What You Receive: Sample Valuation, Pricing Plan & Net Sheet
Before you ask for a valuation or a listing plan, here's what the written work looks like. Every sample below uses a fictional home and invented numbers. They show the format and the reasoning, not a real client's result.
Fictional illustration1. Written home-value assessment
Property: 14 Example Crescent, London (a fictional home). Detached two-storey, 3 bedrooms, about 1,600 sq ft, single garage.
Comparable sales I relied on (fictional)
| Sale | Location | Price | Differences | Adjustment |
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| Comparable A (fictional) | Same street pocket, same model | Sold $648,000 | Similar size; kitchen updated 2019 | About equal |
| Comparable B (fictional) | Two streets over | Sold $672,000 | Finished basement; larger lot | Superior: about −$20,000 |
| Comparable C (fictional) | Same pocket, backs onto a busy road | Sold $629,000 | Original kitchen; road noise | Inferior: about +$15,000 |
Value range and reasoning
Likely selling range: $640,000 to $660,000 (fictional). Comparable A is the closest match and anchors the range. B sold higher because of its finished basement; C sold lower because of the road. I'd expect the top of the range only if the home shows as well as A.
What could move it
- Condition found at the walkthrough (roof, furnace, windows).
- How many similar homes are listed when you go to market.
- Anything a buyer's inspection might raise.
What I need from you: the address, any updates and their years, known issues, and a walkthrough (in person or by video) if I haven't seen the home. Timing: I confirm the delivery date with you after we've talked about the property; it depends on whether a walkthrough is needed.
Request your own written valuation →
Fictional illustration2. Seller pricing and positioning plan
| List price | $649,900 (fictional): inside the value range, below the next search bracket at $650,000, so the home appears for buyers searching up to $650,000. |
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| Who it's for | Move-up families and first-time buyers with family help; the plan lists what each group compares it against. |
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| Competition | The homes listed in the same pocket and price band when you go live, and how this one compares on layout, condition and lot. |
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| Before photos | A short prep list: paint, lighting, minor repairs, and what's not worth spending on. |
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| Launch | Photography, listing day, the first weekend, and matching to buyer contacts in my CRM. |
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| Review date | A set date to review showings and feedback together, and what would justify changing the price (and what wouldn't). |
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What I need from you: your timing, your next move, and the valuation above. Timing: the plan follows the valuation; I confirm when you'll have it.
How I sell a home →
Fictional illustration3. Seller net sheet
What the seller of the fictional home would walk away with. Same calculation as the seller net sheet calculator. The commission line is an invented example amount; your actual commission is whatever your listing agreement says.
| Estimated sale price | $650,000 |
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| Commission (flat amount) | −$25,000 |
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| HST on commission (13%) | −$3,250 |
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| Legal fees and disbursements | −$1,500 |
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| HST on legal fees (13%) | −$195 |
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| Mortgage balance paid out | −$312,000 |
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| Mortgage prepayment penalty | −$2,400 |
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| Mortgage discharge fee | −$400 |
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| Other selling costs | −$1,200 |
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| Closing adjustments (credit to you) | +$650 |
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| Estimated amount to you at closing | $304,705 |
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What I need from you: your mortgage payout statement (or balance and penalty estimate from your lender), and your lawyer's fee quote. Your own net sheet is prepared from your figures and the agreed price.
Real results, separately
These samples are illustrations. For documented outcomes with real clients' permission, see the case studies. For a property you're thinking of buying, ask for a personal assessment.
