Get In Contact

Listing Update for 2817 Norfolk Drive

As of 2/3/2026

Hi Tom & Fay, below is a recap of the marketing I've done so far, the results we've gotten, current market conditions & my recommendation going forward.

Marketing I've done so far

Results to date

  • 6 phone calls
  • 9 private showing requests
  • 2 Open house with 9 visitors
  • The home has been listed for 27 days
  • Investor Offer at $450,000 / $435,000 / $445,000

Market stats for comparable homes

Criteria used: 2 story single family home, between 2000-2599 sq ft, active, pending & sold within 180 days

Active (available for sale)

  • 2 comparable active listings (your competition)
  • Active price range: $485,000 - $500,000
  • Average active list price: $492,500
  • Average days on market: 93
  • Average price / SqFt: $251
  • Click to see PDF report

Pending (under contract & has not closed yet)

  • 1 comparable pending listings
  • Pending price range: $440,000
  • Average pending list price: $440,000
  • Average days on market: 6
  • Average price / SqFt: $204
  • Click to see PDF report

Sold (closed in last 6 months)

  • 5 comparable homes sold in last 180 days (what buyers have paid)
  • Sold list price range: $400,000 - $530,000
  • Average sold price: $479,560
  • Average original list price: $527,000
  • Average sold price / SqFt: $234
  • Average days on market: 68
  • Click to see PDF report

78745 Market Stats for January (all single family homes)

  • Active number of listings: 161 (was 164 in December)
  • Average list price: $572,561 (was $537,333 in December)
  • Average Cumulative Days on Market: 103 (was 87 in December)
  • Average close price: $558,956 (was $571,136 in December)
  • Number of sales: 26 (was 59 in December)
  • Average closed price per square foot: $328 (was $327 in December)
  • Close price to original price ratio: 93.12% (was 91.69% in December)
  • Click to see PDF report

My Professional Opinion & Feedback Received:

After having your home on the market for 27 days the only real interest we've had so far is coming from investors.

Feedback I've received from retail buyers is that it's a nice home but would require too much work to bring it up to their standards. 

Most home buyers do not want to take on a project & prefer to buy a home that has already been updated or remodeled. 

Your listing is getting a lot of attention online from organic sources & my paid advertisements. 

I still believe that we're at a time of year where there is not a lot of active home buying activity based on the market stats shared above but I do believe that your listing will benefit from small price reductions so that the marketing & organic marketing will get boosted.  

Whenever a listing has a price reduction it will notify all prospective home buyers that save the listing & it will reach new home buyers actively looking in the new price range. 

Doing a small price reduction also refreshes the listing online & puts it ahead of other listings that have not had a price reduction recently. 

The main goal of the small price reduction is to gain back attention from the home buyers actively looking in the area so that we can negotiate a sale. 

As an additional point of consideration, the average 30 year fixed conventional mortgage rate has gone UP to 6.20% which part of every home buyers decision making process.

Rates are starting to come down slowly but there has been come market volatility recently. You can see more details here: Average Mortgage Rates.

My Recommendation:

I recommend that we make a small price reduction to $519,000. 

Please share your thoughts & feedback.

>