Illustrative Demo Property

18 Birchwood Hollow

Fairfield

$1.875M

score 85

Offer packet — every number, sourced, on one printable page

Asking

$1,875,000

$463/sf · 34 DOM

Open at

$1,762,000

-6% vs ask

Adjusted comp value

$1,885,725

sold-comp anchor, adjusted for the issues below

Walk away above

$1,942,000

within your $2M target

open
$1.76M
ask
$1.88M
target
$1.89M
walk
$1.94M

Everything between open and walk is your negotiating room. The ask is below comp-implied value — either a genuine deal, or the comps flatter this house (similar-size medians don't adjust for lot, street, or finishes). Read the AI's price verdict before assuming it's free money.

How that number is built

Comp-implied value$1,996,6504,050 sf x $493/sf median (12 comps)
Work required$0
Unverified square footage−$110,925450 sf the assessor doesn't measure × $493/sf × 50% — half credit until verified, since some is usually real space
Adjusted comp value$1,885,725

Not deducted from value — budget for it separately

  • • Update secondary bathrooms to current standard ($55,000–$75,000) — dated but working; a preference, and the comps already reflect houses like it
  • • Complete basement finish: rec room, flex space, and laundry ($35,000–$55,000) — dated but working; a preference, and the comps already reflect houses like it
  • • Verify and service HVAC system; replace if end-of-life ($2,500–$12,000) — an inspection, not a defect
  • • Refresh kitchen finishes and verify appliance serviceability ($1,500–$8,000) — an inspection, not a defect
  • • Verify fireplace functionality and chimney safety ($400–$5,000) — an inspection, not a defect

Your leverage (2%)

  • • already cut 5.1%
Say this: “Comparable sales in Fairfield support about $1,996,650 for 4,050 square feet. Accounting for unverified square footage, we're at $1,885,725. We're opening at $1,762,000.”

Comps that justify it

15 Copperbeech Lane$2,005,0004,060sf$494/sf2026-04-03
38 Rockmeadow Drive$2,060,0004,180sf$493/sf2026-05-30
11 Halewood Terrace$1,920,0003,900sf$492/sf2026-05-14
31 Havenbrook Road$1,895,0003,860sf$491/sf2026-06-15
6 Marlbank Row$2,145,0004,320sf$497/sf2026-04-28
17 Ashfield Green$1,840,0003,780sf$487/sf2026-06-21