Based on what similar homes have actually sold for within a few blocks, I'd place this property's value at $315,947. I'd recommend coming to market at $179,000 to $189,000 to strike the right balance between value and market velocity. With 5 comparable homes on the market in APACHE SHORES, this price positions the property as the 2nd most expensive of 5 comparable homes on the market. The 420 sqft size difference versus comparable sales is reflected in the adjusted values. Built in 1965, this home is 42 years older than the average comp, which is reflected in the adjustments. Current inventory shows 5 comparable homes in APACHE SHORES; a buyer's market based on recent absorption. The trend in APACHE SHORES shows prices have fallen 13.7% in the past 6 months. 14613 Branding Iron PASS, Austin TX 78734 nearby adjusts to $301,391; with a smaller floor plan. Based on 7 relevant data points in APACHE SHORES, I'm comfortable with this estimate. Without stepping inside, I can only go by what the data shows. An in person look would tell the full story.
Ed Neuhaus, Neuhaus Realty Group | Austin, TX
