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910 Hemlock Drive
Four Ways to Price It
A single number hides the strategy. In a market absorbing inventory in 2.6 months at 99.4% 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 — 2,221 sq ft above grade plus a ~527 sq ft finished basement, 4 bedrooms, 3 baths, and a 2-car garage on a 0.25 acre lot. Beautiful 4 bedroom home located right in the Great Oaks Subdivision of Rochester! (per the MLS listing.)
Colonial
Great Oaks Sub No 2 – Rochester
Rochester Community School District
4
3
2,221 sqft
~527 sqft
2-car
1971
0.25 ac
Sold $350,000 · March 2018
Updated per MLS remarks
Strong, Appreciating Seller’s Market
The subject’s segment (Rochester 48307 1035, 1,776–2,665 sq ft) is absorbing inventory in 2.6 months, with a median 11-day market time, with homes closing at 99.4% of list. Median above-grade $/sqft moved from $223 to $251 quarter over quarter (median sale $522,500). 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 photos87/1001433 Chestnut Lane, Rochester Hills
▤ 12 photos85/1001132 Hemlock Drive, Rochester
▤ 12 photos81/100312 Terry Avenue, Rochester
▤ 12 photos80/100460 Streamview Court, Rochester Hills
▤ 12 photos80/100326 Shagbark Drive, Rochester Hills
▤ 12 photos77/10032 Shagbark Drive, Rochester Hills
▤ 12 photos74/1001003 Hemlock Drive, Rochester
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 |
|---|---|---|---|---|---|---|---|---|---|
| 1433 Chestnut Lane | $539,000 | +$9,765 | −$21,315 | +$0 | −$1,200 | −$1,600 | −$10,000 | $514,650 | 24% |
| 1132 Hemlock Drive | $515,000 | −$25,935 | −$6,055 | +$0 | −$1,200 | −$800 | +$0 | $481,010 | 20% |
| 312 Terry Avenue | $775,000 | −$8,400 | −$16,275 | +$8,000 | +$6,000 | −$800 | +$0 | $763,525 | 14% |
| 460 Streamview Court | $575,000 | −$1,995 | −$41,055 | +$0 | +$3,600 | −$9,600 | +$0 | $525,950 | 13% |
| 326 Shagbark Drive | $546,000 | −$12,915 | −$7,805 | +$0 | −$7,800 | +$4,800 | −$10,000 | $512,280 | 13% |
| 32 Shagbark Drive | $410,900 | +$3,045 | −$51,555 | +$0 | −$2,999 | +$7,200 | −$10,000 | $356,591 | 9% |
| 1003 Hemlock Drive | $589,425 | +$41,895 | −$34,055 | +$0 | −$1,800 | +$800 | −$10,000 | $586,265 | 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.
1433 Chestnut Lane (sold $539,000) adjusts to $514,650 and carries 24% weight. 1132 Hemlock Drive (sold $515,000) adjusts to $481,010 and carries 20% weight. 2 comparable(s) inside Great Oaks Sub No 2 – Rochester anchor the value directly. Reconciled and weighted by similarity — not averaged — the evidence centers on $534,277; positioned for the strong seller’s market, the opinion of value is $577,500. One high sale ($763,525 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 $795,000–$1,085,000 and pending contracts cluster $675,000–$963,700 — measured against that, the opinion of value holds.
78% Confidence
- 62 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: 22 homes under contract in the segment.
- Held below 100% because the subject’s current interior condition isn’t independently verified.
Where You Stand
- 2 recent sale(s) inside Great Oaks Sub No 2 – Rochester anchor your value directly.
- Homes like yours are selling in about 11 days.
- Only 27 comparable homes are on the market — limited competition favors you.
- $/sqft in your size range moved $223 → $251 quarter over quarter.
- The finished basement is a genuine differentiator buyers pay for.
- Above-grade living area of 2,221 sq ft per the MLS record; finished basement ~527 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 $535,000 conservative figure.
- A rate move could shift the buyer pool this analysis is priced against.
Get Tommy’s complete strategy on your home
Prepared by Tommy 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 (March 2018); comparable photos are current MLS listing photos. This is a broker opinion of value for marketing purposes, not an appraisal. Equal Housing Opportunity.