1523 Offer Guide Dr
Mount Pleasant, SC 29464
Fair Market Value
- ✓Best value for your money
- ✓Accounts for needed repairs
- ✓Based on comparable sales
- ⚠Risk: May lose to higher offers
Competitive Offer
- ✓Strong chance of winning
- ✓Competitive with expected offers
- ⚠Pay $20K above fair value
- ⚠Less negotiating room
📊 List Price: $525,000
💰 Potential Savings: $20,000 - $40,000
How We Calculated Fair Value
Which Offer Should You Make?
💭 Our Recommendation:
Given the moderate market conditions and 18 days on market, we recommend starting with your Fair Market Value offer of $485,000. The property has been listed for a reasonable amount of time, suggesting the seller is motivated but not desperate.
If you receive multiple offers or strong competition:
Be prepared to counter at $500,000 - $505,000 maximum. This keeps you competitive while still accounting for the $40,000 in needed repairs and updates.
Walk-away price:
Don't exceed $510,000. At that price point, you're paying too much premium given the property's condition and needed work. Better opportunities exist.
Market Analysis
Property Indicators
Market Temperature
Status: Moderate Market Conditions
18 days on market indicates normal selling conditions. Not hot enough to require aggressive offers, not cold enough for low-ball tactics.
Recent Comparable Sales
1517 Harbor View Dr
1,991 sqft · Feb 2024 · 0.1 mi away
$468,000
$235/sqft
1551 Harbor View Dr
2,025 sqft · Jan 2024 · 0.2 mi away
$492,000
$243/sqft
1608 Harbor View Dr
2,056 sqft · Mar 2024 · 0.3 mi away
$510,000
$248/sqft
💡 Key Insight: Your property is priced at $233/sqft, which is 3% below the neighborhood average of $241/sqft. This suggests room for negotiation, especially given the needed repairs.
Your Negotiation Strategy
1️⃣Submit Your Initial Offer
Offer: $485,000
- ✓$10,000 earnest money (shows you're serious)
- ✓Request $15,000 seller credit for roof replacement
- ✓Standard inspection contingency (7-10 days)
- ✓Flexible closing date (ask seller's preference)
- ✓Include personal letter explaining why you love the home
Timeline: Expect response in 24-72 hours
2️⃣Respond to Seller's Counter
Scenario A: Seller counters at $500,000
→ This is reasonable! Accept or counter at $497,500
→ You're close - don't risk losing over $2-3K
→ Consider accepting if they agree to $10K credit for repairs
Scenario B: Seller counters at $515,000+
→ Counter back at $500,000 - $505,000
→ Emphasize repair costs ($40K documented)
→ Reference comparable sales (avg $490K)
→ Stand firm on inspection contingency
Scenario C: Seller accepts $485,000
→ Congratulations! Great deal secured
→ Move immediately to inspection phase
→ Stay vigilant during inspection for additional issues
Scenario D: Seller rejects without counter
→ They may have other offers coming in
→ Come back at $500,000 - $505,000 if you really love it
→ Or walk away and find better value elsewhere
3️⃣Post-Inspection Renegotiation
You already identified roof and kitchen issues during your walkthrough. The inspection should confirm these and may reveal additional concerns.
If inspection reveals NEW major issues:
- •Request price reduction equal to repair costs
- •OR ask seller to complete repairs before closing
- •OR request higher seller credit at closing
- •OR walk away if issues are deal-breakers
🚨 Walk-Away Signals
- ⚠Seller won't negotiate below $515,000
- ⚠Inspection reveals $50,000+ in surprise repairs
- ⚠Seller refuses to address major safety issues
- ⚠Appraisal comes in significantly below your offer
- ⚠Your gut tells you something isn't right
Remember: There will always be other houses. Don't let emotions override financial sense.
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