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Upstairs, generously sized family room provides another inviting space to unwind, complemented by sweeping views of the picturesque surroundings. The expansive master suite includes a completely upgraded primary bathroom, large walk-in closet, and incredible views of the city, sunsets, pool and backyard. Step outside to your own backyard oasis, where a relaxing jacuzzi awaits, room to build a pool, bbq area. This outdoor space offers endless possibilities for entertaining or simply enjoying the natural beauty around you. With energy-efficient solar panels, electric car charger, security cameras, and an attached 3-car garage, spacious driveway for extra parking (can park 3 cars on driveway), this home is as practical as it is beautiful. Located near Olive Hills Park, convenient shopping, restaurants, and highly-rated schools (7+), low HOA, this home offers the perfect blend of comfort, convenience, and luxury. 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Buyers and their agent are to conduct their own due diligence and verify to their satisfaction.]","sale_rent":null,"school_district":"Orange Unified","school_elementary":"Nohl Canyon","school_high":"Villa Park","school_middle":"Cerro Villa","showing_inst":"Please TEXT Vy (714) 909-8808 to schedule showing. 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Indoor Laundry with Built-In Cabinets and Direct Access Three Car Garage with Workshop Area. Located in a Highly Sought-After School Zone: Serrano ES, Cerro Villa MS, and Villa Park HS. Additionally, Walking Distance to Orange Lutheran High School. Short Drive to Restaurants, Shopping, and Eisenhower Park. Easy Access to 22/55/91/57 Freeways. No Mello-Roos! 2121 E. Vista Mesa Way is a Must See!","remarks_private":"APPT ONLY, EASY TO SHOW. SHOWING MUST BE CONFIRMED BY TEXT @ 714-853-5088. \\\\\\\"Father passed away peacefully in the home of natural causes on May 15, 2026.\"///\r\n\r\n**EMAIL ALL QUESTIONS TO OFFER@KBRE.COM. OFFERS SHOULD BE EMAILED IN ONE PDF WITH PROOF OF FUNDS & PRE-QUAL LETTER TO: OFFER@KBRE.COM ******\r\n\r\nAny numerical statements regarding square footage, room dimensions and/or lot size are approximations only and have not been verified by Seller or Broker. 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Name":"Vista Royale","Association Y N":"Yes","Attached Garage Y/N":"Y","Builder Model":"C Plan 3","Builder Name":"Fieldstone Company","Community Features":"Curbs, Biking, Hiking, Sidewalks","Construction Materials":"Brick, Stucco","Contract Status Change Date":"2026-06-17T00:00:00","Cooling":"Central Air","Elevation Units":"Feet","Exterior Features":"Barbecue Private","Flooring":"Tile, Wood","Heating":"Forced Air","Interior Features":"Built-in Features, High Ceilings, Ceiling Fan(s), Recessed Lighting, Open Floorplan, Cathedral Ceiling(s), Granite Counters","Land Fee/Land Lease":"Fee","Levels":"Two","Listing Terms":"Cash To New Loan, Cash","Lot Features":"Lot 6500-9999, Landscaped, Park Nearby, Front Yard, Back Yard, Lawn, Yard","Parking Total":"6","Patio And Porch Features":"Covered, Stone, Patio","Pool Features":"In Ground, Waterfall, Private, Salt Water","Pool Private Y N":"Yes","Property Attached Yes/No":"No","Property Condition":"Turnkey, Updated/Remodeled","Road Surface 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Pfannenstiel","phone":"949-229-0981","email":"leland@jordanbennettonline.com"}},"agent_sell":{"table":{"id":"285749","name":"Stephen Thomas","phone":"714-998-8300","email":"steve@thomasrealestategroup.com"}},"office_list":{"table":{"name":"Regency Real Estate Brokers","phone":"949-707-4400"}},"office_sell":{"table":{"name":"Thomas Real Estate Group","phone":"714-998-8300"}},"sqft_fields":{"table":{"Living Area":2179,"Lot Size Square