Zions Bancorporation, N.A. and Steve C. Rhatigan as Co-Trustees of the Patricia E. Box Supplemental Needs Trust
Steve Rhatigan, Co-Trustee
Jason Postma, AVP/Fiduciary Asset Manager, Zions Bank
Re: 820 Avenue L, Dickinson, TX 77539
Steve and Jason,
Attached is the Broker’s Market Analysis (BMA) for the property referenced above. We have prepared this as a Broker's Price Opinion. This is not an appraisal. It is intended to provide you with the market value of the home based on current market conditions in the area and what we believe the most likely buyer will pay for the property. We have a range of value based on our suggested list price and most likely sales price.
We have suggested that you remove the personal items from the property. It is our understanding that your team is working to complete the removal of items and will have that done soon. Being able to show the property without those items will benefit the sale and make it easier for people to focus on the buildings and the land. The property will most likely sell for lot value, and our recommended pricing is based on that value. The structure may be retained as it is in good shape but will probably not be the primary residence for the future owner. We will have details in the listing agreement and in the eventual contract that allow you as owner to retain salvage rights if the property is being torn down. This will give you the opportunity to remove the generator or other items of value if you choose.
Our suggested list price is $595,000 and our most likely sales price is $565,000. This is based on the comparable information contained in the BMA. We are happy to discuss this amount and adjust based on your data or any appraisal you may obtain.
Next steps are to execute the listing agreement, and we will move forward on coordinating pictures and preparing the marketing materials. We look forward to working with you to complete this transaction for the estate.
Thank you, Ed
HOUSTON
1775 St. James Place, Suite 100
Houston, Texas 77056
713.622.9339
THE WOODLANDS
1790 Hughes Landing, Suite 400
The Woodlands, Texas 77380
713.622.9339
“WE JUST FINISHED UP AT YOUR OFFICE. EVERYONE WAS SO FRIENDLY, HELPFUL, AND PROFESSIONAL! YOU REALLY HAVE A GREAT OFFICE TO WORK WITH.”
• David & Kimberley E.
We appreciate the invitation to interview with you and for considering Beth Wolff Realtors to be your representative.
Your home might be the largest asset of your life. We understand you and your family depend on this transaction to build the future and there is nothing more important than this decision. We take this responsibility to heart and will do anything and everything to make this process as seamless as possible – from listing to closing.
Our affiliations and connections only come by building trusted relationships. Many years of smart business decisions for our clients established our reputation. These distinctions make us who we are today. Our expertise and experience are what our clients expect and deserve from a professional real estate broker.
And, we intend to continue this promise for generations to come.
You only become a 40+ year company by having deep roots established in Houston, and we take pride in our reputation for ethics, philosophy and results. Our market knowledge, creative marketing solutions and commitment to unmatched personalized customer service have earned us the highest accolades. We have the unique distinction of being family owned with global connections.
Sincerely,
Marketing.
Beth Wolff Realtors specializes in sales, leasing and relocations with dedicated marketing and strategies that focus on why you purchased your property. We think like a buyer.
OUR NETWORK
- We are integrated in Houston. We have networks and affiliations to get your property noticed and sold.
IMMEDIATE MARKETING
- Staging to enhance the positive attributes
- Professional still photography, aerial drone shots and video tours
- Strategic advertising and marketing through targeted media campaigns that are custom for your property
- Events: agent tours and open houses in person and virtually
- Printed postcards, brochures, flyers and internal plus external emails
- Maximum exposure through social networks
- Web exposure on Internet Data Exchange such as HAR, Zillow, Trullia, Realtor.com, Sotheby’s, Redfin.
- Personal calls and showings to our network of affiliates
STRATEGIC MARKETING
- Identifying the marketplace in which you compete, your target audience, the ways you want to reach them, and how you will tell the story in a way to help buyers make an emotional connection - and as a result, a sale
AVAILABLE SERVICES
- Professional staging
- Moving and storage options
- Cleaning and repair services
Our clients count on us to take on the most complex challenges to provide innovative solutions that push the limits of what’s possible.
Internet marketing on all platforms such as HAR, Zillow, Trullia, Realtor. com, Luxuryrealestate.com and other websites throughout the world.
Ads in local publications
Strategic promotion of open houses through digita medial
Professional video and slideshow content
Personal calls to other agents and potential buyers
Social media and influencer engagement
Direct marketing with mailings, postcards and flyers
Public relations and press
The greater wisdom. Our promise
As your advocate, you will have the unwavering dedication and support in your transaction with the highest professional standard. We believe in putting the client’s goals first and always striving for impeccable customer service and communication. This commitment has earned the loyalty and trust from our partners and clients for 40+ years.
Our story
Since 1978, Beth Wolff Realtors has been synonymous with expertise and service in Houston’s residential real estate marketplace. Under the guidance and vision of company founder, chairman and CEO, Beth Wolff, the company has built a prominence in the city.
This company is a true success story. Business opportunities for women were only starting to emerge, but after earning a business degree from the University of Texas at Austin, Beth established one of the Houston’s premier real estate firms, Beth Wolff Realtors.
Teamed with real estate professionals with the same core values, Beth Wolff Realtors continues to thrive in all areas of Houston and surrounding areas. We understand your success depends on us. We take that responsibility seriously with thoughtful consideration. We listen. We strategize. We market. Together, we are successful to accomplish our goal.
WE KNOW HOUSTON BECAUSE WE HELPED BUILD IT.
Professional partners.
WHO’S WHO IN LUXURY REAL ESTATE
A global collection of 130,000+ professionals with properties in over 70 countries. The network provides unprecedented access to local, national and international brokers and clientele.
FIABCI INTERNATIONAL REAL ESTATE FEDERATION
FIABCI has provided access and opportunities for real estate professionals interested in gaining knowledge, sharing information and conducting international business with each other.
GHP
GREATER HOUSTON PARTNERSHIP
The GHP champions Houston’s growth and success by bringing together business and civic-minded leaders to address the region’s unique challenges.
HAR / TAR /NAR REALTOR ASSOCIATIONS
Involvement provides Beth Wolff Realtors necessary resources for the improvement of our function within the industry. Leadership ensures our clients’ interests are protected.
Who’s Who In Luxury Real Estate - Board of Regents
FOR REAL ESTATE COMPANIES WORLDWIDE
The Board of Regents is an exclusive network of the world’s most elite luxury real estate professionals. It is the leadership body that has determined the direction of Who’s Who in Luxury Real Estate since 1986. Each Regent represents a defined territory, serving as a leading authority in their designated region. Beth Wolff Realtors is proud to be among the representatives for Texas.
Regents have access to elite tools and resources to command international business. The digital footprint for Regents is unparalleled, with prime placement for every associate and luxury listing on LuxuryRealEstate.com, as well as Regents.com. The Board of Regents designation provides a pedigree of prestige among leaders in the luxury real estate industry.
With unique opportunities to connect with top luxury real estate professionals in unique markets around the world, Beth Wolff Realtors’ membership on the Board of Regents create professional relationships that turn into opportunities for our clients.
Powerful connections allow collaboration, further increasing our global reach and showcasing properties on an international scale.
Our leadership.
ED WOLFF PRESIDENT
Beth Wolff is a woman of recognized vision and accomplishment. A thirdgeneration Houstonian, she has built a successful residential real estate business. Her commitment to customer service has served as the guide for the firm’s 40+ realtors and set a standard for residential realtors
As a leader in every aspect of her community, she has worked extensively with Houston’s business, civic, and social leaders. Beth has helped shape Houston’s growth and made her mark in the Houston community, having served in leadership positions with an extensive list of civic organizations.
“It is an honor and a privilege to be able to give back to the community that has been so important to me, my company, and my family,” said Beth in an interview. Her awards and accomplishments are listed on the website.
Fourth-generation Houstonian Ed Wolff grew up watching his mother build a world-class residential real estate business. After college at Louisiana State University (LSU), Ed joined the family firm working his way up to president. Today, they are considered one of Texas’ most successful residential brokerages and respected mother-son enterprises.
He holds the Certified Relocation Professional (CRP) and Certified International Property Specialist (CIPS) designations and is often called upon to share his expertise on panels at real estate seminars in many different countries. As a director and spokesperson for FIABCI-USA, the American Chapter of the International Real Estate Federation, he promoted his hometown and the USA in cities around the globe and was instrumental in bringing the World Congress of FIABCI to Houston in 2004.
BETH WOLFF FOUNDER AND CEO
We support our community
THESE ARE A FEW OF THE ORGANIZATIONS WE SUPPORT.
Barbara Bush Literacy Foundation
Texas Children’s Hospital
Houston Symphony
Houston Ballet
American Heart Association
Leukemia & Lymphoma Society
Houston Stronger
Citizens for Animal Protection
Houston A+ Challenge
Baylor Partnership of Medicine
Virtuosi
Anti-Defamation League
Covenant House
The Women’s Fund
The Greater Houston Partnership
Greater Houston Women’s Chamber
Crohn’s & Colitis Foundation
7055-0000-0147-000 CLIP: 5968227051
OWNER INFORMATION
Owner Name Rhatigan Steven C & Amegy Bank
Owner Name 2 Box Patricia E
Owner Occupied Yes
Carrier Route C002
Worldwide ERC® Broker’s Market Analysis and Strategy Report
Purpose: This report is designed to enable the real estate broker to conduct a diligent analysis of the subject property’s condition, competition, and future marketability. Based on this analysis, the broker is to estimate the subject property’s Most Likely Sales Price.
This is not a home inspection. Nor is this an appraisal; this comparative market analysis has not been performed in accordance with the Uniform Standards of Professional Appraisal Practice. It is not to be construed as an apprai sal and may not be used as such for any purpose. Preparers of this form need to be aware of any state-specific disclosure requirements and include them in this form as appropriate.
Procedural Guidelines: For procedures on contacting homeowner, inspecting property, submitting report, and providing photos, follow the requesting company’s guidelines. The Most Likely Sales Price (MLSP) is based on “as is” condition and a marketing time not to exceed 120 days to a contract of sale or as directed by the client.
Date of BMA Inspection:
1/28/2026
Property Address:
Zions Bancorporation, N.A. and Steve C. Rhatigan as Co-Trustees of Patricia 820 Avenue L Dickinson, TX, 77539
BMA Requested by Company:
Real Estate Brokerage:
E-mail:
Agent Preparer:
Homeowner(s): City, State, Zip:
Requesting Company File #:
Brokerage Contact Name: Phone #:
Amegy Bank N/A Beth Wolff Realtors Ed Wolff edwolff@bethwolff.com 713-622-9339 Landry Stinson / Ed Wolff 713-446-9205
BMA marketing time not to exceed (select per Company request)
Homeowner’s purchase price: $ Date purchased: Improvements made by homeowner if any: (please attach owner’s list of improvements, if any)
Were permits required for owner’s improvements and were they obtained? Is the subject currently listed? □ Yes □ No Current List Price: $ Listing Company/Agent:
Form of Ownership: □ Fee Simple □ Leasehold Occupant: □ Homeowner □ Tenant □ Vacant Type: □ Other:
If the subject property is in a common interest development (e.g., condo, townhouse, PUD) indicate # of Units: HOA: □ Yes □ No HOA Amount: $ Frequency: HOA fee includes: □ Amenities □ Common area maintenance □ Concierge services □ Exterior building maintenance □ Insurance for common areas □ Landscaping □ Security □ Sewer □ Snow removal □ Taxes □ Trash pick-up □ Utilities □ Water □ Other
Amount and description: Additional mandatory fees/membership? □ Yes □ No
Special Assessments □ Yes □ No
Amount and description:
Has owner disclosed litigations associated with the property? □ Yes □ No
Comments:
Indicate any personal property t remain (e.g., refrigerator, range, mounted TVs, window treatments, mirrors, shelving, etc):
location type:
Lot characteristics and roperty iews: positive/negative (explain):
Views on the property include open land and trees throughout. Surrounding the property are forest areas on adjacent plots of land. Across the street from the property includes a community of residential homes. The property size is a 9.53 acre lot. There is a home built on the property including 2872 square feet.
Site characteristics of which you are aware (check all that apply):
□ Alley □ Easements/Encroachments
□ Private Street Access
□ Private Street Mainteance
Miscellaneous of which you are aware (check all that apply):
□ Access to public transportation
□ Close proximity to hospital/firehouse, etc.
□ Located on or backs up to busy/main street
□ Location near/in view of power lines/water
□ Gated
□ Paved Driveway Surface
□ Shared Driveway □ Sidewalks
□ Access challenges to subject property
□ Excess acreage or land
□ Location in earthquake zone
□ Subject located on or near designated
towers/radio towersenvironmental sites
□ Location next to commercial area
□ Maintenance issues with neighboring properties
□ Property located on corner lot
□ Location next to industrial area
□ Mobile homes/trailer park nearby
□ Subject located near railroad tracks
□ Paved Street Surface
□ Audible street or highway noise present
□ Located on airport flight path
□ Location in flood plain
□ Location next to agricultural area
□ Location next to school or public park
□ Neighborhood has restrictive covenants
Select all other items of which you are aware that may affect the marketability or value of the subject property:
□ Estimated time to sell is more than 120 days
□ HOA fees not typical for the area
□ Little sales activity in area or price range
□ Property has a crime stigma
□ Proposed or pending assessments
□ Steep driveway
□ Subject is under improved
□ Subject neighborhood is undergoing gentrification
Comments:
□ HOA does not allow "for sale" signs on property
□ HOA has first right of refusal
□ Property has a fire stigma
□ Property taxes not typical for the area
□ Solar panel leased
□ Style of home not typical for the area
□ Subject neighborhood still under development
□ Subject neighborhood is being redeveloped
□ Functional obsolescence
□ Inadequate parking
□ Property has a flood stigma
□ Proposed land use change
□ Solar panel owned
□ Subject is over improved
There are a number of sales over dating back the past 3 years but not as many recent sales. The subject property is most likely lot value.
Property Condition:
□ Construction incomplete
□ Deferred maintenance
□ Odor evident
□ Pet damage evident
□ Synthetic Stucco potential
□ Visible cracks or stains on walls, floors, or ceilings
Additional Comments:
□ Construction underway (provide date below)
□ Improvements underway (provide date below)
□ Oil tank abandoned
□ Safety issues known
□ Underground storage tank abandoned
□ Water damage past or present
Seller will have all personal items removed prior to property listing
Estimated construction/improvements completion date, if applicable:
Recommended Repairs and Improvements
Interior Items
□ Paint Comment:
□ FlooringComment:
□ Wall paper removalComment:
□ AppliancesComment:
□ CabinetryComment:
□ Light fixturesComment:
□ CountertopsComment:
□ Bathroom fixturesComment:
□ Decor of home is personalized or dated
□ Miscellaneous (please comment)
□ Oil tank in use
□ Structural issues visible
□ Underground storage tank in use
For all the following of which you are aware or observe in viewing the prop erty, check the appropriate box(es) and describe:
Exterior Items
□ Landscaping Comment:
□ PaintComment:
□ Driveway/walkwayComment:
□ Porch/deckComment:
□ Pool/SpaComment:
□ Gutters, siding, trim Comment:
□ RoofComment:
□ Detached structureComment:
✔ N/A
□ Other:Comment:
□ Debris removalComment:
□ Windows and screensComment:
□ Other: Comment: Rural / Suburban
✔ Gate Security
List all required, customary, and additionally recommended inspections (e.g. municipal, certificate of occupancy, environmental, etc.).
Required inspections:
Customary inspections:
Additionally recommended for the subject property:
Required disclosures:
Are any of the above-mentioned inspections the seller’s responsibility and cost?
Do any of the following exist and have the potential to limit financing or insurability?
□ Additional buildings on property
□ Exceeds FHA loan limits
□ Located in earthquake zone
□ Miscellaneous:
□ Brownfield site
□ Excess acreage or land
□ Off-grid utilities
□ Condition
□ Located in a flood zone
□ Pet/Hobby farm
□ Environmental/location
□ Located in mud or landslide area
□ Road access below local standards
Subject Neighborhood (For purposes of this report, the subject neighborhood is defined by the preparer of this form. Identify what you regard as the subject neighborhood and then use statistics that you have gathered which reflect that market area. Note: the neighborhood might be a MLS area, a particular section of a town, a specific subdivision, or an entire community. This is defined as the “micro area.”
Broader Market Area (For purposes of this report, the broader ma rket area is defined as that area beyond the subject neighborhood in which buyers will look for comparable properties. This is described as the “macro area.” In some instances, the broader market area will be the same as the subject’s neighborhood. If this is the case, indicate it below.) What do you consider the “broader market area” to be for this property?
Broader Relevant Market Area Area Name
Defined As (e.g. boundaries, school district, etc)
Average Days-on-Market (list to contract)
Calculation for Months Supply of Inventory:
# of Active Listings
# of Sales in the past 6 months
Average # of Sales per Month (auto calculates)
Months Supply of Inventory (auto calculates)
Property Value Trend past 6 months
Property Value Trend past 12 months
Type of Competing Listings (% of market)
Provide information on current economic conditions (positive or negative), including major corporation(s) moving into, out of, or planning layoffs, that may affect the marketability of this property.
