1732 KILBURN RD N
Four Ways to Price It
A single number hides the strategy. In a market absorbing inventory in 2.5 months at 100.7% of list, here is the full ladder — priced so the home lists strong and never leaves money on the table.
A ROCHESTER HILLS Residential
A residential in ROCHESTER HILLS — 3,346 sq ft above grade, 4 bedrooms, 3 baths on a 0.37 acre lot.
Residential
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4
3
3,346 sqft
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—-car
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0.37 ac
No recent MLS sale on record
Not on public record
Strong, Appreciating Seller’s Market
The subject’s segment (ROCHESTER HILLS 48306, 2,676–4,015 sq ft) is absorbing inventory in 2.5 months, with a median 7-day market time, with homes closing at 100.7% of list. Median above-grade $/sqft moved from $210 to $224 quarter over quarter (median sale $680,000). This reads as a strong seller’s market, which the pricing below reflects.
The Comparables
Comps were selected by subdivision first, then adjacent neighborhoods within the same schools, held to ±20% of the home’s above-grade size and the last six months. Each is scored 0–100 (location, size, age, style, lot, condition, amenities); anything under 70 is set aside. Select any home to see every MLS photo.
▤ 12 photos71/1002555 Lambeth Park, Rochester Hills
▤ 12 photos70/1001684 Kilburn Road, Rochester Hills
Appraiser-Style Reconciliation
Each comparable’s sold price is adjusted to your home — living area (marginal $100/sqft), finished basement ($30/sqft), garage ($8,000/bay), lot, age/condition, and location — then weighted by similarity rather than averaged.
| Comparable | Sold Price | Living Area | Basement | Garage | Lot | Age/Condition | Location | Adjusted Value | Weight |
|---|---|---|---|---|---|---|---|---|---|
| 2555 Lambeth Park | $760,000 | −$11,100 | +$0 | +$0 | +$0 | +$0 | −$10,000 | $738,900 | 55% |
| 1684 Kilburn Road | $695,000 | +$12,700 | +$0 | +$0 | −$1,200 | +$0 | −$10,000 | $696,500 | 45% |
How to read this: each adjustment adds or subtracts what a difference is worth (a comp with a bigger basement than yours is adjusted down, and vice versa). “Adjusted Value” is what that sale suggests your home is worth. “Weight” is how strongly that comp counts toward the final opinion — the closest matches count most.
2555 Lambeth Park (sold $760,000) adjusts to $738,900 and carries 55% weight. 1684 Kilburn Road (sold $695,000) adjusts to $696,500 and carries 45% weight. Reconciled and weighted by similarity — not averaged — the evidence centers on $719,735; positioned for the strong seller’s market, the opinion of value is $737,500.
What Buyers Are Choosing From
Right now buyers in this size band are choosing from asks of $1,049,999–$2,599,900 and pending contracts cluster $839,900–$1,895,000 — measured against that, the opinion of value holds.
60% Confidence
- Based on a limited set of recent comparable sales nearby — a broader-market read.
- The precise number is best confirmed with a walkthrough.
Where You Stand
- Homes like yours are selling in about 7 days.
- Only 21 comparable homes are on the market — limited competition favors you.
- $/sqft in your size range moved $210 → $224 quarter over quarter.
- Above-grade living area of 3,346 sq ft per public records.
- Interior condition assumed consistent with the most recent listing record — a current walkthrough may adjust value up or down.
- No unpermitted additions or major deferred systems beyond normal age.
- If interior condition lags the comparables, value trends toward the $720,000 conservative figure.
- A rate move could shift the buyer pool this analysis is priced against.
- Comp window was widened to 12 months (thin recent sales) — re-check pricing at listing time.
Get Miki’s complete strategy on your home
Prepared by Miki Gavriloski, REALTEAM Real Estate, July 2026, using the Logan CMA Framework (USPAP-inspired). Data: MiRealSource / Realcomp MLS + public records. Square footage is above-grade finished area; basements shown separately. Comparable photos are current MLS listing photos. This is a broker opinion of value for marketing purposes, not an appraisal. Equal Housing Opportunity.