Based on 7 closed sales in SPANISH OAKS, the data points to a value around $3,764,070 for this home. Given current inventory and recent sales, the sweet spot for listing this home is $1,649,000 to $1,659,000. This home's position in the current SPANISH OAKS market: the most expensive of 3 comparable homes on the market among comparable properties. A pool adds market appeal. Only 7 minus 1 of the comps had one. Current inventory shows 3 comparable homes in SPANISH OAKS; a buyer's market based on recent absorption. Market data shows SPANISH OAKS prices fallen 13.4% over the last half year. The closest comparable sale, 12625 Maidenhair, #31 LN, Austin TX 78738 at an adjusted $3,776,032, is with a smaller floor plan. The strength of this estimate comes from 7 directly comparable sales in SPANISH OAKS. This is strictly a numbers based opinion. Condition, upgrades, and layout can shift value in ways data cannot capture. Have questions? I'm always available.
Ed Neuhaus, Neuhaus Realty Group