How a Silverleaf Home Listed at $4.6M Closed at $4.95M in 11 Days

The subject was 7014 N Sierra Vista Dr — 6,480 sq ft, five bedrooms, a pool, and a 0.62-acre lot in the lower Silverleaf phase. The two most recent comparable sales were a 5,900 sq ft home at $4,720,000 in January and a 7,100 sq ft home at $4,980,000 in May.

Adjusting for size and lot, the subject supported a value of roughly $4.75M. My recommendation was $4,600,000 — not because the house was worth less, but because of where the next $150,000 sat relative to how buyers filter.

Buyers set their filter ceiling in $250,000 steps, and agents do the same when they preview. At $4,600,000 the home appeared in the $4.5M–$4.75M search for every buyer looking at the $4.7M comp — and it was the largest house in that result set.

It also mattered that Silverleaf had only seven closings in the quarter. In a pool that thin, the listing that looks like the obvious value gets the traffic, and the traffic is what creates the second and third offer.

Two things worth money: the roof underlayment was at the end of its service life on the south elevation, and the pool heater was failing. Together the repairs came to $44,000, and we disclosed both with bids attached before the first showing.

That number sounds like a concession. It was the opposite. A buyer who discovers a roof in week two asks for $80,000 and a repair contingency; a buyer who reads the bid on day one prices it in and still competes. Disclosed defects shrink the discount more than they shrink the price.

All three arrived over one weekend. The highest was $5,050,000, with a 60-day close and a repair contingency. The second was $4,950,000, a 21-day close, $250,000 earnest money, and no repair contingency. The third was $4,780,000 and fell away immediately.

We took the $4,950,000 offer. The extra $100,000 on the higher offer was worth less than the 39 days of carrying cost, the contingency exposure and the risk that the second buyer moved on. The home closed on October 26, 2026 at $4,950,000, which is $764 per square foot.

Three things, in order. Price under the comparable, not at it — the extra traffic is worth more than the extra list price. Pre-inspect and disclose — a $44,000 repair list protected a $350,000 premium. Run one deadline — three offers on the same day is a market; three offers spread across ten days is a negotiation you lose one buyer at a time.