Sellers Reserve · Listing Presentation · Cypress Point, Mission Viejo
Elevated living. Exceptional outlook. One opportunity.
Address
27784 Inverness #25, Mission Viejo, CA 92692
Auction
Sunday, November 22, 2026
Presented by
Michael Mahon & Cindy Chin
Illustrative image. Property photography to follow after inspection.
01 · A rare opportunity
Unit 25 has not been offered since 2007. Rather than set an asking price and wait for concessions, Sellers Reserve takes 27784 Inverness to market with a focused campaign, qualified buyers and a defined decision date, Sunday, November 22, 2026, protected by a reserve you approve.
02 · Understanding your property
1,439
Interior sq ft
2 / 2
Beds / baths
1985
Year built
$490K
Last recorded sale, 2007
Reported panoramic views and balconies are the lead story, once verified on site.
Low maintenance living with HOA managed grounds and amenities.
Near Casta del Sol golf and Lake Mission Viejo recreation, rights to be confirmed.
Recorded history
May 1986
Sold $155,500
Oct 1990
Sold $202,500
Jan 2002
Sold $275,000
Apr 2007
Listed at $499,900
Jun 2007
Sold $490,000
Dec 2013
Ownership event, no price
A long holding period suggests significant equity, but mortgage balance, occupancy, motivation and tax position are not assumed. The 2013 event should be checked against title.
03 · Direct competition
$945K
27780 Inverness #23 listed Aug 21, 2026
$895K
Reduced Oct 8, still active
$20K
Buyer incentive toward rate and HOA costs
What it tells us
Even a completely renovated, directly comparable 2 bed, 2 bath at 1,439 sq ft has met enough resistance to need a reduction and an incentive.
View competing listingHOA, a real buyer consideration
The competing unit reports $715/mo Cypress Point HOA plus $32/mo Lake Mission Viejo dues, about $747/mo combined.
We'll obtain the HOA package early: budget, reserves, insurance, assessments, litigation and rental rules.
04 · Comparable sales & market value
| Property | Reported price | Sq ft | $/sq ft |
|---|---|---|---|
| Cypress Point (Aug 2025, address unverified) | $740,000 | 1,439 | $514 |
| 23267 Cherry Hill St | $825,000 | 1,257 | $656 |
| 23247 Cherry Hills #46 | $832,600 | 1,462 | $569 |
| 27764 Pebble Beach | $950,000 | 1,820 | $522 |
| 27780 Inverness #23Active asking, same floor area, a few doors away | $895,000 | 1,439 | $622 |
Dated, requires modernization
$750,000 to $800,000
Well maintained, partly updated
$800,000 to $850,000
Extensively renovated, superior views
$850,000 to $900,000+
Value sensitivity · 1,439 sq ft
$825,000
Illustrative sale price
Portal estimates range from $759K (Redfin) to $877K (Realtor.com). Sales as reported; addresses, dates and adjustments to be verified in a CRMLS CMA after inspection. Not an appraisal.
05 · Traditional vs. Sellers Reserve
Price based listing
Sellers Reserve
A successful auction depends on buyer participation, realistic expectations and a reserve the market can support. A defined campaign does not guarantee a sale or a higher price.
06 · Buyer attraction strategy
Want comfortable space, outdoor living, amenities and less exterior upkeep.
Value a second bedroom for guests or an office and easy South Orange County access.
Comparing renovated units against the chance to personalize, if the numbers work.
Budget weighted to presentation and local buyer targeting rather than national advertising. Segments describe marketing audiences only; advertising remains inclusive and fair housing compliant.
07 · The 21 day campaign
November 22, 2026
Final reserve confirmation, auction on Sunday Nov 22, contract execution if the reserve is met.
Proposed campaign dates, subject to seller approval.
Days 1 to 5
Nov 2 to Nov 6
Inspection, light cosmetic improvements, decluttering, staging consultation, photography, cinematic video, floor plan and seller disclosures.
Days 6 to 12
Nov 7 to Nov 13
Property website, social advertising, agent database outreach, open homes, direct buyer engagement and targeted local digital campaigns.
Days 13 to 19
Nov 14 to Nov 20
Follow up inspections, proof of funds and financing review, bidder education, auction registrations and final reserve consultation.
Days 20 to 21
Nov 21 to Nov 22
Final reserve confirmation, auction on Sunday Nov 22, contract execution if the reserve is met.
Following 5 days
Nov 23 to Nov 27
If the reserve isn't met, expressions of interest and best and final negotiations with interested parties.
Proposed schedule with ~16 days of active exposure; adjusted for access, HOA rules, brokerage requirements and approved auction documentation.
08 · Reserve protection & sale process
01
Reserve agreed privately with you, informed by evidence and buyer feedback.
02
Final reserve confirmed before bidding opens on Nov 22.
03
Registered, qualified bidders compete in the open.
04
Reserve met: contract executed. Not met: you're never compelled to sell.
An auction is not a guaranteed sale or a guaranteed premium. The reserve protects you from accepting an unacceptable price under the agreed terms.
09 · Investment, fees & net proceeds
Illustrative sale price
$825,000
Sellers Reserve fee · 1.5%
$12,375
Cindy's commission
Separately negotiated
Agreed directly with Cindy under your brokerage agreement, not included in the Sellers Reserve fee.
0% buyer's premium
A buyer's premium ultimately costs the seller.
Buyers work within a total budget. A premium added to the purchase price reduces what they can bid for your home. Sellers Reserve does not charge a buyer's premium, so buyers can direct their purchase budget to the property instead.
Sellers Reserve is 1.5% of the sale price. The example follows the price slider. Cindy's negotiated commission and other selling costs are separate; no combined commission is assumed. Net proceeds also depend on loans, liens, HOA transfer fees, concessions and tax advice.
10 · Your team
Auction strategy & project leadership
Founder & CEO · Sellers Reserve · CA DRE #02076897
Michael brings a career in Australian and Californian real estate to an auction led approach, 27 years in real estate and more than 2,000 homes sold across his career, per the Sellers Reserve biography. He orchestrates preparation, creative production, buyer attraction and the auction event as one program.
Learn more about Michael
Seller representation & local guidance
Broker Associate · REAL Broker · CA DRE #01921826
Founder of Cindy Chin Realty International and leader of REAL RISE OC, with an Orange County and Greater Los Angeles practice. Cindy leads seller advice, pricing and offer discussions, broker relationships, negotiation and transaction oversight, while Sellers Reserve adds specialist auction capability.
Learn more about CindyMichael · At the auction
Footage from a previous Sellers Reserve auction, illustrates the setting, not this property or a guaranteed result.
11 · Your decision
To finalize the proposal, let's confirm together:
Auction day
Sunday, November 22, 2026
Campaign preparation begins November 2. Proposed signing target: November 1, subject to your approval.