Cloud CMA - 75 Oleary Lane

Comparative Market Analysis

75 Oleary Ln Howard, CO 81233

David Lebovic OCTOBER 2, 2023

Kathryn Bartic | kathryn@elitehomepartnersco.com

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

Map of Comparable Listings

STATUS:

MLS #

STATUS

ADDRESS

A = ACTIVE

S = CLOSED

BEDS

BATHS

PRICE

75 Oleary Ln

-

-

-

1

Subject

2

7467599

A

Lot 46 Knotty Pine Road

-

0/0

$140,000

3

2987287

A

000 County Road 45

-

0/0

$350,000

4

1700310

S

92 Forest Lane

-

0/0

$66,000

5

7299718

S

Holiday Hills Drive

-

0/0

$177,000

6

3812071

S

5 County Road 5965

-

0/0

$289,000

Kathryn Bartic 3038452362

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

Lot 46 Knotty Pine Road $140,000 ACTIVE

MLS #7467599

Howard, CO 81233

Beds 0/0 Baths

Days on market: 73

Days on market: 73

7/18/23

Details Prop Type: Improved Land

Lot Size (sqft): 1,532,005

List Price: $140,000

Taxes: $1,500

County: Fremont

List date: 7/18/23

Orig list price: $150,000

School District: Salida R-32

Subdivision: Pine Ridge Ranch

Updated: Sep 29, 2023 3:58 AM

Assoc Fee: $400

Association Fee Frequency: Annually

Listing Terms: Cash, Conventional

Road Surface Type: Dirt

Utilities: Electricity Available

Sewer: Septic Tank

Vegetation: Oak, Pine, Wooded

Association Fee Includes: Road Maintenance

Lot Features: Many Trees, Secluded, Sloped

View: Mountain(s), Valley

Association Name: Pine Ridge Ranch Owner's Association

Parking Features: DrivewayDirt

Association Phone: 303-817-4719

Possible Use: Residential

Tax Legal Description: SUBD: PINE RIDGE RANCH #3 LOT 46 PINE RIDGE RANCH FIL #3 REF FROM 988-04-257 EXC 1/2 LIMESTONE AND LIMEROCK RESERVED BY IDEAL BASIC B684-P628.

REF TO 983-04-226

Features

Association Yn: true Fencing: None Horse Yn: false

Road Frontage Type: Private Road Road Responsibility: Private Maintained Road

Water Source: Well Zoning: Agricultural Forestry

Tax Year: 2022

Remarks Nice, well priced lot in Pine Ridge Ranch Subdivision about 30 minutes from Salida in Howard. BIG mountain and valley views. This

Kathryn Bartic 3038452362

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

property is accessible by Knotty Pine Road and Bristlecone Pine Roads. Easy, year round access yet very private and secluded. Well treed with a wide diversity of plants and trees, National Forest and Rainbow Trail access and fishing on the Arkansas River all near by. Great lot for the rock hounds and aspiring geologists in the family. There is a Medevac landing site at the top of Knotty Pine for peace of mind in case of an emergency! Priced to sell! Well maintained road access all less than 30 miles from Salida

Courtesy of First Colorado Land Office, Inc. Information is deemed reliable but not guaranteed.

Kathryn Bartic 3038452362

Comparative Market Analysis

Lot 46 Knotty Pine Road $140,000 ACTIVE

75 Oleary Ln, Howard, CO 81233

MLS #7467599

Howard, CO 81233

Beds 0/0 Baths

7/18/23

Kathryn Bartic 3038452362

Days on market: 73

Days on market: 73

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

000 County Road 45 $350,000 ACTIVE

MLS #2987287

Howard, CO 81233

Beds 0/0 Baths

Days on market: 101

Days on market: 101

6/23/23

Details Prop Type: Improved Land

Lot Size (sqft): 607,226

List Price: $350,000

County: Fremont

List date: 6/23/23

Orig list price: $350,000

Subdivision: HOWARD

Updated: Jun 23, 2023 8:07 AM

Taxes: $1,047

Lot Features: Borders Public Land, Many Trees, Meadow, Rock Outcropping, Secluded

Sewer: Septic Tank

School District: Salida R-32

Features Association Yn: false Fencing: Partial Listing Terms: 1031 Exchange, Cash, Conventional, Other

Road Frontage Type: Public Road, Year Round Road Surface Type: Dirt, Gravel

Tax Legal Description: ALL THAT PART SW4NW4 & NW4SW4 SEC 35-49-10 LYING E OF D&RGW RR REF FROM 810-00-720 Tax Year: 2022

Vegetation: Grassed, Natural State, Partially Wooded View: Meadow, Mountain(s), Water Water Source: Well Zoning: RESIDENTIAL/AG

Remarks The great wall of Howard. This property is incredible. It is literally tucked down at the end of the County Road 45 with a wall of rock outcroppings creating a backdrop for nearly the entire length of the lot. There are several level areas scattered amongst the front of the parcel that could be used as building spots, but one near the south side has been somewhat designated as the main pad. Power is nearby and the sellers are offering a concession at closing towards pulling the power over to the south building area. This could be the place to build a dream home with a panoramic view of the towering peaks and the Arkansas River is in site at certain points as well.

