701 Beardsley LN, Austin TX 78746

Based on 6 closed sales in ROB ROY, the data points to a value around $3,804,035 for this home. Given current inventory and recent sales, the sweet spot for listing this home is $2,492,000 to $2,502,000. This would position the home competitively among 3 active listings in ROB ROY. The larger floor plan (138 sqft compared to the average comp) is a meaningful differentiator in this price range. A pool adds market appeal. Only 6 minus 1 of the comps had one. With 3 similar homes currently listed in ROB ROY (a buyer's market), competition is a factor to consider. Market data shows ROB ROY prices fallen 22.9% over the last half year. The closest comparable sale, 3 Coleridge LN, Austin TX 78746 at an adjusted $2,741,206, is with a larger floor plan. The strength of this estimate comes from 6 directly comparable sales in ROB ROY. 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