A data-led recommendation built on eight recent Shannon Lake and Smith Creek sales, current active inventory, and the property's own assessed value trajectory.
Recent activity in the immediate area — single-family homes built 2012–2024, between 2,800 and 3,300 sqft. Eight closed sales in the last twelve months, plus nine actives currently competing for the same buyer pool.
A 2017-built, 5-bedroom home on a 0.287-acre lot. Three finished levels totalling 3,506 sqft, attached double garage, no suite recorded.
Eight sold comps and a representative sample of active competition. Sorted by relevance to the subject — size, vintage, and proximity weighted highest.
$/sqft figures use total finished area (including basement). Comp data current as of May 2026.
Sold comps with full original-list-to-final-sale data. The denominator is original list price — not the final reduced list — because that's where the cost of overpricing actually shows up.
| Address | DOM | Original List | Sale Price | Sale / Orig % | Discount |
|---|---|---|---|---|---|
| 2604 Crown Crest | 16 | $1,249,900 | $1,215,000 | 97.2% | −$34,900 |
| 2594 Crown Crest | 64 | $1,225,000 | $1,185,000 | 96.7% | −$40,000 |
| 2425 Ryser Pl | 70 | $1,050,000 | $1,035,000 | 98.6% | −$15,000 |
| 2573 Crown Crest | 70 | $1,159,000 | $1,115,000 | 96.2% | −$44,000 |
| 2390 Tallus Ridge | 78 | $1,298,000 | $1,255,000 | 96.7% | −$43,000 |
| 2822 Copper Ridge | 87 | $1,150,000 | $1,125,000 | 97.8% | −$25,000 |
| 2602 Crown Crest | 148 | $1,219,900 | $1,195,000 | 97.9% | −$24,900 |
| 2843 Canyon Crest | 156 | $1,265,000 | $1,100,000 | 87.0% | −$165,000 |
Where the price lands on this bar determines how long the home sits, and how much of the original ask you actually keep. The recommended position captures peak buyer attention without leaving money on the table.
A 3,110-sqft 2023 build with a legal suite. First listed in October 2023 at $1,325,000. Finally sold November 2025 at $1,100,000. The chart below traces every list, relist, expiry, and price change — and what it cost.
When a listing hits the market, buyers see it. Then it fades. Every week off-target compounds. The chart shows the typical decay curve — and what it means for the wave of attention you actually get to capture.
From listing day forward, decisions are driven by how the market is actually responding to your home — in real time. These are the indicators we monitor:
