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2009 Linwood Avenue
Four Ways to Price It
A single number hides the strategy. In a market absorbing inventory in 4.6 months at 101.1% of list, here is the full ladder — priced so the home lists strong and never leaves money on the table.
A Northwood Colonial
A 1964 colonial in Royal Oak’s Northwood — 1,981 sq ft above grade plus a ~800 sq ft finished basement, 4 bedrooms, 3 baths, and a 2-car garage on a 0.16 acre lot. Located in one of Royal Oak’s most desirable areas, 2009 Linwood Ave offers the kind of neighborhood lifestyle buyers are looking for, with convenient access to Downtown Royal Oak, local restaurants, shopping, coffee sho (per the MLS listing.)
Colonial
Northwood
Royal Oak Neighborhood Schools
4
3
1,981 sqft
~800 sqft
2-car
1964
0.16 ac
Pending at $399,000
Not stated in MLS record
Balanced Market
The subject’s segment (Royal Oak 48073 3869, 1,584–2,377 sq ft) is absorbing inventory in 4.6 months, with a median 6-day market time, with homes closing at 101.1% of list. This reads as a balanced 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 photos89/1001012 W 12 Mile Road, Royal Oak
▤ 12 photos84/1001700 Linwood Avenue, Royal Oak
▤ 12 photos81/1001916 Bonnieview Drive, Royal Oak
▤ 12 photos76/1001917 Clawson Avenue, Royal Oak
▤ 12 photos73/100818 Mohawk Avenue, Royal Oak
▤ 12 photos73/100917 Maplegrove Avenue, Royal Oak
Appraiser-Style Reconciliation
Each comparable’s sold price is adjusted to your home — living area (marginal $130/sqft), finished basement ($40/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 |
|---|---|---|---|---|---|---|---|---|---|
| 1012 W 12 Mile Road | $365,000 | +$5,590 | +$12,960 | +$0 | −$1,199 | +$13,600 | +$0 | $395,951 | 34% |
| 1700 Linwood Avenue | $470,000 | +$780 | +$0 | +$0 | +$0 | +$20,800 | +$0 | $491,580 | 24% |
| 1916 Bonnieview Drive | $550,000 | +$26,130 | +$14,000 | +$0 | +$0 | +$19,200 | +$0 | $609,330 | 18% |
| 1917 Clawson Avenue | $550,000 | +$4,030 | +$32,000 | +$0 | −$6,000 | +$25,000 | +$0 | $605,030 | 10% |
| 818 Mohawk Avenue | $730,000 | −$2,470 | −$4,000 | +$0 | +$1,800 | +$25,000 | +$0 | $750,330 | 7% |
| 917 Maplegrove Avenue | $675,000 | +$17,030 | +$20,000 | +$0 | +$3,000 | +$25,000 | −$10,000 | $730,030 | 7% |
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.
1012 W 12 Mile Road (sold $365,000) adjusts to $395,951 and carries 34% weight. 1700 Linwood Avenue (sold $470,000) adjusts to $491,580 and carries 24% weight. 3 comparable(s) inside Northwood anchor the value directly. Reconciled and weighted by similarity — not averaged — the evidence centers on $526,080; positioned for the balanced market, the opinion of value is $585,000.
What Buyers Are Choosing From
Right now buyers in this size band are choosing from asks of $874,900–$950,000 and pending contracts cluster $750,000–$1,050,000 — measured against that, the opinion of value holds.
78% Confidence
- 78 qualified sales in the segment in six months — a deep comp pool.
- 3 comparables inside the subject’s own subdivision bracket the value directly.
- Strong pending support: 32 homes under contract in the segment.
- Held below 100% because the subject’s current interior condition isn’t independently verified.
Where You Stand
- 3 recent sale(s) inside Northwood anchor your value directly.
- Homes like yours are selling in about 6 days.
- Only 60 comparable homes are on the market — limited competition favors you.
- The finished basement is a genuine differentiator buyers pay for.
- Above-grade living area of 1,981 sq ft per the MLS record; finished basement ~800 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 $525,000 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.