Feet":8000}}},"geo_lat":"33.833744","geo_lon":"-117.828065","geo_address":null,"created_at":"2026-10-26T17:49:52.000-07:00","updated_at":"2026-10-26T21:42:13.000-07:00","hide":false,"position":4,"price":1738050,"status":"Closed","prop_type":"Single Family Residence","status_as_letter":"S","beds":4,"baths":"2.5","dom":5,"sqft":2179,"price_list":1599900,"price_sold":1790000,"date_list":"2026-02-21","date_sold":"2026-06-17","geo_source":null,"rating":null,"comment":null,"note":null,"street":"2704 North Vista Heights Avenue","status_as_color":"D22D2D","price_raw":1790000,"baths_full":2.0,"baths_three_quarter":null,"baths_half":1.0,"baths_quarter":null,"lotsize":8000.0,"mls_photo_proxy":"swap","adjustments":[{"id":24863231,"listing_id":1628488033,"name":"Subject view is smaller ","value":-30000,"created_at":"2026-10-26T21:31:13.000-07:00","updated_at":"2026-10-26T21:38:46.000-07:00"},{"id":24863232,"listing_id":1628488033,"name":"Subject living room has carpet and multiple floor style","value":-10000,"created_at":"2026-10-26T21:32:03.000-07:00","updated_at":"2026-10-26T21:32:03.000-07:00"},{"id":24863233,"listing_id":1628488033,"name":"Subject doesn't have BBQ in backyard","value":-8000,"created_at":"2026-10-26T21:33:16.000-07:00","updated_at":"2026-10-26T21:33:16.000-07:00"},{"id":24863234,"listing_id":1628488033,"name":"Subject living size is 687 sqft bigger","value":103050,"created_at":"2026-10-26T21:34:29.000-07:00","updated_at":"2026-10-26T21:34:29.000-07:00"},{"id":24863235,"listing_id":1628488033,"name":"All bathrooms are remodeled ","value":-50000,"created_at":"2026-10-26T21:35:58.000-07:00","updated_at":"2026-10-26T21:35:58.000-07:00"},{"id":24863236,"listing_id":1628488033,"name":"All Bedrooms no carpets","value":-15000,"created_at":"2026-10-26T21:36:29.000-07:00","updated_at":"2026-10-26T21:36:29.000-07:00"},{"id":24863237,"listing_id":1628488033,"name":"3 bedrooms on title vs 4 bedrooms","value":-15000,"created_at":"2026-10-26T21:37:26.000-07:00","updated_at":"2026-10-26T21:37:58.000-07:00"},{"id":24863238,"listing_id":1628488033,"name":"Subject lot size is bigger 2200 sqft","value":33000,"created_at":"2026-10-26T21:38:42.000-07:00","updated_at":"2026-10-26T21:38:42.000-07:00"},{"id":24863239,"listing_id":1628488033,"name":"Nicer backyard with fireplace","value":-45000,"created_at":"2026-10-26T21:39:54.000-07:00","updated_at":"2026-10-26T21:40:17.000-07:00"},{"id":24863240,"listing_id":1628488033,"name":"Subject has multiple different paint interior","value":-15000,"created_at":"2026-10-26T21:41:27.000-07:00","updated_at":"2026-10-26T21:41:27.000-07:00"}]}],"my_recent_sales":[],"subject_property":{"id":72454020,"report_id":82548409,"address":"2204 East Vista Mesa Way, Orange, California 92867","geo_lat":"33.833063","geo_lon":"-117.830969","geo_address":null,"created_at":"2026-10-26T17:49:49.000-07:00","updated_at":"2026-10-26T23:31:23.000-07:00","photo_file_name":null,"photo_content_type":null,"photo_file_size":null,"photo_updated_at":null,"price":null,"sqft":2866,"beds":3,"baths":"3.0","geo_source":"mapbox","year_built":"1982","lot_size":"10,200","lot_dims":null,"city":"Orange","area":"","subdivision":"","style":"","taxes":"6216","garages":"","zip":"92867","price_estimate":1716922,"acres":0.23415977961432508,"deleted_at":null,"sqft_type":"Living Area","land_measurement":"sqft","assoc_fee":null,"county":null,"prop_type":null,"prop_sub_type":null,"sale_rent":null,"school_district":null,"school_elementary":null,"school_high":null,"school_middle":null,"state":"CA","note":"According to previous listing: 4 bedroom and 1 office space which can be a 5th bedroom. \nLot Size: 10,200 Sqft","street":"2204 E Vista Mesa Way","city_state_zip":"Orange, CA 92867","price_range":{"min":0.0,"max":0.0,"sep":""},"net_sheet_items":[],"photo":""},"pages":[{"key":"agent-resume","title":"Agent Resume","footer_title":"Agent Resume","content":"
\n
\n
Cloud CMA
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\n Vy Tran\n\n \n\n \n \n

