2841 Ashgrove Hollow Ln, Charlotte, NC 28210
Dear Andersons,
Standing in your kitchen last week, I knew this report was going to be an argument about condition. Every house on your block is a 1962 ranch on paper. Yours has not been one since 2023, and that is the whole difference between the number you were quoted online and the number below.
The kitchen and primary bath went back to the studs, the oak was refinished through the house, and the electrical and plumbing were permitted and inspected. The invoice is attached as Exhibit A. Eighty four thousand seven hundred and fifty dollars, with five years of warranty that transfers to whoever buys it. An algorithm reads the year built. A buyer standing where I stood reads the kitchen.
Two houses near you sold around three hundred a foot. Both were tired and sold as-is, and I have left them in this report with the reason written beside them, because someone will raise them and I would rather they were answered before they are asked. My recommendation is $849,000, against a supported range of $786,000 to $868,000. The rest of this document shows you exactly how I got there.
Sincerely,
Avery Collins
I · The answer
The renovated homes on these blocks are selling in twelve days or less, and they are selling at $355 to $360 per square foot.
Your expectation of $850,000 sits inside this range.
High confidence: five recent nearby sales, strong size and bedroom match, and clear condition data separating renovated stock from as-is stock.
Confidence scale: High ±5% strong data match · Medium ±8% minor adjustments · Low ±10% significant estimation
II · The evidence
Select include or exclude on any sale to test the price without it. The published recommendation does not change.
All 5 comparables included. Published recommendation: $827,000.
S marks the subject property. Numbered markers are comparable sales. Map data ©2026 Google.
Analyst detail: statistics and the calculation
2 sales were identified as statistical outliers and given zero weight in the pricing calculation.
Each comparable is adjusted toward the subject, the basis printed beside every line, and the weighted average of the adjusted values yields the recommended price of $827,000. The raw average of $357/sqft stands as the cross-check, within 1%.
III · The judgment
The renovated homes on these blocks are selling in twelve days or less, and they are selling at $355 to $360 per square foot. At 2,340 square feet with a 2023 studs-out kitchen, new primary bath, white oak floors, and new mechanicals, this home belongs to that group, which supports a recommended list price of $827,000 within a range of $786,000 to $868,000. Two nearby sales closed near $300 per square foot; both were dated, as-is transactions, and this analysis identifies them, sets them aside, and explains why. Your expectation of $850,000 sits inside the supported range, and the pricing strategy below is built to defend it.
Weighted average of $357 per square foot across the three renovated comparables, applied to 2,340 square feet. The two as-is sales carry zero weight in the calculation and are shown so you can see exactly what was excluded and why.
A 1962 ranch on a quiet interior street, taken to the studs where it matters. Per the invoice at Exhibit A, the 2023 work totalled $84,750: a gut-to-studs kitchen at $49,550 including custom cabinetry, quartz counters and a full appliance package, a $19,600 primary bathroom renovation, and $8,700 to refinish 1,450 square feet of white oak. Electrical and plumbing were updated under permits CLT-R-23-11402 and CLT-P-23-11517 and passed final inspection in September 2023. The workmanship warranty runs five years and transfers to the buyer. That documentation places its effective condition alongside the newest renovations in the pocket, while the original footprint keeps the scale buyers in this neighborhood are actively seeking.
Key features. Studs-out kitchen (2023, Exhibit A), renovated primary bath, white oak hardwood refinished throughout, permitted and inspected electrical and plumbing updates, transferable five year workmanship warranty, new roof and HVAC, level lot on a low-traffic street, walkable to the dining strip.
Five comparable sales within the immediate pocket, all within ten percent of the subject's size and all matching on bedrooms. The spread in the data is explained entirely by condition, the condition of each comparable is known, and the subject's own condition is documented rather than asserted. That is the situation where a comparative analysis is at its strongest.
1. 2837 Ashgrove Hollow Ln$815,000 · $357/sqft
The closest match in the set: two doors down, renovated in 2022 to a similar standard, and sold in twelve days. It anchors the renovated tier of this street.
Adjustments: Slightly smaller than the subject; no adjustment beyond square footage.
2. 4519 Fernwood Glade Dr$789,000 · $355/sqft
Updated kitchen but original baths, and it still commanded $355 per foot in nineteen days, which shows how deep the demand runs for this pocket.
