Broker Opinion of Value
Apartment building valuation.
A free, confidential broker opinion of value for apartment owners in Santa Barbara, Ventura and San Luis Obispo counties, priced against our own closed sales by the brokers who would sell the building.
- Free, with no obligation to list
- Confidential: no marketing, no tenant contact
- Built on our own closings, not an algorithm
434
Closings
Since 2003
$1.5B+
Closed volume
Since 2003
6,000+
Units sold
Since 2003
47+
Years
On the Central Coast
What It Is
A market price, not an appraisal.
A broker opinion of value is our written estimate of what your building would likely sell for if it were offered today: the price range buyers would pay, and why. It rests on comparable sales, your building's income and expenses, and what we are hearing from active buyers.
It is most useful to owners weighing a sale in the next few years, planning an estate or trust decision, buying out a partner, or lining up a 1031 exchange. An appraisal, which a lender orders from a licensed appraiser, answers a different question.
What Goes Into It
Six inputs behind the number.
Your rent roll
Current rents against market rents, unit by unit, and when each lease turns over.
Operating expenses
Taxes, insurance, utilities and repairs, normalized to what a buyer will underwrite.
Our closed sales
Comparable sales from our own ledger of 434 closings since 2003, not only what is published.
Today's buyers
Who is buying in your submarket now, the returns they need and how they are financing.
The rules that apply
Local rent rules, such as Santa Barbara's and Oxnard's ordinances, and the state cap, priced into the income.
The building itself
Unit mix, condition, deferred maintenance and anything a buyer will discount, including permitting questions.
What You Receive
A number you can test.
- A written opinion of value with a recommended price range
- The comparable sales and rent comparisons behind the number
- The assumptions spelled out: price per unit, cap rate and gross rent multiplier
- A conversation about timing, preparation and the options other than selling
How It Works
Three steps.
- 1
Tell us about the property
The form takes a minute. An address and unit count are enough to start.
- 2
We gather the details
We ask for a rent roll and expenses, and walk the property if it helps the number.
- 3
We deliver the opinion
You get the written opinion of value and a call to walk through it, with no obligation to list.
Who Prepares It
The brokers who would sell it.
Steve GolisPrincipal & Founder · DRE #00772218
Jack GilbertSenior Associate · DRE #02197493
Aneta JensenSenior Associate · DRE #01994822
See every sale behind our numbers in the Track Record, or read a city page: Santa Barbara, Goleta, Santa Maria, Lompoc, Solvang, Ventura, Oxnard, San Luis Obispo.
Frequently Asked
Valuations,
answered.
What owners ask before they request a broker opinion of value.
What is a broker opinion of value?
A broker opinion of value (BOV) is a broker's written estimate of what a property would likely sell for in today's market, based on comparable sales, the property's income and expenses, and current buyer demand.
Is a BOV the same as an appraisal?
No. An appraisal is prepared by a licensed appraiser, usually for a lender. A BOV is a broker's view of how buyers would price the property if it were offered for sale today. It is useful for deciding whether and when to sell, but it is not an appraisal.
What does it cost?
Nothing. A broker opinion of value from the Golis Team is free, and there is no obligation to list your property with us.
What will you need from me?
The property address and unit count to start. For a precise number we will ask for a current rent roll and a recent operating statement, and may ask to walk the property.
Is the request confidential?
Yes. We do not market your property, contact your tenants or share your numbers without your permission.