1611 Sandy Oaks Ranch RD, Johnson City TX 78636

Based on 3 closed sales in SANDY OAKS RANCHES, the data points to a value around $475,044 for this home. Given current inventory and recent sales, the sweet spot for listing this home is $461,000 to $489,000. Relative to what's currently available in SANDY OAKS RANCHES, this home would be the most affordable of 2 comparable homes on the market. This home's larger footprint (1,768 sqft vs the comp average) plays a role in how the market prices it. Lot size matters here: 34.15 acres versus 2.35 for the typical comp. With 2 similar homes currently listed in SANDY OAKS RANCHES (a buyer's market), competition is a factor to consider. Market data shows 78636 prices fallen 25.1% over the last half year. The closest comparable sale, 280 Stonegate DR, Johnson City TX 78636 at an adjusted $567,001, is with a smaller floor plan. The strength of this estimate comes from 3 directly comparable sales in SANDY OAKS RANCHES. 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