I guess your post displays the different approaches we take. While you use comp analysis to show the upper limits and the higher end of the market, I do not. If you think that a home that is closer to 20% larger then the subject home is a valid comparable, then so bet it. I think that presenting data in that manner tends to portray a more optimistic approach. I am not saying that is good or bad, it is what it is. Your analysis is based on fact so I am not saying there is anything wrong with that.
As far as the home I sold in Carlsbad for 730k I think you may need to check your facts. If you are referring to the home on Arbusto Court I was actually representing the buyers and they were listed at 775k. We came in at 730k and with the rebate the buyers got they ended up paying approximately 720k. Yes it was a 30 yr old 4/2 but it was a total remodel with an addition added on to the back. The entire interior blew away all of the homes in the area. Did you go inside and have a look?
So it would be interesting to see what the Carlsbad listing agent used as comps. Obviously given that neighborhood a listing agent could have easily come up with a more optimistic analysis or a more pessimistic analysis. It really depends on the approach they took correct? Looking at the listing history of that home including how long it had been on the market, and how far away they actually sold for compared to what they initially listed at, the agent probably took a more optimistic approach.
