12224 Iron Bluff PL, Austin TX 78738

Based on 6 closed sales in SPANISH OAKS, the data points to a value around $4,088,104 for this home. Given current inventory and recent sales, the sweet spot for listing this home is $1,647,000 to $1,657,000. Buyers shopping in SPANISH OAKS right now would see this as a well positioned option among 5 comparable homes. Being 417 sqft smaller than the average comparable sale in this area impacts the per square foot value. Lot size matters here: 1.00 acres versus 0.84 for the typical comp. Right now, 5 similar properties are competing for buyers in SPANISH OAKS, listed between $1,475,000 and $3,990,000. Market data shows SPANISH OAKS prices fallen 6.3% over the last half year. The closest comparable sale, 12625 Maidenhair LN # 27, Bee Cave TX 78738 at an adjusted $3,866,858, is with a larger floor plan. The strength of this estimate comes from 6 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