1234 SAMPLE — Willow Creek Drive
Our pricing recommendation
Based on five recent comparable sales within a mile of your home, adjusted for size, condition, and features — not just an algorithm.
Suggested range: $575,000 – $595,000
Why this number
- The comps support it. Adjusted comparable values cluster between $568,000 and $591,000 — $585,000 sits right in the heart of that range.
- Your kitchen carries weight. The 2023 remodel puts you ahead of three of the five comps, which is already reflected in the adjustments.
- It fits how buyers search. $585,000 keeps you in the under-$600K search band, where this neighborhood's buyer pool is deepest.
What the algorithms say
Automated estimates are a useful sanity check, but they can't see your remodel, your lot, or your street. Both land within about 2% of our recommendation — a good sign the number is well-grounded.
Comparable sales
Recent nearby sales, adjusted to your home — plus what's currently competing for the same buyers.
| Address | Status | Price | Date / DOM | Beds / Baths | Sq Ft | Distance | Adjusted value |
|---|---|---|---|---|---|---|---|
| Sold — last 6 months | |||||||
1187 Willow Creek Dr Same street; similar plan, smaller kitchen update |
Sold | $598,000 | Sep 2026 | 4 / 3 | 2,610 | 0.2 mi | $590,500 |
1255 Magnolia Bend Nearly identical footprint; original kitchen |
Sold | $572,500 | Aug 2026 | 4 / 2.5 | 2,390 | 0.4 mi | $578,200 |
42 Cypress Hollow Ln One bedroom fewer; finished terrace level adds value back |
Sold | $565,000 | Jul 2026 | 3 / 2.5 | 2,310 | 0.6 mi | $574,800 |
1309 Willow Creek Dr Larger plan on your street; sold at a premium in spring |
Sold | $610,000 | Jun 2026 | 5 / 3.5 | 2,720 | 0.1 mi | $589,300 |
88 Harvest Ridge Ct Smaller and one bath fewer; sets the floor of the range |
Sold | $549,900 | May 2026 | 4 / 2 | 2,260 | 0.8 mi | $568,400 |
| Currently on the market — your competition | |||||||
1210 Willow Creek Dr Direct competition on your street; priced above the sold evidence |
Active | $599,900 | 12 days | 4 / 3 | 2,540 | 0.1 mi | — |
1175 Magnolia Bend Under contract in 9 days at $579,000 — proof of demand at this level |
Pending | $579,000 | 9 days | 4 / 2.5 | 2,430 | 0.3 mi | — |
Adjusted values for the five sold homes run $568,400 – $590,500, averaging about $580,000. Our $585,000 recommendation sits just above that average, reflecting your remodel — and leaves room for a strong first week to do the rest.
The market around your home
Willow Creek / East Cobb area, from Showcase Listing IQ data — October 2026.
Well-priced homes here are going under contract in about three weeks.
Sellers are netting nearly full asking price — low-ball season, this is not.
Under 3 months means a seller's market: more buyers than homes to sell them.
Showings per listing are running well above the 5-year average for October.
The strategy, in plain terms
The first week on the market is when your home is worth the most attention it will ever get. The plan is built around that week.
Tempting, but the evidence doesn't support it. Showings drop off fast above $600K, the home sits while fresher listings pass it, and most sellers end up cutting price later — usually to below where a strong launch would have landed.
Right where the data points. This maximizes showings in week one, keeps you in the biggest buyer search pool, and gives multiple buyers a reason to compete — which is how homes here are reaching 99%+ of asking.
A bidding-war play: more traffic and likely multiple offers. It can work in a hot pocket, but with demand already strong at $585,000, we'd be giving up pricing power we don't need to give up.
Launch timeline
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Oct 26–30Prep weekDeclutter, touch-up paint, yard cleanup, and the short repair list we walked through together.
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Mon, Nov 2Photos & floor planProfessional photography, twilight exterior shot, and a measured floor plan for the listing.
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Thu, Nov 5Go liveListing launches Thursday morning across the MLS, Zillow, and Showcase — timed for the weekend showing rush.
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Sun, Nov 8Open housePublic open house, 1–3 PM, while showing momentum is at its peak.
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Tue, Nov 10Offer review — 6 PMAll offers reviewed together, so you compare on net, terms, and certainty — not just headline price.
Your goals — and how this plan serves them
What you told us matters most, reflected back so you can check our work.
Closed before the holidays
You'd like to be under contract in November and closed by mid-December. The November 5 launch and November 10 offer review are set to make that happen — a 30–35 day close lands you right on target.
Next home isn't found yet
You're buying after you sell, so we'll negotiate for a short rent-back or flexible possession date in the offer review — at $585,000 in this market, buyers have room to say yes to that.
A floor on your net
You want to net at least $205,000 after payoff and costs. At $585,000 and the area's 99.2% sale-to-list norm, the plan clears that floor with room to spare — and we won't chase offers that don't.
Where every number came from
Source data & methodology
- RPR reportRealtors Property Resource report pulled October 14, 2026 — automated valuation ($592,400), property facts, and tax-record data for the subject home.
- MLS comp sheet (FMLS)Agent-pulled comparable set, verified against the MLS during the report review: five closed sales and two active/pending listings within one mile, closed May–September 2026.
- Showcase Listing IQMarket indicators for the Willow Creek / East Cobb area: median days on market, sale-to-list ratio, months of inventory, and buyer-demand index, October 2026.
- Seller intakeHome condition, the 2023 kitchen remodel, goals, and timeline as provided by the sellers during the listing consultation.