The comps
Recent closed sales on your streets, not county-wide averages and not an automated estimate. I adjust for lot size, condition, layout and position, and I show you every sale I used.
Conejo Valley · Ventura County · San Fernando Valley
A listing price you can audit.
I'm a licensed California agent representing home sellers, and my background is in data engineering. Every price I give you arrives as a written brief: the comparable sales it came from, the adjustment applied to each one, and what those homes actually did once they hit the market. Check the work, and argue with it.
If your home sells for
$1,500,000
Mortgage left to pay off
$600,000
- Net to you$0
- Loan payoff$0
- Commission$0
- Closing costs$0
Estimated net to you
$0
Closing costs estimated at 1.1% for escrow, title, county transfer tax and customary seller fees. Some cities add their own transfer tax, and the City of Los Angeles adds a large one above $5M. Commission is negotiable and not set by law. Illustration only, not an appraisal or a quote.
What you get first
The pricing brief
Before there's a listing agreement, a sign or a commission, there's a document. It says what your home is worth right now and shows every sale that conclusion rests on, so you can check the work instead of taking my word for it.
- Every comparable sale is listed. Closed sales near you, with the adjustment applied to each and the reason for it.
- The market's own answer. Days on market and sale-to-list ratios for comparable homes, so the price is anchored to what buyers did, not what sellers hoped.
- A range, not a single number. With what each end of it costs you in time.
- Written down. You keep it, and you can hand it to another agent for a second opinion.
- No cost and no listing agreement. Plenty of people take the brief and do nothing for two years.
Pricing brief · page 1
Sample
Comparable sales, adjusted
| Comparable | Sold | Adjustment | Adjusted |
|---|---|---|---|
| Same street, 4 doors down | $1,412,000 | −$34,000 | $1,378,000 |
| Larger lot, one block east | $1,520,000 | −$71,000 | $1,449,000 |
| Same model, dated kitchen | $1,335,000 | +$52,000 | $1,387,000 |
| Corner lot, backs the road | $1,298,000 | +$63,000 | $1,361,000 |
18Median days on market, these comps
98.4%Median sale price to list price
3Competing actives right now
Recommended list range
$1,375,000 – $1,425,000
Sample layout with illustrative figures. Your brief uses real closed sales from your own streets, pulled the week it is written. A pricing brief is a comparative market analysis prepared by a licensed real estate agent. It is not an appraisal and is not prepared by a licensed appraiser.
Where I work
Three pockets, worked closely
I work a defined map on purpose. Knowing a set of neighborhoods well is worth more to a homeowner than knowing the whole county vaguely.
Ventura County
Camarillo93010 · 93012
Moorpark93021
Simi Valley93063 · 93065
Ventura93001 · 93003
Ojai93023
San Fernando Valley
Studio City91604
Sherman Oaks91423 · 91401
Encino91436 · 91316
Valley Village91607
North Hollywood91602
Toluca Lake91602
Conejo Valley
Thousand Oaks91360 · 91362
Westlake Village91361
Agoura Hills91301
Calabasas91302
Newbury Park91320
Oak Park91377
About
The record
Everything worth knowing before you pick up the phone, on one page, the way a property record reads.
Sagiv Levi
DRE 02301544 · California
- Role
- Licensed California real estate agent representing sellers. I work for the homeowner, and my side of the deal is disclosed in writing before anything is signed.
- How I price
- Every price comes as a written brief with its evidence attached. Comparable sales, the adjustment on each, days on market and sale-to-list. Not a number chosen to win the listing and then walked down in three weeks.
- Experience
- I am early in my real estate career and I would rather say so than dress it up. What I am not new at is analysis, and I have built the practice around the part I can do rigorously from day one.
- Background
- Data engineering. I build systems that turn messy records into answers people make decisions on, and I check them against what actually happened. Pricing a home is the same job with a smaller dataset.
- Where
- Ventura County, the Conejo Valley and the San Fernando Valley.
- Brokerage
- LA Property, responsible broker.
- Commission
- Agreed in writing before a listing begins, and always negotiable. Rates are not set by law and no board or association fixes them.
How I price a home
Three passes before a number leaves my mouth
Most listing appointments end with a price and a promise. This one ends with a price and the sales it came from, so you can argue with it.
The market's answer
What comparable homes actually did once listed: how long they sat, whether they cut, and what they closed at against asking. That tells you where the price stops being ambitious and starts being a problem.
The plan
What to fix and what to leave alone, what the first three weeks look like, and what we do if the market disagrees with us. Agreed before we list, not improvised after.
Questions
What homeowners ask first
What do you charge to list my home?
Commission is agreed in writing before any listing begins, and it is always negotiable. Rates are not set by law and no board or association fixes them. What you pay, and what if anything is offered to a buyer's agent, is decided in that conversation rather than assumed.
How do you arrive at the listing price?
Recent closed sales on your streets, adjusted for lot, condition and layout, then checked against how long comparable homes sat and what they closed at against asking. Every sale and every adjustment is written down in the brief. If you think one of the comps is wrong, say so, because that is a useful argument to have before we list rather than after.
Can I get the brief without listing?
Yes, at no cost and with no listing agreement. Plenty of homeowners want the analysis years before they sell, or want a second opinion on a number another agent gave them. Both are completely normal reasons to call, and you keep the document either way. One thing to be clear about: a pricing brief is a comparative market analysis, not an appraisal. If you need a formal appraisal, for a lender or a court, that has to come from a licensed appraiser.
Can my home be sold without going on the MLS?
It can be shown to a smaller circle of buyers first, and you can choose to keep it off the MLS entirely. Be aware that narrowing the buyer pool can cost you money on the final price. I will put that tradeoff in writing so you are choosing it deliberately rather than by accident.
Which areas do you cover?
Ventura County including Camarillo, Moorpark, Simi Valley, Ventura and Ojai. The Conejo Valley including Thousand Oaks, Westlake Village, Newbury Park, Agoura Hills and Calabasas. The San Fernando Valley including Studio City, Sherman Oaks, Encino and Valley Village.
How much have you sold?
I am early in my real estate career, and I would rather you hear that from me than find it out later. I am licensed under DRE 02301544 and my responsible broker is LA Property. What I have built the practice around is the part I can do rigorously from day one: the pricing brief, where every sale and adjustment is written down and you can check it or hand it to someone else to check. Weigh that against years in the business, and ask any agent you interview to show you their comps the same way.
Contact
Tell me about your home.
Send me the address and I will put the brief together. No cost, no listing agreement, and nothing becomes public unless you decide it should. A second opinion on a price another agent gave you is a perfectly good reason to get in touch.