700 Moonlight Bay DR, Spicewood TX 78669

Based on 5 closed sales in COVES, the data points to a value around $3,486,111 for this home. Given current inventory and recent sales, the sweet spot for listing this home is $2,549,000 to $2,559,000. Buyers shopping in COVES right now would see this as a well positioned option among 2 comparable homes. The larger floor plan (1,574 sqft compared to the average comp) is a meaningful differentiator in this price range. A pool adds market appeal. Only 5 minus 4 of the comps had one. 2 similar homes are currently available in COVES, creating a buyer's market for this price range. Market data shows 78669 prices fallen 13.7% over the last half year. The closest comparable sale, 19801 Angel Bay DR, Spicewood TX 78669 at an adjusted $2,900,517, is with a smaller floor plan. The strength of this estimate comes from 5 directly comparable sales in COVES. 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