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Free Trial
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Affiliation

\n\n\n

Experience

\n\n\n

Education

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Professional Associations

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Personal Information

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\n
","excerpt":"First Team Real Estate Experience 1 Education 1 Professional Associations 1 Personal Information 1","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"our-company","title":"Our Company","footer_title":"Our Company","content":"
\n
Cloud CMA
\n

\n First Team Real Estate\n\n \n\n \n \n

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Free Trial
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\n\tOur company is a multifaceted business that operates with you, the customer, at the forefront of our day-to-day operations. We are well known and respected in the community and our philosophies are based on both honesty and integrity. As a client centered business, you will receive personal service and be backed by a reputable company.\n

\n\n

\n\tWe implement multi-level marketing strategies that benefit our clients with every transaction. Our real estate agents have extensive access to information about the communities in which they deal. This includes, but is not limited to: schools, populations, recreation, entertainment, home values, growth potential and surrounding areas. Many agents live in the areas we serve and therefore can more accurately overcome potential obstacles and focus on the unique needs of our clients.\n

\n\n

\n\tOur commercial division is well-equipped to provide today's growing number of real estate investors with opportunities for both income and commercial properties.\n

\n\n

\n\tThe real estate market is always changing and as a result, our agents regularly attend training sessions and events to further their knowledge and be sure that they are focusing on current conditions that affect today's buyers and sellers. This type of training is imperative if we are to be successful in obtaining top dollar on home sales. Our goal is to make sure that we satisfy the special needs of all of our clients and at the same time make the process and transactions go as smoothly as possible.\n

\n\n

\n\tOur company is dedicated to maintaining a professional, trustworthy relationship with our clients. One way this can be seen is through this Comparative Market Analysis (CMA) which you hold in your hand. This CMA compiles the most current and accurate information relevant to the sale of your home. Seeing that this is perhaps your most valuable asset, it is imperative that you be equipped with the most complete information possible related to the pricing and marketing of your home.\n

\n\n
","excerpt":"","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"what-is-a-cma","title":"What is a CMA?","footer_title":"What is a CMA?","content":"
\n
Cloud CMA
\n

\n What is a CMA\n\n \n\n \n \n

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Free Trial
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\n\n\n
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No two homes are identical, which is why choosing a sales price or offer price for a home can be challenging. That's where the comparative market analysis, or CMA, is most useful.

\n\n
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What is a CMA?

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The CMA is a side-by-side comparison of homes for sale and homes that have recently sold in the same neighborhood and price range. This information is further sorted by data such as type of home, number of bedrooms, number of baths, lot size, neighborhood, property condition and features, and many other factors. The purpose is to show estimated market value, based on what other buyers and sellers have determined through past sales, pending sales and homes recently put on the market.

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How is the CMA created?

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CMAs are generated by using property information from your real estate agent's multiple listing service (MLS). The MLS is available to licensed members only, including brokers, salespeople, and appraisers, who pay dues to gain access to the service's public and proprietary data, including tax roll information, sold transactions, and listings input by all cooperating MLS members. Listing agents generate CMAs for their sellers, and buyer's agents create them for their buyers so both sides know what current market conditions are for the homes they're interested in comparing.