Adjustments: Subject's fully renovated baths, invoiced at $19,600 per Exhibit A, argue a modest premium over this sale.
3. 4712 Marrow Hollow Rd$705,000 · $301/sqft
Dated interior, sold as-is after 54 days. This is one of the two sales a buyer's agent will reach for, and it is not a condition match for the subject.
Adjustments: Zero weight in the calculation; shown for transparency.
4. 2906 Selwyn Hollow Ln$698,000 · $299/sqft
An estate sale in original condition, on the market 61 days. It prices the unrenovated tier of the neighborhood, not this home.
Adjustments: Zero weight in the calculation; shown for transparency.
5. 4230 Tyler Grove Ct$828,000 · $360/sqft
The freshest signal in the set: a 2023 full renovation that went under contract in nine days at the top of the pocket's price band.
Adjustments: Comparable standard of finish; supports the upper half of the range.
The renovated tier of this pocket trades between $355 and $360 per square foot and moves in under three weeks. The as-is tier trades near $300 and lingers. The subject belongs to the first group, documented at Exhibit A, and the recommended price is built only from that group.
Two of five comparables were excluded from the weighted average as condition-driven outliers. Their prices reflect dated, as-is transactions rather than the current market for renovated homes.
Inventory in this pocket is thin and the renovated sales are drawing multiple showings in their first weekend. Days on market split sharply by condition: renovated homes are averaging under two weeks while as-is properties sit past fifty days. Listing ahead of the school-year rush positions this home in front of the season's most motivated buyers.
Days-on-market pattern is consistent across all five recent sales.
The dining strip nearby pulled in younger buyers over the last two years, so the blocks closest to it trade at a premium the raw comps average out. This house is on the good side of that line.
Studs-out kitchen and primary bath in 2023, real white oak floors, new roof and HVAC. The contractor invoice is on file and attached as Exhibit A. It shows like new construction inside a 1962 footprint, which square-foot math alone will underprice.
Inventory in this pocket is tight and the spring buyers are already looking. Listing before the school-year rush gives us an edge we will not have in August.
The top of the range is real, but only with the renovation story told properly in the listing. Price it like a tired 1962 ranch and we leave money on the table; price it as the renovated home it is and we defend the number.
Two of the recent nearby sales closed low because they were dated and sold as-is. Your house is not those houses, and I will not let a buyer's agent anchor you to them.
IV · The plan
List at $849,000. It sits inside the supported range, aligns with your expectations going in, and leaves room for the renovation story to carry the number rather than the price carrying the risk. The listing must lead with the 2023 renovation, evidenced at Exhibit A, because the moment a buyer reads this home as a tired 1962 ranch, the as-is comparables enter the conversation.
List at $827,000, the calculated midpoint, if speed matters more than the last increment. Expect a faster path to multiple offers with slightly less negotiating headroom.
Buyers who tour the renovated comparables will recognize the standard of finish immediately. A buyer's agent may present the two as-is sales as anchors; this report exists so that conversation is over before it starts, the exclusions and the reasons are on the page, and the renovation is documented rather than described.
Important disclosures
This Comparative Market Analysis (CMA) represents a professional opinion of value prepared by a licensed real estate professional. It is not an appraisal and should not be used as such. The purpose of this CMA is to assist in determining an appropriate listing price.
Comparable data reflects each property's most recent list or pending price where available, a real market figure, otherwise a market estimate. Closed sale prices are not publicly disclosed in non-disclosure states.
Property condition estimated from available information. Specific upgrades and features not independently verified. Market conditions may change after report date. Final price depends on demand and negotiation.
The preparing agent has reviewed this analysis and added professional commentary based on local market knowledge. All pricing recommendations are subject to market conditions, property condition verification, and buyer demand at time of listing.
This report does not constitute financial, legal, or tax advice. Report prepared August 9, 2026. Valid for pricing decisions for 30 days from preparation.
Documents supplied by the preparing agent and read into this analysis.
The preparing agent has reviewed this analysis, selected and adjusted the comparable sales named above, and added commentary from direct knowledge of the property and the submarket. This is a professional opinion of value and is not an appraisal. Valid for pricing decisions for thirty days from the effective date.