Kathryn Bartic 3038452362

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

There are two sides of this parcel that back up to Public Lands giving you access to the famous mountain recreation that Fremont County has to offer. This is an easy site to get to and check out all of the possibilities of what you could create on this slice of Colorado!

Courtesy of First Colorado Land Office, Inc. Information is deemed reliable but not guaranteed.

Kathryn Bartic 3038452362

Comparative Market Analysis

000 County Road 45 $350,000 ACTIVE

75 Oleary Ln, Howard, CO 81233

MLS #2987287

Howard, CO 81233

Beds 0/0 Baths

6/23/23

Kathryn Bartic 3038452362

Days on market: 101

Days on market: 101

Comparative Market Analysis

92 Forest Lane

75 Oleary Ln, Howard, CO 81233

$66,000 CLOSED

MLS #1700310

Howard, CO 81233

Beds 0/0 Baths

Days on market: 46

Days on market: 46

7/31/23

Details Prop Type: Improved Land

List date: 5/21/23

County: Fremont

Sold date: 7/31/23

Updated: Aug 1, 2023 5:58 AM

Off-market date: 7/6/23

List Price: $69,900

Subdivision: none

Taxes: $546 School District: Cotopaxi RE-3

Orig list price: $79,900

Lot Size (sqft): 37,897

Features Association Yn: false

Road Surface Type: Dirt

Concessions: No

Sewer: Septic Tank

Fencing: None Horse Yn: false Listing Terms: 1031 Exchange, Cash, Conventional Lot Features: Many Trees Road Frontage Type: Public Road

Tax Legal Description: SUBD: M & B OR UNKNOWN BEG AT A PT 1100.00 FT S OF THE CTR 1/4 COR OF SECT 22-48-10; TH W 225 FT; TH S 150 FT; TH E 225 FT; TH N 150 FT TO THE POB EXC THE WLY 12 FT OF SD LAND THAT IS RES FOR A ROAD (B-537 P-290) (T-328C2) .86 A M/L 22-48-10

Tax Year: 2022 Utilities: Electricity Available View: Mountain(s) Water Source: Well Zoning: Residential

Remarks Sweet lot with mountain views just minutes to downtown Howard and less than 30 minutes to Salida. This property is quiet, has year round accessibility, and beautifully treed. WELL HAS BEEN DRILLED! Seller has had a recent soil test done, engineered septic

Kathryn Bartic 3038452362

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

plans, septic permit, electric site plan and survey to share. Some trees have been cleared at building site and seller's willing to leave the firewood they have stacked on the property or remove. Don't miss this opportunity. Perfect spot for your Colorado mountain home.

Courtesy of Colorado Mountain Realty Information is deemed reliable but not guaranteed.

Kathryn Bartic 3038452362

Comparative Market Analysis

92 Forest Lane $66,000 CLOSED

75 Oleary Ln, Howard, CO 81233

MLS #1700310

Howard, CO 81233

Beds 0/0 Baths

7/31/23

Kathryn Bartic 3038452362

Days on market: 46

Days on market: 46

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

Holiday Hills Drive $177,000 CLOSED

MLS #7299718

Howard, CO 81233

Beds 0/0 Baths

Days on market: 70

Days on market: 70

8/31/23

Details Prop Type: Improved Land

List date: 6/1/23

County: Fremont

Sold date: 8/31/23

Updated: Aug 31, 2023 10:08 AM

Off-market date: 8/10/23

List Price: $177,000

Subdivision: Holiday Hills

Taxes: $1,100 School District: Cotopaxi RE-3

Orig list price: $187,000

Lot Size (sqft): 101,494

Features Association Yn: false Concessions: No

Lot Features: Ditch, Foothills, Level, Sloped

Current Use: Vacant

Parking Features: 220 Volts

Electric: 220 Volts

Parking Total: 1

Fencing: Partial

Possible Use: Residential

Horse Yn: false

Road Frontage Type: Private Road

Listing Terms: 1031 Exchange, Cash, Conventional, Other, Owner Will Carry, VA Loan

Road Responsibility: Private Maintained Road Road Surface Type: Dirt

Sewer: Septic Tank

View: Mountain(s), Valley

Tax Legal Description: **Lengthy legal description please ask listing agent for details.

