THE SELLER ADVISOR©

MO RE TH A N YO U E X PE C T , E X A C TL Y WH A T YO U DE SE RVE .

Thank you for the opportunity to present this Listing Presentation &

Comparative Market Analysis (CMA). This Comparative Market Analysis will

provide you with the information necessary to determine the market value

and best possible pricing of your home.

Comparable properties included in this report were selected using criteria

that match your home’s location, specifications, and condition.

As for marketing, I’m confident you’ll be impressed with our systems,

approach, and results.

Again, thank you for the opportunity to be considered in the marketing and

sale of your home. I look forward to working with you!

Sincerely,

MAXIMUM DOLLAR.

MINIMUM TIME.

David A. NessBroker, DBR, NAR, CAR

ERA Real EstateThrive Group

303.946.1840 c303.731.4686 o303.957.2395 f

dave@ThriveDenver.com

ThriveDenver.com

www.ERA.com

SearchDenversHomes.com

ERA & THRIVE GROUP

Thrive Real Estate Group (Thrive) and ERA began working

together at the beginning of 2010.

With a classy office in the heart of Cherry Creek and highly

efficient staff, ERA brings a wonderful reputation in the real

estate industry. Thrive adds a strong presence in the

neighborhoods of Denver along with proprietary systems

that serve clients beyond their expectations.

The new relationship enhances the already first class

service of both companies, and expands the geographic

reach to offer services to even more clients.

All this has been executed with stylish, personalized service

that our clients have grown to.

Welcome to Thrive. Welcome to ERA. Welcome home.

WHY THRIVE?

BACKGROUND

Thrive Real Estate was born out of a development company. During those

days, the principals of Thrive were highly involved in neighborhood data

gathering, planning, design, construction, community relations, marketing,

advertising, sales, closings, and client relations. This experience is hard to

come by, very powerful and very unique.

As a seller, imagine working with the same people who planned, marketed,

and sold literally millions of dollars worth of properties under some of the

toughest expectations from developers. All of the same systems, business

models, technology, expertise and energy is now available to you, for your

home.

The choice is yours. The honor of working for you is ours.

BUSINESS MODEL

Thrive Real Estate has a powerful, simple model. We work in teams. In the

commercial real estate industry brokers usually work in pairs, relying on the

strengths and talents of each other. Nobody can be the best at everything.

When you work with Thrive brokers, you have the backing of the team, and will

often work with several people to execute the sale of your home with a worry

free experience.

The power of the commercial real estate industry just met the warmth of the

residential industry. The result is Thrive - more then you expect, exactly what

you deserve.

TECHNOLOGY

Quite simply, Thrive Real Estate has the capacity to

analyze more data, market knowledge, and trends

then the rest, thereby positioning us to provide

more accurate advice, guidance, and information

to our clients.

Our systems paired with the specific way we

leverage technology produces sophisticated

results that sophisticated clients are drawn to.

IT’S ALL ABOUT YOU

“Working with Dave Ness when I was selling my home and purchasing my new home

was a great experience. Dave was not only professional and experienced with all the ins and outs of real estate transactions…he went above and beyond what would normally be expected from a Realtor.”

Mindy Sawyer

CLIENT NEEDS SURVEY

1. Why did you originally purchase your home?

2. Why are you selling?

3. What is your moving time frame?

4. What is the best time of day to show your property (weekends &

weekdays)?

5. Describe your “perfect picture” of the process of selling your home from

now all the way through until it closes (time frame, pricing, showings).

6. What do you think your home is worth? Why?

7. Have you worked with a Realtor on selling a home in the past? What was

good and bad about that experience?

8. What are the top 3 things you would expect to get out of working with me?

RESUME

ABOUT DAVE

Objective

To provide superior guidance and negotiations to my clients leveraged by technology and service.

