910 Hemlock Drive
Four Ways to Price It
A single number hides the strategy. In a market absorbing inventory in 2.1 months at 101.2% of list, here is the full ladder — priced so the home lists strong and never leaves money on the table.
A Great Oaks Colonial
A 1971 colonial in Rochester’s established Great Oaks subdivision — 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 with a signature circular drive. Great room with fireplace, access to a custom deck, first-floor laundry with updated half bath, a master with full bath and double closets, and a finished basement. Walkable to downtown Rochester and served by Rochester Community Schools.
Colonial, circular drive
Great Oaks Subdivision
Rochester Community Schools
4
3
2,221 sqft
~527 sqft
2-car
1971
0.25 ac (86×125)
Sold $350,000 · March 2018
Kitchen, master & half baths, custom deck, finished basement
Strong, Appreciating Seller’s Market
The subject’s segment (Rochester 48307, single-family, 1776–2665 sq ft) is absorbing inventory in just 2.1 months, with a median 8-day market time and homes closing at 101.2% of list — over asking. Median above-grade $/sqft rose from $233 to $255 quarter over quarter (median sale $560,000). This is a rising, supply-starved market, which supports pricing at the confident upper end of the comp evidence.
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.
▤ 40 photos94/100772 Caribou Court, Rochester
▤ 49 photos92/1001132 Hemlock Drive, Rochester
▤ 31 photos90/1001003 Hemlock Drive, Rochester
▤ 59 photos80/1001865 Crestline Street, Rochester Hills
▤ 31 photos82/1001614 Crestline Lane, Rochester Hills
Appraiser-Style Reconciliation
Each comparable’s sold price is adjusted to your home — living area (marginal $110/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 |
|---|---|---|---|---|---|---|---|---|---|
| 772 Caribou Court | $560,000 | −$4,290 | −$9,555 | +$0 | +$0 | −$20,000 | +$5,000 | $531,155 | 26% |
| 1132 Hemlock Drive | $515,000 | −$27,170 | −$6,055 | +$0 | +$0 | +$10,000 | +$0 | $491,775 | 24% |
| 1003 Hemlock Drive | $589,425 | +$43,890 | −$34,055 | +$0 | +$0 | −$25,000 | +$0 | $574,260 | 22% |
| 1865 Crestline Street | $590,000 | −$14,850 | −$51,555 | −$8,000 | −$15,000 | −$12,000 | +$0 | $488,595 | 15% |
| 1614 Crestline Lane | $471,000 | +$33,770 | −$7,805 | +$0 | +$0 | −$10,000 | +$0 | $486,965 | 13% |
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.
The two same-street Great Oaks sales are weighted most heavily: 1132 Hemlock (larger, sold at the low end) adjusts to ~$492K, and 1003 Hemlock (smaller but updated with a large finished basement) adjusts to ~$574K — bracketing the subject. The near-identical-size 772 Caribou indicates ~$531K. The superior 1865 Crestline (bigger lot, 3-car, newer) and smaller 1614 Crestline are adjusted down and given the least weight. Reconciled and weighted by similarity — not averaged — the evidence centers on a weighted indicated value of about $519K; in a rising market with strong pending support, the opinion of value is set at $540,000.
What Buyers Are Choosing From
Buyers in this size band are paying $510K–$639K, and pending contracts cluster $545K–$575K+ — right at and above the subject’s opinion of value, confirming the pricing rather than stretching it. Only two comparable-size homes are asking below $550K, and contracts are being written at and above it.
85% Confidence
- 46 qualified sales in the last six months — a deep, reliable comp pool.
- Two comparables on the subject’s own street in Great Oaks bracket the value directly.
- Strong pending support: 12 homes under contract at ~101% of list.
- Low 2.1-month inventory and 8-day median market time — a firm seller’s market.
- Held below 100% only because the subject’s current interior condition isn’t independently verified (2018 photos), and the two Great Oaks comps diverge on updates.
How to Take It to Market
- List at $549,900 — above the ~$540K opinion of value to anchor high in a market paying 101% of list and invite competing offers.
- Pre-list prep: professional photos, light staging of the great room and master, and a pre-listing cleaning — condition is the single biggest swing between the two Great Oaks comps.
- Time it for a Thursday launch with a weekend of showings; expect strong first-week activity given 8-day median market time.
- Verify current interior updates before finalizing price — updated kitchen/baths could justify pushing toward the $565K aspirational tier.
- Appraisal watch: at $549,900 the price sits within adjusted comp support, so appraisal risk is low; keep the 1003 & 1132 Hemlock same-street sales in the file for the appraiser.
- Two homes on your own street sold recently — $515K and $589K — and yours sits right between them on size.
- Homes like yours are selling in about 8 days and going over asking.
- Only ~16 comparable homes are for sale right now — inventory is tight, which favors you.
- Prices in your size range are up ~9% just this quarter.
- The finished basement and circular-drive lot are genuine differentiators buyers pay for.
- Interior condition is average-to-updated per the 2018 listing; a current walkthrough may adjust value up or down.
- Above-grade living area of 2,221 sq ft per public records; finished basement ~527 sq ft.
- No unpermitted additions or deferred major systems (roof/HVAC) beyond normal age.
- If interior updates lag the two Great Oaks comps, value trends toward the $520K conservative figure.
- A rate spike could cool the currently strong buyer pool.
- The 1003 Hemlock sale ($324/sqft) is condition-driven; don’t over-rely on it without matching finishes.
Get Kevin’s complete strategy on your home
Prepared by Kevin DeVergilio, 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 (2018) 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.