PRICE: $498,000 USD
Price is “For Sale By Owner”
(This is the amount of cash that the buyer will need to pay for the property. There will be additional costs and fees for both buyer and seller that must be paid to complete transfer of title.)
VIP ANALYSIS
VIP means Value In Place. This is an established appraisal method that looks at what it really costs at current prices to provide a property with the improvements already completed. One of the sellers worked for a construction management company and used this technique professionally. Realtors are not trained or qualified to do such analysis. Typically, they can offer what are called “comparables”. These are prices desired by sellers pulled at random from the internet and are not, in fact, in any sense truly valuations.
Our own appraisal summarizes as follows:
Land Value: $360,000 USD
(based on recent title transfers in adjacent neighborhoods for property with less intrinsic value)
Structures: $220,000 USD
(Custom home, covered outdoor areas, workshop, plant nursery)
Infrastructure: $135,000 USD
(Internal roads and trails, drainage systems, entry gates, water systems, electric systems, and septic system)
Value enhancing elements including view, elevation, forest, organic soil* convenience, graded sites for construction/growing, unique elements like the Indian Rock, Bamboo Grove, and Pond: $120,000 USD
*The entire site has been organic (chemical free) for over 35 years!
Total: $835,000 USD
Please note: The Selling Price is a 40% reduction from the appraisal value. No further price reductions can be considered.
info@montaviaestate.com