The economic market in Dickinson and surrouding areas such as Texas City, Sante Fe, Alvin, Galveston, and the Port of Houston is defined by a handful of sectors that promote economic growth and stability. While the State of Texas saw around 27,000 layoffs in 2025 (a slight decrease from 2024) , these stituations occured mostly in the technology and supply chain/logistics hubs such as Austin and Dallas. The Galveston County corridor remains anchored by essential indsutries including maritime, healthcare, retail, aerospace, and construction/infrastructure. The region remains a primary benificiary of "Project 11" - the billion dollar Houston ship channel expansion which is currently seeing significant container yard construction at Bayport terminals nearby. NASA's Johnson Space Center continues to be a huge economic engine with over 52,000 jobs being held in the area alone. Adding on to NASA... the current moon project known as "Artemis" is currently scheduled for launch as early as Feburary 2026. This will be the first crewed mission to the moons vicinity in over 50 years, with Johnson Space Center being minutes away from Dickinson as the main control engine. Healthcare remains a pillar with the UTMB hospital undergoing a $100,000,000 modernization project adding the John Sealy Hospital institue. Commercial growth has occured with examples of Plaza 96 retail development and a massive Amazon warehouse facility undergoing construction. Dickinson is currenly investing in their " Downtown" vision with construction active on mixed-use developments that combine retail strips with luxury apartments and promoting a central city center. The port of Galveston is celebrating the completion of its $106,000,000 west port cargo complex improvements including wind turbines and machinery.
Are there any specific issues in the broader market area which are not reflected in the specific neighborhood that might affect the sale of the subject property? Consider types of competing homes (e.g., new construction, REO’s); incentives or concessions that are occurring; economic conditions; a dramatically different price range than the subject; days on market; etc.
Sold price amounts for similar properties sit within the $440,000 - $850,000 range. While this range may appear somewhat broad... we must take into consideration that all properties have different benefits. Examples include having a house on the land versus no house at all, having a pool, how updated the home is, barns/workshops, livestock, fencing and others. In the broader market area, flood insurance premiums have shown an increase which has potential to be a hurdle for middle-income buyers. As goes with most industries in all areas of the United States, tarrifs can pose volatility to corporations and their resources.
COMPETING LISTINGS
Photos for each on top
Address, City
Current MLS #
Property Status
Proximity to Subject Location
Name of Sub/Bldg/Area
School District
Common Area Amenities
Original List Price List Price
Seller Concessions
Last Price Change Date
Days-on-market (DOM) from original list date
Provide add'l listing history, e.g. orig price, DOM, reason (ex: flip, condition, price)
Identify the top three to five positive attributes and potential challenges
Property Size
Two separate garages
Close to local attractions like outlet mall and Buc-ee's
Existing house on property to renovate/build on to
Quiet area
What repairs or improvements would enhance the property’s marketability?
Potential DOM to sell
Unappealing house interior
Lacking stable gate and security features
Located in flood zone
Elevation requirements for new builds
Renovations or tear down and rebuild of current home on the property. Gate/secuirty enhancements.
Contributory Value: Please comment on added market value, if any, of suggested or ongoing repairs and improvements
Renovations or tear down would enhance the market value due to having a more updated house with potentially more space. Gate/security enhancements is a factor for most buyers and immediately increases value.
What are the top five creative ideas you will use in marketing this property keeping in mind the challenges and actions identified above?
Reach out to our client base who invests in land purchases
Explaining the stipulations in flood zones and how they are not as black and white as they seem on paper
Providing clients ideas on how they can renovate or add structures to the property to enhance its value and appearance
Marketing the property as often as possible - open houses, brokers open, signs, additional website listings
Highlighting properties close proximity to desired locations such as Buc-ee's, hospitals, restaurants, outlet malls, Houston, Galveston etc.
Identify three to five reasons why you are the best person to market this home.
Led a reputable Real Estate Business for over 30 years
Extensive knowledge and industry experience of Greater Houston
History with rural and suburban lots
Additional Comments:
If Subject will compete with new construction, identify and describe any builder concessions:
Identify and describe any financing concessions that may be necessary to secure the sale of the Subject property:
Recommend any marketing concessions or incentives that should be offered for the Subject and why.
Week of February 16th 2026
Anticipated List Date: _________________________ If more than 30 days, do you expect a market change? (if Yes, please comment):
Additional comments related to listing:
Has your suggested price been adjus ted to adhere to policy marketing time? If yes, please comment.