Work History

Modo Real Estate, LLC | 2005-2008 | Managing Partner - Sales & Marketing

1045 Clarkson Street, Denver – 19 units - Project Management

1366 S. Logan Street, Denver – 16 units - Marketing

188 S. Logan Street, Denver – 21 units - Project Management

500 E. 11th Street, Denver – 17 units - Sales & Marketing

1245 Columbine Street, Denver – 31 units – Sales & Marketing

636 Washington Street, Denver – 17 units – Sales & Marketing

271 Grant Street, Denver – 10 units – Sales & Marketing

1285 Albion Street, Denver – 24 units – Sales & Marketing

701 28th Street, Denver – 15 units – Sales & Marketing

ABOUT DAVE (CONT)

Rental Properties Held1045 Clarkson Street, Denver – Condo – Cash Flow

5422 S. Nevada Street, Littleton – Duplex – Cash Flow

468 Elati Street, Denver – Single Family Residence – Cash Flow

345-347 Delaware Street, Denver – Duplex – Positive Cash Flow & Flipped

1420 Uinta Street, Denver – Duplex – Positive Cash Flow

2360 E. Iliff Street, Denver – Condo – Break Even

Properties Syndicated1245 Corona Street, Denver – 17 unit Apartment Building - Cash Flow

636 Washington Street, Denver – 2 condo units – Cash Flow

1265 Colorado Blvd, Denver – Condo – Held & Flipped

1060 Bannock Street, Denver – Office Building – Cash Flow

865 Santa Fe Drive, Denver – Office Building – Held & Flipped

1355 Layfayette Street, Denver - Cash Flow

1001 E. 30th Street, Denver – Cash Flow

Thrive Real Estate Group, LLC | 2007 – Present | Managing Partner

2007 total transactions: 50

2007 sales: 9.4 million

2008 total transactions: 35

2008 sales: 7.6 million

2009 total transactions: 23

2009 sales: 7.1 million

ABOUT DAVE (CONT)

Accreditation

Realtor©, DBR, NAR, CAR, DIBS

Licenses and Certificates

Wealth Intelligence Academy - Short Sale Accreditation

Wealth Intelligence Academy - Creative Financing Solutions

Wealth Intelligence Academy - Foreclosures

Wealth Intelligence Academy - Lease Options

Managing Brokers License

Education

Armbrust Real Estate Institute – Colorado Real Estate Commission Licensing

References

Robin Deruyter

Julie Dunn

Todd McWhirter

Annie Whitney

Mindy Sawyer

Kevin Calame

THE TEAM

MEET MY TEAM

Lender

Matt Bliss

Spire Financial

Pre-Inspections

Jay HebbelmanStaging

Rebekah Huehnel

Contract Management

Adam CoxTitle Company

Jason Richards

THE M ISSION

ACCOMPLISHING THE MISSION

1. Needs Analysisa) Helps clarify the motivating reasons to sellb) Determine the seller’s timetable

2. Pricing Strategya) Determine the best selling price strategy

given current market conditions

b) Calculate resulting net sheet3. Property Preparation

a) Advise on repairs and improvementsb) Provide staging strategies

4. Marketing Strategya) Develop marketing plan

b) Establish marketing timetable5. Receive an Offer

a) Evaluate offers

6. Negotiating to Sella. Negotiate counteroffersb. Advise on final terms and conditions

7. Sella. Prepare post-contract work list

b. Advise on repairs and vendor services

8. Pre-close Preparationa. Coordinate and supervise document

preparationb. Provide pre-closing consulting

9. Closinga. Review closing documentsb. Resolve last-minute itemsc. Complete transaction

10. Post Closinga. Coordinate move

b. Assist with post-closing issuesc. Client for life

MARKETING

WEB MARKETING

As part of the Seller Advisor System, we will build a

customized, dedicated website for your home only. This

becomes the backbone of our internet marketing. Your

website will include:

• Introduction video overlay

• Photo gallery

• Virtual tour with music

• Google mapping

• Walk Score™

• Mortgage calculations

• Showing requests

• School information

• Demographics

• Customized downloadable brochure

• Social Media widgets & plugins

• And more…

E-MARKETING

Your home

SOCIAL MEDIA MARKETING

By leveraging the rapidly changing

marketing techniques on the internet, we

gain maximum exposure for your property.

Our reach is virtually boundless as “viral”

marketing begins to take root, bringing

buyers and sellers (you!) together.

The result? Maximum value in minimum

time.

MOBILE MARKETING

We live in a fast paced world, so buyers demand

fast paced

information.

The most effective way to

achieve this is with our Mobile

Marketing

System where buyers have

instant access to your homes

info and features.

