Seller Pricing Brief · 10094 Paisley Drive

3 / 2.5

Bed / Bath

2,236

Square Feet

2006

Year Built

0.21 ac

Corner Lot

$260K

Purchased 2018

$412,190

2025 Tax Value

Major updates:

Roof Replaced

HVAC Replaced

Water Heater Replaced

Buyers comparing to homes without these updates should pay more — but the market sets the ceiling

Highland Creek Market Conditions · 3-Bedroom Focus

97–98%

Sale / list ratio (all closed)

$415K

3-bed UC median (Waltham Ct)

5 days

Days to contract — Waltham Ct

221 days

Sitting: 3/2.5ba 2,725 sqft @ $425K

3-Bed Closed Comps

Address	Sqft	Closed	DOM
1523 Callender Ln 3bd/2.5ba · Dec 2025 Best match	2,028	$425,000	60d
9708 Kestral Ridge 3bd/3ba · Apr 2026 Sold fast · updated	1,745	$440,000	8d
13809 Falconcrest 3bd/3ba · Feb 2026	1,854	$415,000	70d
8815 Laurel Run 3bd/2.5ba · Apr 2026	1,856	$399,900	124d
9911 Dominion Crest 3bd/2.5ba · Mar 2026 No updates noted	1,926	$395,000	82d

Active & Under Contract Competition

Address	Sqft	List $	DOM
9654 Waltham Ct 3bd/3ba · 2005 Under contract · 5 days	2,049	$415,000	5d
1701 Wilburn Park 3bd/2.5ba · 2007 Direct competition	2,000	$425,000	29d
8835 Kestral Ridge 3bd/3ba · 2000	1,844	$424,900	44d
13614 Cardinals Nest 3bd/2ba · 2002	1,644	$410,000	25d
1930 Wilburn Park NW 3bd · 2,725 sqft w/ basement 221 days — overpriced signal	2,725	$425,000	221d

A 2,725 sqft home with a basement has been sitting at $425K for 221 days. Buyers have seen it and passed. That caps buyer perception for 3-bed pricing in this neighborhood.

Your Three Pricing Options

Option 1 · Move Quickly

$419,000

$187 / sqft

Expected close: ~$407K – $412K

Priced below active 3-bed competition — stands out immediately
Targets buyers searching under $425K — largest buyer pool
Likely under contract in 1–2 weeks given updated systems
Strongest position to negotiate favorable terms & closing timeline

Option 2 · Recommended ✓

$429,000

$192 / sqft

Expected close: ~$416K – $421K

Supported by closed comps — justified by size and system updates
Just above active 3-bed competition at $410K–$425K
Largest sqft in active 3-bed pool supports the premium
Buyers can clearly see why this is priced above the competition

Option 3 · Stretch Price

$439,000

$196 / sqft

Expected close: ~$426K – $431K

Tests the ceiling — matching the highest closed 3-bed in the data
Requires the right buyer to be in the market at the right time
Risk of 60–80+ days on market given active inventory
The 1930 Wilburn Park situation shows what overpricing costs

Pricing in Context · 3-Bed Range

$395K

Floor (closed)

$419K

Option 1

$429K ✓

Recommended

$439K

Option 3

$440K

Ceiling (closed)

Key Talking Points

→9654 Waltham Ct — same bedroom count, 187 fewer sqft — went under contract at $415K in 5 days. With your updates and extra size, $429K is a logical step up.

→1930 Wilburn Park has sat 221 days at $425K with 2,725 sqft and a basement. That's a clear signal that buyers have set a ceiling on 3-bed perception in Highland Creek.

→Your roof, HVAC, and water heater are worth real money at inspection — buyers won't have to budget for them. That justifies the premium over homes sitting at $410K–$424K.

→Cox Mill Elem 9/10, Harris Road Middle 10/10 — schools continue to draw buyers to this pocket. A clean, updated home priced right will move.