1705 Starry Night LN, Leander TX 78641

Based on 4 closed sales in PALMERA RIDGE, the data points to a value around $1,253,281 for this home. Given current inventory and recent sales, the sweet spot for listing this home is $1,286,000 to $1,316,000. This home's position in the current PALMERA RIDGE market: the 2nd most expensive of 3 comparable homes on the market among comparable properties. The larger floor plan (1,166 sqft compared to the average comp) is a meaningful differentiator in this price range. Lot size matters here: 0.33 acres versus 0.30 for the typical comp. With 3 similar homes currently listed in PALMERA RIDGE (a balanced market), competition is a factor to consider. Market data shows PALMERA RIDGE prices risen 3.9% over the last half year. The closest comparable sale, 1648 Hosanna Grande WAY, Leander TX 78641 at an adjusted $1,372,627, is with a smaller floor plan. The strength of this estimate comes from 4 directly comparable sales in PALMERA RIDGE. 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