Water Source: Private Zoning: Agricultural-Suburban

Tax Year: 2021 Utilities: Electricity Available, Electricity Connected Vegetation: Brush, Cleared, Mixed, Partially Wooded, Pinon Pines, Sagebrush

Remarks With a well, septic, level building site, RV pad, new electrical hookup, AND owner financing available - this parcel has everything

Kathryn Bartic 3038452362

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

you need to start building! Discover this rare gem in Howard, CO, just 10 miles east of Salida. Extremely easy to access, it is just off Highway 50 in Holiday Hills but set back far enough to be private and quiet. There are no covenants, HOA, or fees to worry about here. The Sellers have made many improvements to the site - this property is ready for your dream project or home! A brand new buck and rail fence along the private road delineates the property and lends wonderful curb appeal. The Sellers have installed upgraded 200 amp electrical service with a new box and meter on the property. In addition to the spacious, level building site there is a graded RV pad with its own 30 amp electrical hookup; the north side of the RV pad has been prepped for a privacy fence (stones removed by an excavator to facilitate future digging). A septic system is in place that used to service a manufactured home that has since been removed from the property. The seasonal irrigation ditch brings the property to life in summer with green grasses and wildflowers, and an Augmentation certificate has been purchased for this lot allowing you to water up to 1400 square feet of lawn and garden. There is an excellent well, together with a new well house that contains the pump, pressure tank and additional underground storage. A small concrete foundation sits just behind the RV pad, perfect for a small storage shed. Howard students can elect to go to either Salida or Cotopaxi schools; the Salida school bus stops just down the road. Stunning views of the Sangre de Cristo Mountains and the Arkansas Hills surround you here and the Arkansas River is just across the highway. You need to see this parcel to fully appreciate all that it has to offer! OWNER FINANCING AVAILABLE with motivated sellers - CALL FOR DETAILS!

Courtesy of Pinon Real Estate Group LLC Information is deemed reliable but not guaranteed.

Kathryn Bartic 3038452362

Comparative Market Analysis

Holiday Hills Drive $177,000 CLOSED

75 Oleary Ln, Howard, CO 81233

MLS #7299718

Howard, CO 81233

Beds 0/0 Baths

8/31/23

Kathryn Bartic 3038452362

Days on market: 70

Days on market: 70

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

5 County Road 5965 $289,000 CLOSED

MLS #3812071

Howard, CO 81233

Beds 0/0 Baths

Days on market: 4

Days on market: 4

8/14/23

Details Prop Type: Improved Land

List date: 7/14/23

County: Fremont

Sold date: 8/14/23

Updated: Aug 17, 2023 4:57 AM

Off-market date: 7/18/23

List Price: $289,000

Subdivision: none

Taxes: $393 School District: Fremont RE-2

Orig list price: $289,000

Lot Size (sqft): 1,742,400

Features Association Yn: false Concessions: No Fencing: Partial Horse Yn: true Listing Terms: Cash, Conventional

Lot Features: Borders National Forest Road Responsibility: Private Maintained Road Road Surface Type: Dirt Sewer: Septic Tank

Tax Legal Description: SUBD: M & B OR UNKNOWN SE4SW4 SEC 12-49-10 REF FROM 770-03-520 CONTIG TO 999-26-039 SUBJ TO EASEMENT REC# 952143 Tax Year: 2022

Utilities: Off Grid View: Mountain(s), Water Virtual Tour: View Water Source: Well Waterfront Features: Stream Zoning: AF

Remarks This private 40-acre parcel of land is tranquil and picturesque. An oasis surrounded by public land and natural forest with Little Badger Creek running right through the property. There is even a waterfall for picnicing. All this secluded space cound be yours! The property is off-grid, yet accessible. Bordered by BLM land, the property is a gateway to recreation in every direction. Only 17 miles from Salida where you can stock up, play and enjoy everything Chaffee and Fremont Counties have to offer. If you are a stargazer,

Kathryn Bartic 3038452362

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

you can enjoy the dark sky in your own backyard and forget you are not in a planetarium. Vegetation ranges from grasses to pinon pines and cottonwoods along the creek. Dotted with rock outcroppings and amazing views, the property is quiet and serene. A domestic well is already in place, with several building sites available to create your own slice of paradise. Build a small cabin to get away to, a home you can unwind in and enjoy every day, or your own improved campsite that only you can call home. Your nearest neighbor is only as close as you want them to be.

Courtesy of Fireside Realty Group Information is deemed reliable but not guaranteed.

