish a little everyday, and before long your home will be ready to make theimpression that can make the sale.

Your Home’s Curb Appeal� Mow lawn� Trim shrubs� Edge gardens and walkways�Weed and mulch� Sweep walkways and driveway, remove

branches, litter or toys� Add color and fill in bare spots with

plantings� Remove mildew or moss from walls or

walks with bleach and water or other cleaner� Take stains off your driveway with

cleanser or kitty litter� Stack woodpile neatly� Clean and repair patio and deck area� Remove any outdoor furniture which is not

in good repair� Make sure pool or spa sparkles� Replace old storm doors� Check for flat-fitting roof shingles� Repair broken windows and shutters,

replace torn screens, make sure frames andseams have solid caulking

� Hose off exterior wood and trim, replacedamaged bricks or wood

� Touch up exterior paint, repair gutters andeaves

� Clean and remove rust from any windowair conditioning units

� Paint the front door and mailbox� Add a new front door mat and consider a

seasonal door decoration� Shine brass hardware on front door,

outside lighting fixtures, etc.� Make sure doorbell is in good working

order

General Interior Tips� Add a fresh coat of interior paint in light,

neutral colors� Shampoo carpeting, replace if necessary� Clean and wax hardwood floors, refinish if

necessary� Clean and wash kitchen and bathroom

floors�Wash all windows, vacuum blinds, wash

window sills� Clean the fireplace� Clean out and organize closets, add extra

space by packing clothes and items youwon’t need again until after you’ve moved

� Remove extra furniture, worn rugs, anditems you don’t use; keep papers, toys, etc.picked up--especially on stairways

� Repair problems such as loose doorknobs, cracked molding, leaking taps andtoilets, squeaky doors, closets or screendoors which are off their tracks

� Add dishes of potpourri, or drop of vanillaor bath oil on light bulbs for scent

� Secure jewelry, cash and other valuables

The Living Room� Make it cozy and inviting, discard chipped

or worn furniture and frayed or worn rugs

The Dining Room� Polish any visible silver and crystal � Set the table for a formal dinner to help

viewers imagine entertaining here

The Kitchen� Make sure appliances are spotless inside

and out (try baking soda for cleaningFormica stains)

� Make sure all appliances are in perfectworking order

� Clean often forgotten spots on top ofrefrigerator and under sink

�Wax or sponge floor to brilliant shine,clean baseboards

� Unclutter all counter space, removecountertop appliances

� Organize items inside cabinets, pre-packanything you won’t be using before youmove

The Bathrooms� Remove all rust and mildew� Make sure tile, fixtures, shower doors, etc.

are immaculate and shining� Make sure all fixtures are in good repair� Replace loose caulking or grout� Make sure lighting is bright, but soft

The Master Bedroom� Organize furnishings to create a spacious

look with well-defined sitting, sleeping, anddressing areas

The Garage� Sell, give away, or throw out unnecessary

items� Clean oily cement floor� Provide strong overhead light� Tidy storage or work areas

The Basement� Sell, give away, or throw out unnecessary

items� Organize and create more floor space by

hanging tools and placing items on shelves� Clean water heater and drain sediment� Change furnace filter� Make inspection access easy� Clean and paint concrete floor and walls� Provide strong overhead light

The Attic� Tidy up by discarding or pre-packing� Make sure energy-saving insulation is

apparent� Make sure air vent is in working order� Provide strong overhead lighting

When It’s Time To Show� Make sure your property profile folder,

utility bills, MLS profile, house locationsurvey, etc. are available

� Open all draperies and shades, turn on alllights

� Pick up toys and other clutter, check tomake sure beds are made and clothes are putaway

� Give the carpets a quick vacuuming� Add some strategically placed fresh

flowers� Open bathroom windows for fresh air� Pop a spicy dessert or just a pan of

cinnamon in the oven for aroma� Turn off the television and turn on the

radio music at a low volume� Make a fire in the fireplace if appropriate� Put pets in the backyard or arrange for a

friend to keep them� Make sure pet areas are clean and

odor-free� Make sure all trash is disposed of in neatly

covered bins

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate

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In Conclusion

You should choose Raquel Ott because:

� I will provide you with excellent service and support.

� I have made a thorough market analysis of your home.

� I have developed a winning marketing plan.

� I will make every effort to sell your home promptly.

� I have the resources of Abbitt Realty Company, LLC.

Let Me List Your Home Now!

Raquel Ott Office: (804)642-2300Cell (804)815-3352Email [email protected] [email protected] facebook.com/mathewsrealestate


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