List Price vs Sale Price in a BPO: How to Set Both
Two numbers, sometimes four. Here is how to set list and sale price so they agree with each other and your comps.
Most BPO forms ask for at least two numbers: a suggested list price and a probable sale price. Many also ask for as-is and repaired values. Reviewers check that these numbers tell a consistent story.
Probable sale price
This is what you expect the property to actually sell for, supported by your sold comps. Start here. Adjust your comps for differences in size, condition and features, and reconcile them to one figure.
Suggested list price
This is what you would list the property at to achieve that sale in a reasonable time. In a balanced market it sits a little above the sale price. In a hot market it may be at or below, to attract offers. In a slow market, listing too high stretches marketing time.
Look at your active listings: where would the subject need to be priced to compete?
As-is versus repaired
If the form asks for both, the gap should roughly reflect the cost and appeal of the repairs you described. A $2,000 paint job does not justify a $40,000 difference. Explain big gaps.
Marketing time
Base it on days on market for your comps and current listings, not a default.
Consistency checks
- Sale price falls within your adjusted comp range.
- List price makes sense against active listings.
- Repaired minus as-is roughly matches your repair notes.
- Narrative numbers match the grid exactly.
Related: writing BPO comments.