PRINT MARKETING

STAGING

Home Staging has been proven to help

sell homes up to 50% faster and/or for an

average of 5-20% more than the

competition

Realtors will have great confidence in

showing your home to potential buyers

because they know it is Staged and Show

Ready!

Your property will show better than the

competition in marketing material and on

virtual tours (85% of consumers now view

potential properties through the internet)

By cleaning, de-cluttering, editing,

balancing and coordinating specific

rooms, your house becomes a focus for a

broader target audience, increasing the

likeliehood of multiple offers you will

receive for your listing. The Result? Selling

your home for TOP DOLLAR in the shortest

amount of time possible!

STAGING DATA

LEAD GENERATION &

CONVERSION

Reavtive Hope…

Most Realtors:

Proactive Process…

Thrive Lead Generation

& Conversion: Enter in MLS

Print flyers

Wait for calls

PRICING STRATEGIES. THAT WORK.

CORE PRICING CONCEPTS

Cost: The amount you paid for your home.

Market Price: The amount you ask for your home.

Value: The amount your home is worth to someone.

Appraisal Value: The amount your home is worth according to

the appraiser.

Market Value: The amount your home is priced at that appeals

to many buyers and causes a sale in a reasonable amount of

time.

“The opinion of the market is never wrong.”

Did you know there are several different “prices” of your

home, and they are all valid?

WHAT DOES NOT DETERMINE WHAT

YOUR HOME SHOULD SELL FOR?

What you paid for it.

How much money you want to make on it.

How much money you put into it.

What it appraises for.

What your mortgage balance is.

What your neighbor’s house is listed for.

How much it is insured for.

What the county assessor says it’s worth.

WHAT DOES DETERMINE WHAT

YOUR HOME SHOULD SELL FOR?

Today’s market conditions.

Today’s competition – buyer’s other choices.

Today’s interest rates.

Today’s economic conditions.

Buyer’s perception of condition.

Location.

Volume & Absorption Rates.

Amenities.

Style.

Square Footage.

Number of bedrooms and bathrooms (scaled).

Comparables*

VALUE DETERMINATION –

INTERNAL FACTORS

Amenities

Beds & Baths

Condition

Size & Style

Location

Inte

rna

lFa

cto

rs

VALUE DETERMINATION –

EXTERNAL FACTORS

Rates

Volume

Absorption Rates

Economy

Comps

Exte

rna

lFa

cto

rs

MAIN FACTORS WE CAN

CONTROL

Pricing

Marketing

Condition

Terms

MAIN FACTORS WE

CANNOT CONTROL

Market Conditions

Location

Motivation & Capability of

Buyers

Interest Rates

KEY MARKET FACTOR

DESCRIPTIONS

LocationLocation is the single greatest factor affecting home value. It is always one of the first characteristics people consider when looking for a

home; relocating may be the sole reason for buying a home. Consequently, neighborhood desirability and resale-ability are fundamental

to a property’s fair market value.

Photos & StagingWhen potential buyers are scanning numerous property sheets in search of their dream home, photos are essential. No matter how exciting

the listing description, nothing leaves a lasting first impression in the minds of buyers like quality illustrations, unique features which set a

property apart from the rest. Floor plans also give a layout for the reference of desired features.

CompetitionSmart buyers will always get a feel for the local market place and interpret value by weighing your property against prospects in the area.

These similar properties can give you a glimpse at how your project will stand out and help us set a realistic price that will give your project a

competitive edge and shorten the time on the market.

TimingThe real estate market may reflect a seller’s or buyer’s market. The number of buyers in the local market may vary depending on the

season, weather, and the economy. Market condition cannot be manipulated, but an individual tailored marketing plan can be

developed to combat unfavorable conditions accordingly.

ConditionAn aesthetically appealing home permits the buyer to appreciate the unique features rather than forcing them to think about how they will

adjust their lifestyle.

PriceIf the property is not appropriately priced, a sale may be delayed or even prevented. Reviewing the comparative market analysis of your

project and similar properties in the area will assist us in determining the best price. By knowing and listing within the estimated range of realistic market-set prices we will achieve the highest value with fewer days on the market.

MAXIMUM VALUE.

MINIMUM TIME.

Top practices you can do to get your home sold for

maximum value in minimum time:

• Improve the physical condition: pre-inspection.

