5267 ROSTRAVER CT
Four Ways to Price It
A single number hides the strategy. In a market absorbing inventory in 5.6 months at 100.2% of list, here is the full ladder — priced so the home lists strong and never leaves money on the table.
A TWILIGHT SUB Residential
A 1971 residential in UTICA’s TWILIGHT SUB — 1,708 sq ft above grade, 3 bedrooms, 2 baths.
Residential
TWILIGHT SUB
UTICA COMMUNITY
3
2
1,708 sqft
—
—-car
1971
—
No recent MLS sale on record
Not on public record
Balanced Market
The subject’s segment (UTICA 48316, 1,366–2,049 sq ft) is absorbing inventory in 5.6 months, with a median 12-day market time, with homes closing at 100.2% of list. Median above-grade $/sqft moved from $212 to $229 quarter over quarter (median sale $392,000). 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 photos89/1005558 Meadow Lane, Shelby Twp
▤ 12 photos88/1005134 Saint Richard Drive, Utica
▤ 12 photos87/1005541 Meadow Lane, Shelby Twp
▤ 12 photos87/1005350 Fieldcrest Drive, Shelby Twp
▤ 12 photos82/10054829 Starlite Drive, Shelby Twp
▤ 12 photos80/10054815 Franklin Drive, Shelby Twp
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 |
|---|---|---|---|---|---|---|---|---|---|
| 5558 Meadow Lane | $380,000 | +$1,800 | +$0 | +$0 | +$0 | +$0 | −$10,000 | $371,800 | 21% |
| 5134 Saint Richard Drive | $385,000 | +$1,400 | +$0 | +$0 | +$0 | +$0 | +$0 | $386,400 | 20% |
| 5541 Meadow Lane | $400,000 | +$4,300 | +$0 | +$0 | +$0 | +$0 | −$10,000 | $394,300 | 18% |
| 5350 Fieldcrest Drive | $353,900 | −$3,100 | +$0 | +$0 | +$0 | −$800 | +$0 | $350,000 | 18% |
| 54829 Starlite Drive | $340,000 | +$11,900 | +$0 | +$0 | +$0 | +$1,600 | +$0 | $353,500 | 12% |
| 54815 Franklin Drive | $452,000 | −$14,200 | +$0 | +$0 | +$0 | +$3,200 | +$0 | $441,000 | 10% |
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.
5558 Meadow Lane (sold $380,000) adjusts to $371,800 and carries 21% weight. 5134 Saint Richard Drive (sold $385,000) adjusts to $386,400 and carries 20% weight. 6 comparable(s) inside TWILIGHT SUB anchor the value directly. Reconciled and weighted by similarity — not averaged — the evidence centers on $379,568; positioned for the balanced market, the opinion of value is $395,000.
What Buyers Are Choosing From
Right now buyers in this size band are choosing from asks of $425,000–$620,000 and pending contracts cluster $431,031–$724,877 — measured against that, the opinion of value holds.
65% Confidence
- 32 qualified sales in the segment in six months — a deep comp pool.
- 6 comparables inside the subject’s own subdivision bracket the value directly.
- Strong pending support: 24 homes under contract in the segment.
- Comp window widened to 12 months (held confidence back).
- Subject specs come from public records, not a current MLS record.
- Held below 100% because the subject’s current interior condition isn’t independently verified.
Where You Stand
- 6 recent sale(s) inside TWILIGHT SUB anchor your value directly.
- Homes like yours are selling in about 12 days.
- Only 30 comparable homes are on the market — limited competition favors you.
- $/sqft in your size range moved $212 → $229 quarter over quarter.
- Above-grade living area of 1,708 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 $380,000 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 Logan’s complete strategy on your home
Prepared by Logan · REALTEAM, 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.