EXECUTIVE SUMMARY
Offer Guide Strategy for 1523 Harbor View Dr, Mount Pleasant, SC 29464
A data-backed offer and appraisal strategy built from public records, neighborhood trends, and your on-site impressions.
SUMMARY NUMBERS
- List Price
- $525,000
- Estimated Appraisal Value
- $485,000
- Recommended Offer
- $485,000
- Appraisal Gap Risk
- +$40,000 · 7.6%
DATA QUALITY SCORE
Good Data Quality
Fair Market vs. Competitive Offer
Two clear paths: a fair-market offer anchored to public data, and a more competitive number if you're willing to lean into negotiation risk.
OPTION A
Fair Market Value Offer
$485,000
OPTION B
Competitive Offer
$505,000
Appraisal Gap Risk
High (+$40,000 · 7.6%)Visual comparison of list price, estimated appraisal value, and your recommended offer path.
Market Temperature & Property Indicators
Property Indicators
Days on Market
18
Price / Sqft
$233
Price Changes
None
Market Temperature
🌡️ Warm Market
The market is currently warm, with potential competing offers expected. 18 days on market suggests moderate demand.
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
Our Recommended Path
Offer Guide Recommendation: Option A · Fair Market Value Offer
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.
Be prepared to justify the offer based on repair needs and neighborhood factors.
If multiple offers appear: Consider increasing the offer incrementally if multiple offers are confirmed.
Step-by-Step Playbook
Use this as a script with your agent. It spells out how to open, how to respond, and when to walk away.
1️⃣ Initial Offer Terms
Earnest Money
$10,000 to show serious intent
Seller Credits
Request $15,000 for roof replacement
Inspection Period
15 days for thorough assessment
Closing Timeline
45 days for financing and repairs
4️⃣ Walk-Away Signals
If several of these stack up, it's a sign to protect your future self and move on.
- ⚠Seller won't negotiate below $515,000
- ⚠Inspection reveals $50,000+ in surprise repairs
- ⚠Appraisal significantly below purchase price
Walk-Away Price Guidance
$510,000
Don't exceed this price given the property's condition and needed work.
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