Use the report as a discussion starter
The supporting report compares dated provider aggregates for Condominium and Single Family Residence within Cherry Creek* user-defined polygon in InfoSparks, provider-stated 0.9 square miles; All Price Ranges. The user-defined area is not an official municipal boundary, and the provider’s Single Family Residence label does not establish a detached-only group. The comparison does not decide what a specific property should be listed for or how an offer should be evaluated.
The condominium median Days in MLS changed by one day while the ratio rose from 97.2% to 97.7%; the Single Family Residence group showed 38 to 18 days while its ratio moved from 98.6% to 96.6%. That is a reason to separate a building-specific condominium comparison from a residence comparison, then examine the actual listing, condition and terms rather than treating one group’s aggregate as the other’s pricing signal.
Start with property type and location
Ask whether the comparison should center on a specific condominium building or on nearby Single Family Residence sales. A broad neighborhood label cannot replace a credible comparable set.
Separate condition from the headline median
Review renovation scope, floor plan, orientation, parking, outdoor space, lot characteristics and disclosure issues before using any area aggregate in a pricing discussion.
Plan for pricing and negotiation separately
Ask for the proposed launch position, the evidence supporting it, and a written plan for reviewing showings, offers and feedback. A final-list ratio is not an original-list discount and does not describe concessions.
Questions to ask when interviewing a listing agent
- Which properties form the closest comparison, and why were others excluded?
- How will the property’s condition, improvements, building or lot change the pricing and launch plan?
- What will be reported after launch, and how will terms beyond price be compared?
- What services, responsibilities and terms will be confirmed in writing for this property?
Rick’s listing process
Rick Janson is a Compass associate broker with a JD/MBA and a published Denver listing program covering preparation, photography, 3D tours, distribution and seller communication. The consultation is where property evidence, proposed services, responsibilities and written terms are confirmed.
The report’s final-list ratio is not a promise about a seller’s proceeds, original-list discount, concessions or negotiation outcome. Those questions require the actual property, market evidence and offer terms.