1797 Blue Grass Drive
Four Ways to Price It
A single number hides the strategy. In a market absorbing inventory in 3.7 months at 100.4% of list, here is the full ladder — priced so the home lists strong and never leaves money on the table.
A Vintage Estates 4 Other
A 1999 other in Rochester Hills’s Vintage Estates 4 — 3,658 sq ft above grade plus a ~1,542 sq ft finished basement, 4 bedrooms, 5 baths, and a 3-car garage on a 0.38 acre lot. Welcome to this stunning Colonial in the highly sought-after Vintage Estates! (per the MLS listing.)
Other
Vintage Estates 4
Rochester Community School District
4
5
3,658 sqft
~1542 sqft
3-car
1999
0.38 ac
Coming Soon at $850,000
Not stated in MLS record
Balanced Market, Seller’s Edge
The subject’s segment (Rochester Hills 48306 3221, 2,926–4,389 sq ft) is absorbing inventory in 3.7 months, with a median 9-day market time, with homes closing at 100.4% of list. Median above-grade $/sqft moved from $207 to $251 quarter over quarter (median sale $791,000). This reads as a balanced market with a seller’s edge, 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. Tap any home for every MLS photo.
1859 Haverhill Drive, Rochester Hills
1811 Blue Grass Drive, Rochester Hills
2555 Lambeth Park, Rochester Hills
6536 Chatham Circle, Rochester Hills
534 Parkland Hills Drive, Rochester
1699 Old Homestead Drive, Rochester Hills
Appraiser-Style Reconciliation
Each comp is adjusted to your home — gross living area (marginal $105/sqft), finished basement ($35/sqft), garage ($8,000/bay), lot, age/condition, and location — then weighted by similarity rather than averaged.
| Comparable | Sold | GLA | Bsmt | Garage | Lot | Age/Cond | Loc | Indicated | Wt |
|---|---|---|---|---|---|---|---|---|---|
| 1859 Haverhill Drive | $765,000 | +$17,640 | +$53,970 | +$0 | +$1,800 | +$3,200 | +$0 | $841,610 | 34% |
| 1811 Blue Grass Drive | $791,000 | +$17,430 | +$1,470 | +$0 | −$1,799 | +$1,600 | +$0 | $809,701 | 30% |
| 2555 Lambeth Park | $760,000 | +$21,105 | +$10,535 | +$0 | +$600 | +$11,200 | −$10,000 | $793,440 | 14% |
| 6536 Chatham Circle | $715,000 | +$21,210 | +$8,470 | +$0 | −$2,399 | −$5,600 | −$10,000 | $726,681 | 9% |
| 534 Parkland Hills Drive | $915,000 | −$5,460 | −$2,030 | +$0 | −$12,599 | −$3,200 | +$0 | $891,711 | 7% |
| 1699 Old Homestead Drive | $905,000 | +$23,100 | +$11,970 | +$0 | +$5,400 | +$8,800 | −$10,000 | $944,270 | 5% |
1859 Haverhill Drive (sold $765,000) adjusts to $841,610 and carries 34% weight. 1811 Blue Grass Drive (sold $791,000) adjusts to $809,701 and carries 30% weight. 2 comparable(s) inside Vintage Estates 4 anchor the value directly. Reconciled and weighted by similarity — not averaged — the evidence centers on $824,460; positioned for the balanced market with a seller’s edge, the opinion of value is $855,000.
What Buyers Are Choosing From
Right now buyers in this size band are choosing from asks of $2,550,000–$3,925,000 and pending contracts cluster $1,100,000–$2,899,000 — measured against that, the opinion of value holds.
78% Confidence
- 37 qualified sales in the segment in six months — a deep comp pool.
- 2 comparables inside the subject’s own subdivision bracket the value directly.
- Strong pending support: 16 homes under contract in the segment.
- Held below 100% because the subject’s current interior condition isn’t independently verified.
How to Take It to Market
- List at $874,900 — positioned against the $855,000 opinion of value to invite competing offers in a market paying near list.
- Verify current interior condition before finalizing — updates could justify the $887,500 aspirational tier; deferred condition trends toward $825,000.
- Pre-list prep: professional photos and light staging; expect strong early activity given the 9-day median market time.
- Keep the adjustment grid in the listing file — the price sits inside adjusted comp support, so appraisal risk is managed.
- 2 recent sale(s) inside Vintage Estates 4 anchor your value directly.
- Homes like yours are selling in about 9 days.
- Only 23 comparable homes are on the market — limited competition favors you.
- $/sqft in your size range moved $207 → $251 quarter over quarter.
- The finished basement is a genuine differentiator buyers pay for.
- Above-grade living area of 3,658 sq ft per the MLS record; finished basement ~1,542 sq ft.
- 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 $825,000 conservative figure.
- A rate move could shift the buyer pool this analysis is priced against.
Get Thomas’s complete strategy on your home
Prepared by Thomas Lower, 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. Subject photos are from the prior MLS listing; comparable photos are current MLS listing photos. This is a broker opinion of value for marketing purposes, not an appraisal. Equal Housing Opportunity.