Based on 7 closed sales in SHADY OAKS ESTATES, the data points to a value around $495,985 for this home. Given current inventory and recent sales, the sweet spot for listing this home is $349,000 to $359,000. Relative to what's currently available in SHADY OAKS ESTATES, this home would be the most expensive of 3 comparable homes on the market. The smaller floor plan (149 sqft compared to the average comp) is a meaningful differentiator in this price range. Lot size matters here: 1.13 acres versus 0.44 for the typical comp. Right now, 3 similar properties are competing for buyers in SHADY OAKS ESTATES, listed between $325,000 and $549,000. Market data shows SHADY OAKS ESTATES prices fallen 12.4% over the last half year. The closest comparable sale, 307 San Saba DR, Georgetown TX 78633 at an adjusted $636,886, is a strong comparable. The strength of this estimate comes from 7 directly comparable sales in SHADY OAKS ESTATES. 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
