Prepared for: 6 Barrio Alto Court, Henderson, NV 89011
The current list price of $815,000 ($310/sqft) positions this home at the top of the neighborhood price bracket, contributing to its 88 days on market. To establish this property as the "Best Value," a strategic adjustment is required to undercut the new construction competition and align with recent successful closings.
Justification: Recent neighborhood sales, specifically 34 Barrio Alto Ct ($750,000) and 1565 Ravello Mountain ($738,300), indicate that the market is currently valuing similar 2,500+ sqft homes between $295-$300/sqft. Furthermore, active "Sunflower" models (new construction) are available at $799,900 with builder incentives. Positioning at $775,000 would make this the most attractive move-in-ready 4-bedroom option in the immediate vicinity.
| Address | SqFt | Lot | Year | List Price | $/SqFt | DOM | Notes |
|---|---|---|---|---|---|---|---|
| 1533 Luca Mountain LN | 2,488 | 5,662 | 2025 | $639,236 | $256 | 10 | New Build Incentive |
| 1548 Ravello Mountain CT | 2,668 | 6,098 | 2025 | $708,017 | $265 | 184 | Stale inventory |
| 1553 Ravello Mountain CT | 2,469 | 6,534 | 2025 | $718,355 | $290 | 190 | Similar Bed/Bath |
| 366 Tigullio Ave | 2,409 | 6,969 | 2025 | $799,900 | $332 | New | "Sunflower" Completed |
| Address | SqFt | Lot | Year | List Price | $/SqFt | DOM | Notes |
|---|---|---|---|---|---|---|---|
| 1557 Ravello Mountain CT | 2,488 | 6,098 | 2025 | $685,000 | $275 | 167 | Quick Sale Under $700k |
| Address | SqFt | Lot | Year | List Price | Sold Price | $/SqFt | DOM | Notes |
|---|---|---|---|---|---|---|---|---|
| 34 Barrio Alto CT | 2,516 | 7,405 | 2024 | $765,000 | $750,000 | $298 | 59 | Direct Comp on Street |
| 362 Tigullio AVE | 2,409 | 6,534 | 2025 | $740,000 | $735,000 | $305 | 68 | September Closing |
| 1565 Ravello Mountain CT | 2,488 | 6,098 | 2025 | $745,000 | $738,300 | $296 | 97 | Market benchmark |
| Address | SqFt | Lot | Year | List Price | $/SqFt | DOM | Notes |
|---|---|---|---|---|---|---|---|
| 2 Lago Turchino CT | 2,639 | 7,840 | 2025 | $799,900 | $303 | 110 | Unsuccessful at $800k |