Novato Case Study: $499,000 As-Is → $585,000 Sold

This Novato condo was competing with more than 24 other homes.

Many weren’t moving.

Our seller needed speed, and the property needed serious work.

Before we could even think about marketing, we had to resolve a difficult tenant situation. We could have waited out the full 60-day notice period with a potential dispute hanging over us.

Had we done that, we could still be holding the condo today.

Instead, careful negotiation got everyone moving forward.

First, We Tested the Market

The seller wanted to keep her upfront costs down.

So we tested the condo in its existing condition with cell-phone photos.

The offer: $499,000.

Now we had real information.

The seller chose to invest about $20,000 preparing the property for a stronger launch.

We replaced flooring and carpet, painted throughout, repaired walls and doors, handled lighting and smaller repairs, cleaned up the exterior, improved the landscaping, and worked with the HOA.

We didn’t fix everything.

We spent where we believed it would matter most.

Then the Dream Home Team Went to Work

This is where having a great team changed everything.

We brought in a local professional stager, professional photography, and a coordinated marketing campaign.

The condo looked amazing.

I also held an evening open house for the neighboring condo owners. They came out, shared what they knew about the community, and gave me even more insight into what makes the development special.

We didn’t need a string of open houses after that.

The property received an acceptable offer almost immediately.

We Did the Homework Too

We ordered a home inspection and were upfront about the repairs that still remained.

Because this was a condo and the HOA was responsible for major building components, we did not order a separate pest inspection.

We also researched the HOA early and discovered a previous HUD approval issue.

Rather than waiting for underwriting to uncover it, we raised it early. The buyer’s lender started working on it, the issue cleared in time, and the loan kept moving.

That is the kind of diligence buyers and sellers rarely see from the outside.

The Result

Listed at $579,000.

Sold for $585,000.

Under contract in 4 days.

Closed in 21 days.

Compare that with the original $499,000 offer in its previous condition.

The seller invested roughly $20,000 and ultimately sold for $86,000 more.

But price wasn’t her only goal.

Speed mattered.

Her condo is now sold, her down payment is ready, and we are actively looking for her next home.

We are no longer writing unlikely contingent offers and hoping someone accepts them.

It has been a bumpy ride.

But we are moving forward, and she now has a much stronger shot at getting into her new home soon.

The Bigger Lesson

Selling a condo in 2026-7 takes more than putting it on the MLS.

Preparation matters.

Pricing matters.

Marketing matters.

The HOA matters.

Timing matters.

And your team matters.

Unless you have time and money to spare, you need someone who knows what they’re doing.

Because sometimes the most expensive decision isn’t what you spend preparing your property.

It’s what you lose when you don’t.

Heather Wakefield
Associate Broker
Luxe Places International Realty
DRE #01924828
707-872-7744