45404 Heatherwoode Lane
Four Ways to Price It
A single number hides the strategy. In a market absorbing inventory in 11.5 months at 100.8% of list, here is the full ladder — priced so the home lists strong and never leaves money on the table.
A Plum Grove Village # 02 Ranch
A 1984 ranch in Macomb’s Plum Grove Village # 02 — 1,138 sq ft above grade plus a ~704 sq ft finished basement, 3 bedrooms, 2 baths, and a 2-car garage on a 0.17 acre lot. Beautiful home on a very quiet street near award winning schools, minutes from shopping and restaurants, and close access to highways for commute or travel. (per the MLS listing.)
Ranch
Plum Grove Village # 02
Chippewa Valley Schools
3
2
1,138 sqft
~704 sqft
2-car
1984
0.17 ac
Sold $195,000 · February 2018
Updated per MLS remarks
Balanced Market
The subject’s segment (Macomb 48044 4160, 910–1,365 sq ft) is absorbing inventory in 11.5 months, with a median 7-day market time, with homes closing at 100.8% of list. Median above-grade $/sqft moved from $247 to $265 quarter over quarter (median sale $319,500). 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.
46270 Hollowoode Lane, Macomb
▤ 18 photos92/10017652 Millstone Drive, Macomb
▤ 30 photos92/10018250 Millstone Drive, Macomb
46788 Peach Grove Avenue, Macomb
▤ 17 photos78/10042844 Wrobel Street, Clinton Township
▤ 15 photos76/10041786 Fonthill Court, Clinton Township
Appraiser-Style Reconciliation
Each comparable’s sold price is adjusted to your home — living area (marginal $115/sqft), finished basement ($35/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 |
|---|---|---|---|---|---|---|---|---|---|
| 46270 Hollowoode Lane | $345,000 | +$4,370 | −$13,650 | +$0 | +$0 | −$800 | +$0 | $334,920 | 26% |
| 17652 Millstone Drive | $335,000 | +$5,520 | −$1,610 | +$0 | −$1,199 | −$2,400 | −$10,000 | $325,311 | 25% |
| 18250 Millstone Drive | $337,000 | +$5,520 | −$13,510 | +$0 | −$1,199 | −$2,400 | −$10,000 | $315,411 | 25% |
| 46788 Peach Grove Avenue | $345,000 | −$11,270 | −$10,360 | +$0 | −$8,400 | +$0 | +$0 | $314,970 | 10% |
| 42844 Wrobel Street | $280,000 | +$3,795 | +$24,640 | +$0 | −$1,199 | +$6,400 | −$10,000 | $303,636 | 8% |
| 41786 Fonthill Court | $285,000 | −$5,750 | +$24,640 | +$0 | +$1,200 | +$8,800 | −$10,000 | $303,890 | 6% |
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.
46270 Hollowoode Lane (sold $345,000) adjusts to $334,920 and carries 26% weight. 17652 Millstone Drive (sold $335,000) adjusts to $325,311 and carries 25% weight. 4 comparable(s) inside Plum Grove Village # 02 anchor the value directly. Reconciled and weighted by similarity — not averaged — the evidence centers on $321,353; positioned for the balanced market, the opinion of value is $327,500.
What Buyers Are Choosing From
Right now buyers in this size band are choosing from asks of $249,900–$324,900 and pending contracts cluster $345,000–$425,000 — measured against that, the opinion of value holds.
81% Confidence
- 22 segment sales in six months — a solid comp pool.
- 4 comparables inside the subject’s own subdivision bracket the value directly.
- Strong pending support: 35 homes under contract in the segment.
- Adjusted comparables land in a tight band.
- Held below 100% because the subject’s current interior condition isn’t independently verified.
Where You Stand
- 4 recent sale(s) inside Plum Grove Village # 02 anchor your value directly.
- Homes like yours are selling in about 7 days.
- Only 42 comparable homes are on the market — limited competition favors you.
- $/sqft in your size range moved $247 → $265 quarter over quarter.
- The finished basement is a genuine differentiator buyers pay for.
- Above-grade living area of 1,138 sq ft per the MLS record; finished basement ~704 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 $322,500 conservative figure.
- A rate move could shift the buyer pool this analysis is priced against.
Get David’s complete strategy on your home
Prepared by David Simovski, 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 (February 2018); comparable photos are current MLS listing photos. This is a broker opinion of value for marketing purposes, not an appraisal. Equal Housing Opportunity.