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How accurate are CMAs?

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The CMA is a here-and-now snapshot of the market, based on the most recent data available, but it can instantly be rendered obsolete by a new listing, or a change of status in a home with the same criteria. Why? The market is constantly changing - new listings, pending sales, closed sales, price reductions, and expired listings.

\n

CMAs can vary widely, depending on the knowledge and skill of the person creating the CMA as well as the number and type of data fields that are chosen. That means some features may not be included.

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As informative as the CMA is, it should only be used as a tool and should not substitute for your real estate professional's knowledge and advice.

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","excerpt":"The CMA is a side-by-side comparison of homes for sale and homes that have recently sold in the same neighborhood and price range. This information is further sorted by data such as type of home, number of bedrooms, number of baths, lot size, neighborhood, property condition and features, and many other factors. The purpose is to show estimated market value, based on what other buyers and sellers have determined through past sales, pending sales and homes recently put on the market. CMAs are generated by using property information from your real estate agent's multiple listing service (MLS). The MLS is available to licensed members only, including brokers, salespeople, and appraisers, who pay dues to gain access to the service's public and proprietary data, including tax roll information, sold transactions, and listings input by all cooperating MLS members. Listing agents generate CMAs for their sellers, and buyer's agents create them for their buyers so both sides know what current market conditions are for the homes they're interested in comparing. The CMA is a here-and-now snapshot of the market, based on the most recent data available, but it can instantly be rendered obsolete by a new listing, or a change of status in a home with the same criteria. Why? The market is constantly changing - new listings, pending sales, closed sales, price reductions, and expired listings. CMAs can vary widely, depending on the knowledge and skill of the person creating the CMA as well as the number and type of data fields that are chosen. That means some features may not be included. As informative as the CMA is, it should only be used as a tool and should not substitute for your real estate professional's knowledge and advice.","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"multiple-listing-service-seller","title":"Sellers: What is the MLS?","footer_title":"Sellers: What is the MLS?","content":"","excerpt":"","config":null,"url":"https://mlsintheknow.org/for-sellers/","is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"multiple-listing-service-buyer","title":"Buyers: What is the MLS?","footer_title":"Buyers: What is the MLS?","content":"","excerpt":"","config":null,"url":"https://mlsintheknow.org/for-buyers/","is_custom":false,"is_pdf":false,"is_hidden":true},{"key":"comps","title":"Comps","footer_title":"Comps","content":"","excerpt":"","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"average-pricing","title":"Average Pricing","footer_title":"Average Pricing","content":"","excerpt":"","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"average-price-per-sqft","title":"Average Price/Sq Ft","footer_title":"Average Price/Sq Ft","content":"","excerpt":"","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"average-price-per-acre","title":"Average Price/Acre","footer_title":"Average Price/Acre","content":"","excerpt":"","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"time-to-sell","title":"Time to Sell","footer_title":"Time to Sell","content":"","excerpt":"","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"online-valuations","title":"Online Valuations","footer_title":"Online Valuations","content":"","excerpt":"","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"suggested-list-price","title":"Suggested List Price","footer_title":"Suggested List Price","content":"","excerpt":"","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"marketing-action-plan","title":"Marketing Action Plan","footer_title":"Marketing Action Plan","content":"
\n
Cloud CMA
\n

\n Marketing Action Plan\n\n \n\n \n \n

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Free Trial
\n
\n\n\n
\n

Below are a few of the services we can provide as part of the marketing of your home. Before we can get started, the first important step is to:

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First Week

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Second Week

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Third Week

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Ongoing activities

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","excerpt":"Sign and complete the Listing Agreement Enter listing into the MLS system. Put up \"For Sale\" yard sign. Install lock box. (optional) Schedule time to shoot property photos. Review showing procedure. Prepare property flyer. Syndicate listing to real estate websites. Invite brokers and agents to tour home. Begin agent to agent marketing efforts. Review and update status. Hold Open House. Show property to potential buyers. Follow-up on Internet leads. Monitor market conditions. Monitor comparable properties for sale. Monitor foreclosures and short sales in market.","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"importance-of-intelligent-pricing","title":"Intelligent Pricing & Timing","footer_title":"Intelligent Pricing & Timing","content":"
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Cloud CMA
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\n Intelligent Pricing and Timing\n\n \n\n \n \n

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Free Trial
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\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n
\n\n\t

Pricing a home for sale is as much art as science, but there are a few truisms that never change.

