Based on 7 closed sales in RANCHES HAMILTON POOL PH TWO, the data points to a value around $1,401,246 for this home. Given current inventory and recent sales, the sweet spot for listing this home is $1,373,000 to $1,429,000. This would position the home competitively among 2 active listings in RANCHES HAMILTON POOL PH TWO. The larger floor plan (2,266 sqft compared to the average comp) is a meaningful differentiator in this price range. A pool adds market appeal. Only 7 minus 5 of the comps had one. Right now, 2 similar properties are competing for buyers in RANCHES HAMILTON POOL PH TWO, listed between $1,100,000 and $3,995,000. Market data shows 78620 prices fallen 6% over the last half year. The closest comparable sale, 107 W Lakeshore DR, Dripping Springs TX 78620 at an adjusted $1,617,720, is with a smaller floor plan and no pool. The strength of this estimate comes from 7 directly comparable sales in RANCHES HAMILTON POOL PH TWO. 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
