12701 Universe CIR, Del Valle TX 78617

The comparable sales data (7 recent transactions in LOS CIELOS) supports an estimated value of $288,906. The data suggests a list price between $317,000 and $324,000 would attract qualified buyers without leaving money on the table. Buyers shopping in LOS CIELOS right now would see this as a well positioned option among 7 comparable homes. The larger floor plan (117 sqft compared to the average comp) is a meaningful differentiator in this price range. Lot size matters here: 0.20 acres versus 0.14 for the typical comp. With 7 similar homes currently listed in LOS CIELOS (a buyer's market), competition is a factor to consider. Prices in LOS CIELOS have fallen 17.5% over the last 6 months. A similar home at 12800 Sky Harbor DR, Del Valle TX 78617 carries an adjusted comparable value of $272,800, providing a strong data point. The strength of this estimate comes from 7 directly comparable sales in LOS CIELOS. 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