\n \n\t

Fair market value is what a willing buyer and a willing seller agree by contract is a fair price for the home. Values can be impacted by a wide range of reasons, but the two biggest are location and condition. Generally, fair market value can be estimated by considering the comparables - other similar homes that have sold or are currently for sale in the same area.

\n\t

Sellers often view their homes as special, which tempts them to put a higher price on it, believing they can always come down later, but that's a serious mistake.

\n\t

Overpricing prevents the very buyers who are eligible to buy the home from ever seeing it. Most buyers shop by price range and look for the best value in that range.

\n
\n\n\n
\n
Cloud CMA
\n

\n Intelligent Pricing and Timing\n\n \n\n \n \n

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Free Trial
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\n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n \n\t
\n\n\t

Your best chance of selling your home is in the first two weeks of marketing. Your home is fresh and exciting to buyers and to their agents.

\n\t

With a sign in the yard, full description and photos in the local Multiple Listing Service, distribution across the Internet, open houses, broker's caravan, ads, and email blasts to your listing agent's buyers, your home will get the greatest flurry of attention and interest in the first two weeks.

\n\t

If you don't get many showings or offers, you've probably overpriced your home, and it's not comparing well to the competition. Since you can't change the location, you'll have to either improve the home's condition or lower the price.

\n\t

Consult with your agent and ask for feedback. Perhaps you can do a little more to spruce up your home's curb appeal, or perhaps stage the interior to better advantage.

\n\t

The market can always change its mind and give your home another chance, but by then you've lost precious time and perhaps allowed a stigma to cloud your home's value.

\n\t

Intelligent pricing isn't about getting the most for your home - it's about getting your home sold quickly at fair market value.

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","excerpt":"Pricing a home for sale is as much art as science, but there are a few truisms that never change. Fair market value attracts buyers, overpricing never does. The first two weeks of marketing are crucial. The market never lies, but it can change its mind. Fair market value is what a willing buyer and a willing seller agree by contract is a fair price for the home. Values can be impacted by a wide range of reasons, but the two biggest are location and condition. Generally, fair market value can be estimated by considering the comparables - other similar homes that have sold or are currently for sale in the same area. Sellers often view their homes as special, which tempts them to put a higher price on it, believing they can always come down later, but that's a serious mistake. Overpricing prevents the very buyers who are eligible to buy the home from ever seeing it. Most buyers shop by price range and look for the best value in that range. Your best chance of selling your home is in the first two weeks of marketing. Your home is fresh and exciting to buyers and to their agents. With a sign in the yard, full description and photos in the local Multiple Listing Service, distribution across the Internet, open houses, broker's caravan, ads, and email blasts to your listing agent's buyers, your home will get the greatest flurry of attention and interest in the first two weeks. If you don't get many showings or offers, you've probably overpriced your home, and it's not comparing well to the competition. Since you can't change the location, you'll have to either improve the home's condition or lower the price. Consult with your agent and ask for feedback. Perhaps you can do a little more to spruce up your home's curb appeal, or perhaps stage the interior to better advantage. The market can always change its mind and give your home another chance, but by then you've lost precious time and perhaps allowed a stigma to cloud your home's value. Intelligent pricing isn't about getting the most for your home - it's about getting your home sold quickly at fair market value.","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"client-testimonials","title":"Client Testimonials","footer_title":"Client Testimonials","content":"
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\n Client Testimonials\n\n \n\n \n \n

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Here's a list of my happy customers!

