Love, love, love the Sorrento home! I know it’s not staged but the interior is perfection and the courtyard is awesome!
Where are you finding photos of the Sorrento house? I can’t find any on zillow or realtor.com.
Regarding the chair in the corner, I say leave the chair where it is, remove the plant entirely, replace the plant with a small table with a bottle of wine and a glass, and add a small ottoman in front of the chair with a book lying face down on it, as if the person just got up for a moment. A nice pillow or throw on the chair would not hurt. Nuts to block the view with that plant.
I really don’t like that tall plant crammed in next to the door in another photo. looks very awkward. I don’t think anything is needed there, but if you want to add something, a tall thin sculpture or a long thin artwork would be good.
I saw a Youtube video tour of it. Beautiful house.
Thanks, notelling. I just watched it.
I actually loved what I could see as it whipped through the blue and pink vintage bathrooms. Don’t think ripping them out and putting in blah modern ones would enhance the house. Maybe doing something along the lines of a glass shower while retailing the rest, if possible. The kitchen could definitely use a makeover.
A beautiful house.
cb, when I do the math I get $1,890,000.
And I’m surprised that the difference in the locations is as much as $200K. I don’t live there, but I do know a bit of SD, and that seems to be a heck of a lot of difference. Your views are significantly better, so I think you could add not just $100,000, but maybe $125,000 or $150,000.
I think that, based on this comp, you should sell at ~$1,930,000. (I am a bit prejudiced toward yours, of course.)
ETA: In what universe does a kitchen remodel cost $25,000 and two baths only $25,000??
@VeryHappy: I want to know this, too! “ETA: In what universe does a kitchen remodel cost $25,000 and two baths only $25,000??”
CB, I wish I could induce you to come South for the winter to head up a kitchen remodel. We have half a dozen unused bedrooms, each with its own bathroom, so we could put up your wonderful carpenter and any other of the crew you might talk into coming. 
Congratulations CB on such a wonderful transformation. I could see the potential beauty in the living room before you began, but have no idea how you could turn the pre kitchen into the gorgeous functional room it is now.
Ok…this is picky, but it would bother me. In the pic of the back bedroom, there is a lamp on the nightstand that is blocking the window behind it. I think it looks bad. I don’t particularly like the lamp, but that the shade blocks the window really bothers me.
Any way to move that around…or get a different lamp…or something!
In the back bedroom, could you possibly put the bed at a diagonal in the back right corner? Then you could put one night table and lamp on the back wall in between the two windows, with maybe a simple hanging above it like that horizontal arabesquey thing. So the view down the hall would be a corner of the bed with the table, lamp, and hanging centered behind it. Or would that block the entrance to the bathroom (can’t remember where the doorway is)?
My agent is holding off on picking price until we are staged and taking photos. That is when we both get a good feel on how the house will present itself
I understand. I’m just offering what I hope are helpful (albeit pushy and numerous!) suggestions.
BTW, I don’t think you should underprice it or conservatively price it, in the hopes of getting a bidding war. There aren’t that many people in this price range, so you may get one offer and that’s it. Price it realistically but don’t be bashful.
For my numbers I have to use what a bank appraiser might use as values. They give diddly squat for upgrades.
BTW i think I did this kitchen for about $24,000 not counting the wall removal, ceiling vaulting, new subfloors, drywall and new plumbing and electrical. In a normal house you would not have to tear so much apart. It would be even less money if you don’t change the location of the sink or appliances, but what fun is that?
I didn’t add the $25k for baths to my analysis (bringing it up to $1.89mil) because I couldn’t tell whether a buyer would factor bathroom remodels into their thinking. So I left it out to be safe
Are you concerned that it might sell for more than the amount a bank will appraise it?
Well…if the folks want financing…the bank will be looking at the appraised value. I would guess that is the concern…that a buyer wouldn’t be able to get enough financing.
When I had a price for redoing my kitchen, it was about $40K --not counting the appliances. Contractors factor in profit.
Admittedly, my kitchen is bigger. But still.
Yes, I am very worried about bank appraisal. I need to be realistic about bank appraisal. Appraisers don’t give any value for “special” and they hardly give any value to panoramic views. If a property appraises much lower than contract price, and the buyers don’t have enough cash to offset the difference in down payment I leave myself open to nasty negotiation in the middle of escrow.
Sometimes we try to negotiate No Appraisal Contingency or I might take an offer over others where buyers have enough proof of funds to cover any difference. This turns into a big issue for a lot of flippers but for some reason I have never had an appraisal issue except for one downtown condo that had phenomenal views but was appraised same as similar unit without views.
I would guess that in this price range, buyers would not have trouble coming up with more cash if the appraisal is off.
And, not to put words in cb’s mouth, but I believe she has stated more than once that she needs a quick sale, she can’t sit on the house for 3 or 4 months trying to get the highest possible price. So the price will reflect that.
Well…she does need to factor in carrying costs too…and those can add up.
Still, I think this she is really nice. Just the size of the yard and end of road location distinguish it from many other properties in Point Loma.
cb, would it be prudent to get an appraisal from a bank before you set a price? It might not turn out to be the buyer’s bank and their bank might not accept it, but it might give both you and the buyer some piece of mind and might influence the buyer’s bank.
Would probably cost a couple of hundred $$$, but then you’d have information in advance.