• Improve the way it shows: staging.

• Improve the attractiveness of terms: closing, possession,

concessions, inclusions.

• Improve the accessibility: showings

• Improve curb appeal: landscaping

• Improve pricing so you are at the “front of the line”

relative to the comparables and competition.

THE PRICING PYRAMID

Top

Priced too high = poor quantity of offers

Middle

Priced right = good quality & quantity of offers

Bottom

Price too low = poor quality of offers

T IMELINE & COSTS

PREDICTIVE PRICING™

Most sellers report that their biggest source of stress is the

unknown…

What if you knew what your pricing strategy would be before

ever listing your home? We will provide you with a

mathematically based pricing strategy that also takes into

account subjective considerations.

Your unique pricing strategy will be set prior to listing your

home – you will know your top line and your bottom line.

You will also know when we will make pricing adjustments

and when we will hold firm, before marketing your home.

$ $$ $$$

HOW LONG WILL IT TAKE?

Many sellers (and Realtors) think this

question is subjective. Although there

are many subjective aspects to this

equation, objective, mathematical data

can be calculated to produce an

approximate time frame for selling your

home.

The following formula is known as the

“Absorption Rate”; it indicates about

how long your home should take to sell.

It is important to note that this formula is

a function of pricing your home

correctly – ie. In line with supply,

demand, comps, and the market…

THE COST OF SELLING

YOUR HOME

Most sellers underestimate the cost of selling their home. Likewise, most Realtors do not know

how to advise on the true cost of selling your home.

Our clients

benefit from our predictive software to calculate the true cost of selling their home, and their

financial outcome.

DATA & ANALYTICS

FEEDBACK & REPORTING

“What are

people

saying

about my

home?”

OUR SHOWING SERVICE

Our Professional Showing Service is a huge asset in the sale of your home. This service

is provided to you as part of our Seller Advisor Program…

•Call you before any showings are scheduled (unless you instruct otherwise)

•Verify the showing agent has a valid Colorado Real Estate License

•Help ensure security of your home

•Record all showings

•Aggregate feedback

•Track important statistics and report back to you

THE SHOWING PROCESS

Inbound Call

Information verification

Showing request logged

Confirmation from seller

Showing is completed

Feedback is collected

and reported

THE CLOSING

MY ROLE IN YOUR

CLOSING

Prepare closing instructions 60 MinutesReview Contract, review legal issues 60 MinutesInput pending date in Multiple Listing Service 15 MinutesProcess Earnest Deposit Check 30 MinutesMake copies of contract for all parties 35 MinutesLaunch & customer closing plan 60 MinutesProcess & deliver complete file to Lender 45 MinutesProcess & deliver complete file to Title Company 15 Minutes

Phone calls (15 calls each day @ 10 Minutes each for 30 days) 4500 MinutesSet up whole house inspections 60 MinutesMeet Inspectors and buyers for whole house inspection 180 MinutesDrive time 30 MinutesMeet appraisers for property appraisal 90 MinutesDrive time 30 MinutesPrepare market comparables for appraiser 60 MinutesReview comparable data for appraisers 30 Minutes

Prepare and mail closing instruction letters 20 MinutesReview Inspection Reports 60 MinutesPrepare Inspection Notices 30 MinutesRenegotiate contract due to Inspection Report 120 MinutesGet three repair bids per repair request 90 MinutesMeet contractors to receive repair bids 75 MinutesReview repair bids with seller 60 MinutesMeet repairmen to complete repairs 180 Minutes

Take new address photo for just moved cards 60 MinutesPrepare just moved cards for printer 45 MinutesReview title documents for title defects 30 Minutes

Weekly follow-up with lenders to track buyers loan 60 Minutes

Prepare closing instructions 60 MinutesWeekly follow-up with co-op agent to track file 60 MinutesSet-op time for closing & notify all parties 60 MinutesNegotiate contract issues & problems 120 MinutesOrder Closing statement for review 25 MinutesReview Closing statement for correct figures 60 MinutesPrepare Commission Statements 15 MinutesCompile all bills and receipts 60 Minutes

Renegotiate any closing walk-thru issues 60 MinutesInstall Sold Sign 30 MinutesNotify all parties of the closing figures 30 MinutesCorrect closing figures 30 MinutesPrepare closing packet for Buyers and/or Sellers 30 MinutesDeliver key at closing 30 MinutesPick up sold signs, remove lock box & keys 30 MinutesGo to closing 90 Minutes

