4406 Merle DR, Austin TX 78745

Based on 3 closed sales in FORD PLACE, the data points to a value around $418,007 for this home. Given current inventory and recent sales, the sweet spot for listing this home is $636,000 to $648,000. This would position the home competitively among 3 active listings in FORD PLACE. The larger floor plan (118 sqft compared to the average comp) is a meaningful differentiator in this price range. Being built in 1948 (7 years older than comps) is factored into the value estimate. 3 similar homes are currently available in FORD PLACE, creating a seller's market for this price range. Market data shows FORD PLACE prices fallen 47.9% over the last half year. The closest comparable sale, 4420 Jester DR, Austin TX 78745 at an adjusted $402,590, is a strong comparable. The strength of this estimate comes from 3 directly comparable sales in FORD PLACE. 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