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888 Hemlock Court
Four Ways to Price It
A single number hides the strategy. In a market absorbing inventory in 2.8 months at 100.0% of list, here is the full ladder — priced so the home lists strong and never leaves money on the table.
A Great Oaks Sub No 2 – Rochester Colonial
A 1971 colonial in Rochester’s Great Oaks Sub No 2 – Rochester — 2,304 sq ft above grade, 4 bedrooms, 3 baths, and a 2-car garage on a 0.23 acre lot. Absolutely stunning 4 BR New England Colonial with side entry garage tucked in the most picturesque court in popular Great Oaks Subdivision just minutes from Downtown Rochester, Paint Creek Trail, and Great Oaks Country (per the MLS listing.)
Colonial
Great Oaks Sub No 2 – Rochester
Rochester Community School District
4
3
2,304 sqft
—
2-car
1971
0.23 ac
Sold $415,000 · November 2021
Not stated in MLS record
Strong, Appreciating Seller’s Market
The subject’s segment (Rochester 48307 1030, 1,843–2,764 sq ft) is absorbing inventory in 2.8 months, with a median 7-day market time, with homes closing at 100.0% of list. Median above-grade $/sqft moved from $223 to $254 quarter over quarter (median sale $540,000). 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 photos85/1001132 Hemlock Drive, Rochester
▤ 12 photos83/100775 Basswood Drive, Rochester Hills
▤ 12 photos82/100312 Terry Avenue, Rochester
▤ 12 photos79/1001433 Chestnut Lane, Rochester Hills
▤ 12 photos79/100326 Shagbark Drive, Rochester Hills
▤ 12 photos78/100800 Ravine Terrace Drive, Rochester Hills
Appraiser-Style Reconciliation
Each comparable’s sold price is adjusted to your home — 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 Price | Living Area | Basement | Garage | Lot | Age/Condition | Location | Adjusted Value | Weight |
|---|---|---|---|---|---|---|---|---|---|
| 1132 Hemlock Drive | $515,000 | −$17,220 | −$24,500 | +$0 | −$2,400 | −$800 | +$0 | $470,080 | 23% |
| 775 Basswood Drive | $540,000 | −$17,955 | +$0 | +$0 | −$599 | −$1,600 | +$0 | $519,846 | 20% |
| 312 Terry Avenue | $775,000 | +$315 | −$34,720 | +$8,000 | +$4,800 | −$800 | +$0 | $752,595 | 18% |
| 1433 Chestnut Lane | $539,000 | +$18,480 | −$39,760 | +$0 | −$2,400 | −$1,600 | −$10,000 | $503,720 | 14% |
| 326 Shagbark Drive | $546,000 | −$4,200 | −$26,250 | +$0 | −$9,000 | +$4,800 | −$10,000 | $501,350 | 14% |
| 800 Ravine Terrace Drive | $538,000 | −$3,780 | +$0 | +$0 | −$4,799 | −$8,000 | +$0 | $521,421 | 12% |
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.
1132 Hemlock Drive (sold $515,000) adjusts to $470,080 and carries 23% weight. 775 Basswood Drive (sold $540,000) adjusts to $519,846 and carries 20% weight. 1 comparable(s) inside Great Oaks Sub No 2 – Rochester anchor the value directly. Reconciled and weighted by similarity — not averaged — the evidence centers on $545,636; positioned for the strong seller’s market, the opinion of value is $560,000. One high sale ($752,595 indicated) was excluded from the range so a single premium sale can’t stretch it.
What Buyers Are Choosing From
Right now buyers in this size band are choosing from asks of $879,999–$1,085,000 and pending contracts cluster $960,000–$1,200,000 — measured against that, the opinion of value holds.
75% Confidence
- 71 qualified sales in the segment in six months — a deep comp pool.
- One comparable inside the subject’s own subdivision.
- Strong pending support: 24 homes under contract in the segment.
- Held below 100% because the subject’s current interior condition isn’t independently verified.
Where You Stand
- 1 recent sale(s) inside Great Oaks Sub No 2 – Rochester anchor your value directly.
- Homes like yours are selling in about 7 days.
- Only 33 comparable homes are on the market — limited competition favors you.
- $/sqft in your size range moved $223 → $254 quarter over quarter.
- Above-grade living area of 2,304 sq ft per the MLS record.
- 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 $545,000 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 (November 2021); comparable photos are current MLS listing photos. This is a broker opinion of value for marketing purposes, not an appraisal. Equal Housing Opportunity.