ARV Positioning Calculator

Because the thing a cash buyer is judging is what the property costs them finished, not what they hand over at the table. A listing at sixty per cent of after-repair value with a roof and a kitchen to do is not a listing at sixty per cent of anything a buyer recognises — put the work back in and it may be at eighty. Quoting the price alone against value is the most common way a position gets described more attractively than it is, and it is usually accidental: the two conventions both exist and only one of them is what the buyer runs. This page uses the one the buyer runs, and it is the same convention the investor suite's maximum allowable offer calculator inverts, which is why the two agree.

This page will not tell you, because it does not know and neither does anything else in this software. Where deals actually go under contract depends on the metro, on the price band, on the condition of the house, on how deep the cash buyer list is that month and on what those buyers intend to do with it — none of which is on this page. That is why the comparison figure is a field you fill in rather than a number we supply: it is your observation of your own market, and everything below it on the page is a conditional on that observation. If you have not got one, the honest reading of this page is the headline alone, which is an exact statement about the three numbers you entered and nothing more.

No, and it deliberately never phrases anything that way. What it gives you is a conditional: if you moved to the position you entered, the price would work out at this figure and your fee at that one. The arithmetic is exact and the position is yours, so the implied price is a consequence of your own number rather than a recommendation from us. Deciding what to market at involves your buyer list, the seller's expectations, what the contract allows and how much time is left on it, and none of those is something a calculator can see. Stating a price a property ought to carry would be a valuation opinion, and that is not a claim this platform makes about anybody's house.

There is no standard answer and this page does not offer one. How long to leave a price alone depends on how it was marketed, how big the buyer list is, what the price band is doing and how much time is left on your contract, and a suggested interval would be a guess wearing the clothes of a rule. What the page does instead is let you write down the interval you have decided on, alongside the days already gone, and subtract the two. The date is yours, the countdown is arithmetic, and nothing fires when it passes: no colour changes, no figure appears and nothing on the page suggests a price should move. It is a diary line beside the number you would be making the decision against.

Because your contract price does not move when the marketed price does, so every dollar of the change lands on the fee. It is an identity rather than a finding: the fee is the marketed price less the contract price, and the contract price is fixed by an agreement you have already signed. It is worth seeing stated in dollars anyway, because that is the form of the consequence you actually feel — a change of a few points of after-repair value on a house in the low three hundreds is several thousand dollars of fee, which is a much more legible fact than the percentage that produced it. The small table on the page walks a few points either side of your own number for the same reason.

A great deal, and it is worth being explicit about it. The position is one number computed from three, and it says nothing about the condition of the house against the comps that produced the after-repair value, whether that value is right, the neighbourhood, the layout, whether the work is a cosmetic refresh or a structural one, how the photographs look, whether the buyer list has money this month, or whether the terms you are offering suit anybody. A price that is well positioned on this arithmetic and is not moving is usually telling you that one of those is the constraint rather than the price. This tool cannot see any of them.