Travel Time to closing 30 MinutesFollow-up calls 30 MinutesThank you letters 30 MinutesSold notice to MLS 15 MinutesMail survey letters 10 MinutesReferral letters to Past Customers 30 MinutesDonation to Make-A-Wish Foundation 30 MinutesClose out file 60 Minutes

Modify property web site 30 MinutesPrepare HUD 1 Tax Letter 30 MinutesTOTAL prep time in 30 day period 7,215 Minutes

MY ROLE IN YOUR

CLOSING

CLIENT EXPERIENCE

SELLER FEEDBACK…

“Working with Dave Ness when I was selling my home and purchasing my new home was a great experience. Dave

was not only professional and experienced with all the ins and outs of real estate transactions, he also became my

friend. He was there for me when I needed him to be. He was even there for those times that were above and

beyond what would normally be expected from a Realtor. On our way back from looking at a house, I had a flat tire

and Dave turned around and came back to help me. He changed the tire for me on I-25 in the dark, in the rain. Now that is what I call great service! Thanks, Dave!!!”

—Mindy Sawyer

“We were extremely impressed with Dave Ness and his entire Thrive Real Estate Group in both selling our existing

house and buying our new place. From helping us to stage our old house to creating a dedicated website, he was

very proactive to help ensure that it sold quickly - and it did! He was also great on the other end, negotiating with the

other agents and advising us on the whole inspection process. We had a great experience working with Dave and will definitely recommend him to friends and family!”

—Robin & Julie Dunn

“Dave is a class act and a true Professional in the Real Estate business. I met Dave at an Advanced Real Estate

Education course. Even though I was a fairly new agent, Dave always treated me as an equal. Dave has created a

very recognizable and successful brand in Thrive Real Estate. Dave always has a positive attitude and goes about his business in a calm and confident manner. He makes success look easy.”

—Chris D

“I felt really confident referring a friend of mine to Dave Ness to be her real estate agent. I have witnessed his

professionalism and respectful approach when working with clients. I was able to assure my friend that she will be in

good hands as Dave helps her find her the right home. The next time I need to buy or sell a property, I plan to ask

Dave Ness to be my agent. But in the meantime, I will continue to recommend him to all of my friends and family who need a good real estate agent.”

—Jake & Mandy Rutt

SELLER FEEDBACK…

“The moment I met Dave and the Thrive team I knew something was different. They approach marketing real

estate differently. They embrace the product and the surrounding neighborhood. Dave then relentlessly pursues

prospects, friends and even businesses…they are always optimistic, creative and energized by the marketing challenge. Working with the Thrive team in turn energizes us.”

—Charlie Woolley

“What is different about Dave Ness is he cares about you and your family. He works with his knowledge and

expertise, but also with his heart in helping you in your unique situation. He listens very well, and understands

what is important to you, your desires, dreams, and your budget.

Dave is on top of the newest and best strategies to help you sell your home: the marketing of our home was

superb, we had constant traffic based on his strategies. Dave works extremely hard to help you achieve your

goal. He makes himself available to you constantly, and is always there to listen, make suggestions or

encourage you in the transition phase of selling or buying.

“Dave is a creative problem solver; when we got feedback on our house he knew what changes to make and

how to do them in the most cost efficient way. When our house sold Dave helped us move, working alongside

all of our friends and family. Dave's quality of service is excellent and sets him above all other Realtors; but what

truly defines him as a one of a kind Realtor is his character. He does his job with integrity, professionalism,

respect, and a lot of heart! Much thanks to Dave and his team!”—Oat & Annie Whitney

TRANSPARENCY

THE BREAKDOWN

Paid to Buyers

Agent

2.8%

Paid to Listing Agent

3.2%

Total Commission

6%

Disclaimer: there is no “standard” commission; above figures are used for example purposes .

There is a one time

$299 transaction

fee charged at

closing.

DETAIL ON THE

BREAKDOWN

30%

10%60%

3.2% Listing Commission Example

Operating Expenses

Brokerage Fees

Profit

SAMPLE CONTRACTS

ADDITIONAL INFORMATION