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Customer 1

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Customer 2

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Customer 3

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","excerpt":"Here's a list of my happy customers! Customer 1 Customer 2 Customer 3","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"listing-paperwork-overview","title":"Listing Paperwork Overview","footer_title":"Listing Paperwork Overview","content":"
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Cloud CMA
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\n Listing Paperwork Overview\n\n \n\n \n \n

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It is my job to bring you an offer that you want, at the price you want, at the terms you want.

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To begin that process we need to complete the listing agreement paperwork. This will let me start the process of marketing and selling your home, but it also serves to protect you and your assets. Here's an overview of the information I will need to begin the process of selling your home. I'm going to start off with the top 5 pieces of information we capture in the listing agreement.

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  1. First off I'm going to need basic information like your name and the address of the property we are listing for sale.
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  2. We also want to agree on what types of offers we can accept.
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  3. We need to include the agreed-upon list price.
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  4. We will also document what my compensation will be when the property is sold.
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  5. One of the most important aspects of a listing agreement is to highlight what items are not included with the sale of the property. For instance, is there a chandelier you want to take with you?
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Here is some other important information we will also capture in the listing agreement.

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There may be other information that is tied to state or local regulations but I will make sure to go over these while we are completing the paperwork.

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","excerpt":"To begin that process we need to complete the listing agreement paperwork. This will let me start the process of marketing and selling your home, but it also serves to protect you and your assets. Here's an overview of the information I will need to begin the process of selling your home. I'm going to start off with the top 5 pieces of information we capture in the listing agreement. First off I'm going to need basic information like your name and the address of the property we are listing for sale. We also want to agree on what types of offers we can accept. We need to include the agreed-upon list price. We will also document what my compensation will be when the property is sold. One of the most important aspects of a listing agreement is to highlight what items are not included with the sale of the property. For instance, is there a chandelier you want to take with you? Here is some other important information we will also capture in the listing agreement. How I handle multiple offer situations Required disclosures Indemnification Fair housing HOA details Special Assignments? Yard Sign Lockbox Is the property vacant or leased, how long? Tax Mediation Was or is the house in foreclosure Has a notice of default been issued State laws Internet marketing permission There may be other information that is tied to state or local regulations but I will make sure to go over these while we are completing the paperwork.","config":null,"url":null,"is_custom":false,"is_pdf":false,"is_hidden":false},{"key":"cover-letter","title":"Cover Letter","footer_title":"Cover Letter","content":"
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October 26, 2026

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Dear 2204 E Vista Mesa Way,

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\n\t\t\tI appreciate the opportunity to share my business plan with you.\n\t\t

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\n\t\t\tIn order to inform you about the current happenings in today's market, I have prepared this comparative market analysis (CMA) especially for you. There are many properties on the market today, and each has different amenities, sizes, and values. By reviewing this CMA, you will have the information needed to price your home in the appropriate range in today's market.\n\t\t

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\n\t\t\tHome buyers always do a lot of comparison shopping. In today's market it is especially important to price your home right from the beginning and to get it \"show ready\". There are many homes available in all price ranges, but the homes that are priced right and show well are the ones that bring in qualified buyers.\n\t\t

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\n\t\t\tPart of this package includes a detailed copy of my personal marketing plan. We will certainly go over this in detail so that you feel comfortable to entrust your home sale to me. I am sure that once you review the plan, you will feel very satisfied with me marketing your home.\n\t\t

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\n\t\t\tMy goal is to help you sell your home quickly and at a fair market value. I look forward to working with you on the sale of your home.\n\t\t

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\n Sincerely,\n

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Vy Tran

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","excerpt":"October 26, 2026 Dear 2204 E Vista Mesa Way, Vy Tran","config":null,"url":null,"is_custom":true,"is_pdf":false,"is_hidden":true},{"key":"my-recent-sales","title":"My Recent Sales","footer_title":"My Recent Sales","content":"
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Cloud CMA
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\n My Recent Sales\n\n \n\n \n \n

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MLS #AddressBedsBathsSqFtPrice
\n 1\n \n Subject\n 2204 E Vista Mesa Way\n \n 3\n \n \n \n 3.00\n \n \n 2,866\n \n -\n
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