Prepared privately for you · October 2026
1552 Berryessa Avenue,
and the move to what's next.
A strategy for selling your Ventura home with the certainty a reverse 1031 exchange demands — prepared by Dan Evans, First Team Real Estate.
A personal welcome
Thank you for the opportunity to talk about your home — and about the bigger move it's part of.
Before we meet, I wanted you to have a clear, calm picture of how I see the opportunity: what makes your home sellable, what the market is telling us, and how the sale fits alongside your replacement purchase in San Clemente. Nothing here is final. It's a starting point for a conversation we'll have together.
— Dan Evans
What I heard
Your priorities shape the plan.
Certainty over drama
A coordinated exchange
A strong, defensible result
The opportunity
A rare combination in East Ventura.
Buyers in the low-to-mid $1M range rarely find over 3,000 square feet, five true bedrooms, four baths and an attached garage — without HOA dues. Built in 2002 by Standard Pacific Homes within The Groves, your home sits squarely in that sought-after niche.
- —5 bedrooms · 4 baths · 3,067 sq. ft. · 2 stories
- —Approx. 6,100 sq. ft. lot · built 2002
- —Mediterranean architecture with tile roof and mature landscaping
- —Attached two-car garage · no monthly HOA
- —Ventura Unified School District
What makes the home sellable
The story buyers will respond to.
Space per dollar
Flexible floor plan
No HOA overhead
Curb appeal
Why buyers choose this community
Sunshine, space and easy access.
Inland microclimate
Everyday convenience
Regional connections
Distances are approximate and should be verified. School assignments are set by the district.
Likely buyer strategy
Who we'll reach — and how.
Local move-up buyers
Ventura and Oxnard owners needing more room. Reached through local agent outreach, First Team's Buyer Delivery System, and neighborhood marketing.
Buyers needing flexible space
Those who value multiple bedrooms and baths for guests, extended stays or home offices. Floor-plan-led photography and video tell this story.
Relocating professionals
Buyers from Los Angeles and Santa Barbara counties seeking more space per dollar. Reached through broad digital syndication and regional agent networks.
Your reverse 1031 exchange
Selling with the exchange in mind.
In a reverse exchange, the replacement property is acquired first — typically held by an Exchange Accommodation Titleholder — and the departing property is sold afterward. That reverses the usual sequence and puts a clock on the sale.
Under the IRS safe-harbor framework, the relinquished property generally must be identified within 45 days and the full exchange completed within 180 days of the titleholder acquiring the replacement. Your Qualified Intermediary, CPA and attorney lead the tax structure; my role is to make the sale side predictable within those windows.
This is general information, not tax or legal advice. Please confirm all dates and requirements with your exchange professionals.
How the sale supports the exchange
- —Realistic launch pricing to protect the timeline
- —Pre-listing inspections to reduce escrow surprises
- —Offer review weighted for certainty: financing, contingencies, timing
- —A shared calendar with your QI and escrow
- —Direct, frequent communication through closing
Replacement property
San Clemente homes you're considering
Current market context
What nearby buyers are actually paying.
Recent sales
| Address | Bd / Ba | Sq. ft. | Sold | $/sq. ft. | Closed |
|---|---|---|---|---|---|
| 1651 Delores Ct | 4 / 3.5 | 2,658 | $1,135,000 | $427 | Aug 2026 |
| 10101 Telephone Rd | 5 / 2.2 | 3,487 | $1,425,000 | $409 | May 2026 |
| 1297 Halifax Ct | 5 / 3 | 2,400 | $1,065,000 | $444 | May 2026 |
| 1525 Burnside Ave | 4 / 2.5 | 1,669 | $830,000 | $497 | Aug 2026 |
Current competition
| Address | Bd / Ba | Sq. ft. | List price | $/sq. ft. |
|---|---|---|---|---|
| 1540 Berryessa Ave | 5 / 4 | 2,944 | $1,099,000 | $373 |
| 1634 Salt River Ave | 4 / 3.5 | 2,810 | $1,220,000 | $434 |
| 10474 Mammoth St | 4 / 3 | 2,135 | $1,139,900 | $534 |
| 1242 Crestlake Ave | 4 / 3 | 2,000 | $1,035,000 | $518 |
| 1122 Casitas Ct | 4 / 2.5 | 2,354 | $989,000 | $420 |
| 978 Jasper Ave | 4 / 2.5 | 1,634 | $895,000 | $548 |
A lesson from next door
A nearby home of similar size was first offered at $1,350,000 and did not sell. It has since returned to market at $1,099,000. Launch pricing matters: the first weeks draw the most attention, and recovering from an over-ambitious start is costly.
Source: MLS data via CMA dated October 1, 2026. Information deemed reliable but not guaranteed.
Recommended launch strategy
Prepare, pre-market, then launch with momentum.
Suggested list price range
$1,100,000 – $1,300,000
Based on my comparative market analysis. We'll refine the launch price together after walking the home.
- 01
Prepare
Targeted repairs, pre-listing inspections and staging where it counts.
- 02
Capture
Professional photography, video and a detailed property brochure.
- 03
Pre-market
Sneak Preview and First Team's Buyer Delivery System build early demand.
- 04
Launch
Coordinated MLS, digital syndication, agent outreach and open houses.
Why my approach matters
Anybody can list a home. It's my job to sell it.
Hands-on through closing
Broker & loan originator
Appraisal & negotiation
Pricing discipline
Complex-transaction experience
350+ homes sold
How First Team strengthens the plan
A seller-performance platform behind your agent.
Decades of leadership
Operating in Southern California since 1976, with more than 250,000 properties represented.
Demand before launch
The Buyer Delivery System and Sneak Preview surface your home to active buyers and agents early.
Reach and reporting
Broad digital distribution, regional and national referral networks, and listing activity reporting so you see what's working.
Where helpful, programs such as First Impressions Concierge (preparation), FirstTeam Flex and Cash Offer+ (alternative sale paths) can be reviewed — we'll decide together whether any fit your exchange.
First Team listing presentation
The 2026 California Listing Presentation.
About me
Dan Evans
Broker · Licensed Mortgage Loan Originator · First Team Real Estate
I grew up in Orange County and have spent about 25 years in residential real estate, personally selling more than 350 properties across Southern California. My goal is for you to look back and feel the sale was much easier than you expected.
“He knew when to push, what to negotiate, and how to keep everything moving towards closing.”
— Brian & Aimee
“We never felt passed off to an assistant or lost in the shuffle.”
— Karen & Mike
What we will decide together
Our agenda for the meeting.
Let's talk
I look forward to helping you accomplish this exchange!
Bring your questions — and anything from your exchange professionals you'd like us to plan around.
Prepared by Dan Evans, First Team Real Estate. Not tax or legal advice. Data deemed reliable but not guaranteed.