Kathryn Bartic 3038452362

Comparative Market Analysis

5 County Road 5965 $289,000 CLOSED

75 Oleary Ln, Howard, CO 81233

MLS #3812071

Howard, CO 81233

Beds 0/0 Baths

8/14/23

Kathryn Bartic 3038452362

Days on market: 4

Days on market: 4

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

Comparable Property Statistics A

2 Active Listings LOWEST

AVERAGE

HIGH AVG PRICE / SQFT

$140,000

S

$245,000

$350,000

AVERAGE

HIGH

AVG DOM

87

3 Sold Listings LOWEST

AVG PRICE / SQFT

$66,000

Kathryn Bartic 3038452362

$177,333

$289,000

AVG DOM

40

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

Sold Property Analysis Averages

92.42%

40

Homes sold for an average of 92.42% of their list price.

Days on market

It took an average of 40 days for a home to sell.

Analysis ADDRESS

ORIG LIST PRICE

SOLD PRICE

% OF ORIG LIST PRICE

DOM

92 Forest Lane

$79,900

$66,000

82.60%

46

Holiday Hills Drive

$187,000

$177,000

94.65%

70

5 County Road 5965

$289,000

$289,000

100.00%

4

$185,300

$177,333

92.42%

40

Averages

Kathryn Bartic 3038452362

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

Online Valuation Analysis How accurate are Zestimates?

109.4%

$193,700

Zestimates varied up to 109.4% or $193,700 compared to actual MLS prices.

A

2 Active

ADDRESS

PRICE

ZESTIMATE

DIFFERENCE

Lot 46 Knotty Pine Road

$140,000

-

-

000 County Road 45

$350,000

-

-

SOLD DATE

SOLD PRICE

ZESTIMATE

DIFFERENCE

92 Forest Lane

7/31/23

$66,000

-

-

Holiday Hills Drive

8/31/23

$177,000

$370,700

109.4%

5 County Road 5965

8/14/23

$289,000

-

-

S

3 Sold

ADDRESS

Source: Zillow

Kathryn Bartic 3038452362

Comparative Market Analysis

75 Oleary Ln, Howard, CO 81233

Summary of Comparable Properties A

ACTIVE LISTINGS

ADDRESS

SOLD DATE

BEDS

BATHS

PRICE

Lot 46 Knotty Pine Road

-

-

0/0

$140,000

000 County Road 45

-

-

0/0

$350,000

Averages

S

$245,000

SOLD LISTINGS

ADDRESS

SOLD DATE

BEDS

BATHS

PRICE

92 Forest Lane

7/31/23

-

0/0

$66,000

Holiday Hills Drive

8/31/23

-

0/0

$177,000

5 County Road 5965

8/14/23

-

0/0

$289,000

Averages

$177,333

Kathryn Bartic 3038452362

at Keller Williams Integrity

INTELLIGENT PRICING & TIMING Pricing a home for sale is as much art as science, but there are a few truisms that never change. ☐ ☐ ☐

Fair market value attracts buyers, overpricing never does.

The first two weeks of marketing are crucial.

The market never lies, but it can change its mind.

ASKING PRICE

PERCENTAGE OF BUYERS

+15%

10%

+10%

30%

Market Value

60%

-10%

75%

-15%

90%

Fair market value is what a willing buyer and a willing seller agree by contract is a fair price for the home. Values can be impacted by a wide range of reasons but the two largest are location and condition. Generally, fair market value can be determined by comparables - other similar homes that have sold or are currently for sale in the same area.

Sellers often view their homes as special which tempts them to put a higher price on the home, believing they can always come down later, but that’s a serious mistake.

Overpricing prevents the very buyers who are eligible to buy the home from ever seeing it. Most buyers shop by price range, and look for the best value in that range.

ACTIVITY

at Keller Williams Integrity

1

2

3

4

5

6

TIME ON MARKET (IN WEEKS)

Your best chance of selling your home is in the first two weeks of marketing. Your home is fresh and exciting to buyers and to their agents.

With a sign in the yard, a description in the local Multiple Listing Service, distribution across the internet, open houses, broker’s caravan, ads, and email blasts to your listing agent’s buyers, your home will get the greatest flurry of attention and interest in the first two weeks.

If you don’t get many showings or offers, you’ve probably overpriced your home, and it’s not comparing well to the competition. Since you can’t change the location, you’ll have to improve the home’s condition or lower the price.

Consult with your agent and ask for feedback. Perhaps you can do a little more to spruce up your home’s curb appeal, or perhaps stage the interior to better advantage.

The market can always change its mind and give your home another chance, but by then you’ve lost precious time and perhaps allowed a stigma to cloud your home’s value.

Intelligent pricing isn’t about getting the most for your home – it’s about getting your home sold quickly at fair market value.