Jimmy astute observation… A listing I had on Granby did just sell for 508k, we closed last week but I like your dividing line. He did have some beefy upgrades in it, a maple hardwood floor, a new AC and furnace… alot of cool things but I was sweating the appraisal all the way til close of escrow. Suffice it to say he got lucky because yeah the new pricing level for those homes is 490 and they will come down.
Even asianautica recently scoped out the Glendover home that currently has a NOD on it but that listing agent is on crack. I spoke to her and she was saying they expect to get something close to the price they are asking.
The red roof homes are a bit larger as you said and they do not border camino santa fe or mira mesa blvd. In general though I agree with your assessment. The large repricing by the sellers is encouraging to see and it would not surprise me if indeed they do get more then 450k.
Like most sellers they are learning the lesson of pricing aggressively to begin with.
