I ran your comps, I wish you luck but I am going to make my guess at 225K. Your zestimate is 197-250, but that’s not where my opinion comes from. This goes back for one year of sales withing one mile of your house and i only included 2000-3000 sq ft since yours falls in the middle. They are in order of sq ft.
Here is a legend for the following data
address
sales price/sales date/ br/ba
sq ft/ lot size/ year built/ price per sq ft
As you can see, only one house sold for more than $100 a square and it had a lot twice the average size and the size of yours (and it was 8 months ago). None of these are listed or had photos but this is how you figure comps, on sales price, not listed price. Some probably were not great inside but I can’t imagine every 2-3k sq ft home within a mile of you sold in the last year was thrashed, some had to be nice, yet only 1 got more than 100 a square.
I hope you get what you are asking but if it sits another few months, take a look at houses within a mile, from a buyers perspective. I did and I found some nice ones for less or some for the same price that were very impressive. This one looks just a few hundred yards away, about three streets over. I tried to look within walking distance or in the same school zone and I found some stiff competition. Heres an example.
Bigger, newer, you get a 1000 sq ft workshop and a creek, you might also get flooding but how cool is it to get your own creek.
Good luck, I’m not trying to knock you, just offer an opinion from an outsider’s perspective who has no emotional or financial investment in your house.
