Pricing Analysis | Biltmore Forest Realty

Estimated net proceeds

$1,746,000

if priced at $2,000,000 and closed within 45 days

Set your asking price

I want to sell within 2 months

1 mo1 yr2 yr3 yr

Market-priced strategy

$2,061,856

You keep

$1,746,000

sold in 45 days

Your asking price

$2,061,856

You keep

$1,746,000

—

At equilibrium

Net proceeds over time — strategic pricing

"But the market is going up…"

—

Oby Morgan · Biltmore Forest Realty

How we calculated market value

Property

Subject sqft

# comps found

Neighborhood $/sqft

Avg $/sqft$800

Low end$650

High end$1,000

Quality & finishes

Quality score

BasicFairAverageGoodPremium

COMP-DERIVED MARKET VALUE

— — —

—range—

Current market conditions

Active listings

Sales in last 90 days

Avg days on marketdays

List-to-close ratio97.0%

What % of list price homes actually close at. From MLS stats.

MONTHS OF SUPPLY

——

—

ABSORPTION RATE

— sales/mo

Seller'sBalancedBuyer's

▲

—

Costs, commissions & assumptions

Monthly carrying costs$6,000

Mortgage, taxes, insurance, utilities, HOA, maintenance — everything it costs to hold the home per month.

Commission rate6.00%

Seller concessions2.00%

Stigma discount (per yr)2.00%

S&P 500 avg return10.00%

10-year trailing avg ≈ 10%. Lost opportunity on unsold proceeds.

Neighborhood appreciation4.00%

Annual $/sqft growth. Pull from 5-year MLS trend.

Full P&L breakdown

Appreciation analysis — today's dollars vs. tomorrow's

Time horizon 1.5 years

Sell today, invest proceeds

Net proceeds: —

Grows at —/yr for —

—

Wait, sell at appreciated price

Home grows to —

Minus — carrying

—

Year	Home value	Net if sold	Sell today + invest	Δ

Sensitivity table — every price × every timeline

Baseline Within 2% 2–5% below 5%+ below

Prepared by Oby Morgan · NC Real Estate License #342367
Biltmore Forest Realty · Licensed with Ivester Jackson Blackstream, an affiliate of Christie's International Real Estate
18 South Pack Square, Asheville, NC 28801 · (828) 702-8033

This analysis is for informational purposes only and is not an appraisal, CMA, or financial advice. Market values are estimates based on user-supplied inputs and publicly available data. Actual results will vary. Consult a licensed appraiser for formal valuation and a qualified financial advisor before making investment decisions.

S&P 500 return figures are historical averages and do not guarantee future performance. Home appreciation rates are estimates based on historical neighborhood data and are not predictions. Carrying cost, stigma, and days-on-market assumptions are illustrative scenarios, not guarantees of market behavior. This tool does not account for tax implications, loan payoff amounts, liens, or other encumbrances. All calculations assume arms-length transactions. Neither Biltmore Forest Realty, IJB Properties LLC, nor Ivester Jackson Blackstream Christie’s International Real Estate warrants the accuracy of inputs or outputs. By using this tool you acknowledge that pricing decisions are yours alone.

Pricing Analysis | Biltmore Forest Realty

What will you walk away with?

The real math behind your listing price.

Market value based on recent sales

$2,000,000

2,500 sqft × $800/sqft · Average quality

Set your asking price

You walk away with

—

Expected time on market 2 months

1 mo1 yr2 yr3 yr

What time costs you

—

"But the market is going up…"

—

How we calculated market value

Property

Subject sqft

# comps found

Neighborhood $/sqft

Avg $/sqft$800

Low end$650

High end$1,000

Quality & finishes

Quality score

BasicFairAverageGoodPremium

COMP-DERIVED MARKET VALUE

— — —

—range—

Current market conditions

Active listings

Sales in last 90 days

Avg days on marketdays

List-to-close ratio97.0%

What % of list price homes actually close at. From MLS stats.

MONTHS OF SUPPLY

——

—

ABSORPTION RATE

— sales/mo

Seller'sBalancedBuyer's

▲

—

Costs, commissions & assumptions

Monthly carrying costs$6,000

Mortgage, taxes, insurance, utilities, HOA, maintenance, staff — everything it costs to hold the home per month.

Commission rate6.00%

Seller concessions2.00%

Stigma discount (per yr)2.00%

S&P 500 avg return10.00%

10-year trailing avg ≈ 10%. Lost opportunity on unsold proceeds.

Neighborhood appreciation4.00%

Annual $/sqft growth. Pull from 5-year MLS trend.

Full P&L breakdown

	Baseline	Your strategy

Appreciation analysis — today's dollars vs. tomorrow's

Time horizon 3 years

Sell today, invest proceeds

Net proceeds: —

Grows at —/yr for —

—

Wait, sell at appreciated price

Home grows to —

Minus — carrying

—

Year	Home value	Net if sold	Sell today + invest	Δ

Sensitivity table — every price × every timeline

Baseline Within 2% 2–5% below 5%+ below

Pricing Analysis

What will you walk away with?

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