Make no mistake it is a comp killer, even at 500k it will be a comp killer. The same floorplan on Entreken (which I have been in) has been very well taken care of. The problem is that it backs up to Carmel Mountain. Like AN said (and you most likely know if you have a client who is searching there) most places in that part of town at that approximate sf pricing starts at the mid 500’s.
As I am a scrooge according to most people who have listing appts with me these days my pricing recommendation would make them crabby. I think even if they started priced at the 475k – 500k even they would have most likely moved the house inside a week or two.
