carol wolfe properties carolwolfeproperties.com
May 13, 2023
Susan Morris
Re: 462 Mizzenmast Court, Montgomery, TX 77316-6878
Dear Susan,
What a pleasure it was to speak with you and thank you so much for thinking of me. Hopefully, this CMA will satisfy your friends expectations and please do not hesitate to contact me should they have additional questions or concerns.
Per your request: I have prepared this report to determine the current market value of property located at 462 Mizzenmast Court, Montgomery, TX 77316-6878
There have been few properties sold in the subdivision of Ridgelake Shores in the past year and each has different amenities, sizes, and values. By reviewing this report, you will have the information needed to evaluate a market range of value of the subject property however the report is prepare without full knowledge of the improvement’s this home offers.
I typically would include a detailed copy of my personal marketing plan, but I have excluded that part of the report as the home is not going to be sold at this time.
Sincerely,
Carol Wolfe
Team Leader, Carol Wolfe Properties Team
Meet the Team
MEET THE TEAM
Carol Wolfe-Team Leader | Houston, The Woodlands
Caleb White-Team Assistant
Michael Altneu-VP Marketing RFG, Global Luxury | Los Angeles
Colleen Flaherty | Luxury Presence-Senior Client Success Manager
Heera Rathan | Luxury Presence-Onboarding Manager
Charles El-Moussa-President, Coldwell Banker Realty | Texas
Lisa Fleming-Regional VP, Coldwell Banker Realty | Houston
Jesse Soto-Business Development, BRPS Title Company | Houston
Jack Vaughn-VP Mortgage Lending, Guaranteed Rate | Houston
462
Beds
3,54153,056
Listing Detail
Property Type Single-Family
Year Built 2005
County MONTGOMERY
Tax Amount $745,800
Tax Year 2023
Parcel # 82710211700
MLS Area 39
Community Ridgelake Shores
Subdivision Ridgelake Shores
HOA Dues $350
School District Conroe
Elementary School STEWART ELEMENTARY SCHOOL (CONROE)
Middle: PEET JUNIOR HIGH SCHOOL
High: CONROE HIGH SCHOOL 2nd
Middle: STEWART ELEMENTARY SCHOOL (CONROE)
Middle School PEET
High School CONROE
*SQFT = Total Combined Square Feet
Property
Summary
Mizzenmast Court, Montgomery, TX 77316
Bath SQFT* Lot Size
★
SqFt
All information provided is deemed reliable but is not guaranteed and should be independently verified. Carol Wolfe | (512) 731-3367 | carol.wolfe@cbunited.com
462 Mizzenmast Court, Montgomery, TX 77316-6878 Montgomery County Sold
(1) RealAVM™ is a CoreLogic® derived value and should not be used in lieu of an appraisal.
(2) The Confidence Score is a measure of the extent to which sales data, property information, and comparable sales support the property valuation analysis process. The confidence score range is 60 - 100. Clear and consistent quality and quantity of data drive higher confidence scores while lower confidence scores indicate diversity in data, lower quality and quantity of data, and/or limited similarity of the subject property to comparable sales.
(3) The FSD denotes confidence in an AVM estimate and uses a consistent scale and meaning to generate a standardized confidence metric. The FSD is a statistic that measures the likely range or dispersion an AVM estimate will fall within, based on the consistency of the information available to the AVM at the time of estimation. The FSD can be used to create confidence that the true value has a statistical degree of certainty.
Tax Property 360 Property View
03/24/2005 Tax Owner Information Owner Name: McClelland Robert H Owner Occupied: Yes Carrier Route: R003 Tax Billing Address: 462 Mizzenmast Ct Tax Billing City & State: Montgomery Tx Tax Billing Zip: 77316 Tax Billing Zip+4: 6878 Location Information Subdivision: Ridgelake Shores 02 School District Name: Conroe ISD Township: Montgomery MLS Area: 39 Market Area: CONROE SOUTHWEST MLS Sub Area: 185D Census Tract: 694503 Neighborhood Description: RIDGELAKE SHORES (WATERFRONT)-11117.2 Estimated Value RealAVM: $698,300 Estimated Value Range High: $745,800 Estimated Value Range Low: $650,800 Value As Of: 05/01/2023 Confidence Score: 94 Forecast Standard Deviation: 7
Tax Information Parcel ID: 8271-02-11700 Parcel ID: 82710211700 Lot #: 36 Block #: 3 % Improved: 66% Tax Area: GMO Fire Dept Tax Dist: F03 Legal Description: RIDGELAKE SHORES 02, BLOCK 3, LOT 36 Exemptions: Homestead, Senior Assessment & Taxes Assessment Year202220212020 Assessed Value - Total $540,560$516,190$469,260 Assessed Value - Land $182,210 $77,650 Assessed Value - Improved $358,350 $391,610 YOY Assessed Change ($) $24,370$46,930 YOY Assessed Change (%) 5% 10% Market Value - Total $540,560$560,390$469,260 Market Value - Land $182,210$77,650$77,650 Market Value - Improved $358,350$482,740$391,610 Tax Year 2022 2021 2020 Total Tax $9,443 $9,543 $8,964 Change ($) -$101 $579 Change (%) -1.06%6.46% JurisdictionTax AmountTax TypeTax Rate Emergency Svc Dist 3 $540.56Actual .1 Montgomery County $2,022.78Actual .3742 Montgomery Co Hospital $271.36Actual .0502 Lone Star College $582.72Actual .1078 Conroe ISD $6,025.08Actual 1.1146 Characteristics Land Use - CoreLogic: Sfr Land Use - County: Sgl-Fam-Res-Home Land Use - State: Sgl-Fam-Res-Home Lot Acres: 1.2180 Lot Sq Ft: 53,056 # of Buildings: 2 Building Type: Single Family Building Sq Ft: 3,541 Gross Sq Ft: 4,189 Above Gnd Sq Ft: 3,541 Ground Floor Sq Ft: 3,077 2nd Floor Sq Ft: 464 Stories: 2.0 Condition: Average Quality: LUXURY Total Baths: 3 Full Baths: 2 Half Baths: 1
carol@carolwolfepropeties.com www.carolwolfeproperties.com 512-731-3367
Carol Wolfe | Team Leader, Carol Wolfe Properties
Fireplace: Y Fireplaces: 1 Cooling Type: Central Heat Type: Central Porch: Open Concrete/Masonry Porch Porch Sq Ft: 48 Patio/Deck 2 Area: 337 Parking Type: Attached Brick Garage Garage Type: Attached Garage Garage Capacity: 0 Garage Sq Ft: 648 Roof Material: Composition Shingle Interior Wall: DRYWALL Floor Covering Material: CARPET Foundation: Slab Exterior: Brick Veneer Year Built: 2005 Effective Year Built: 2005 Building Features Feature TypeUnitSize/QtyWidthDepthYear Blt Attached Brick Garage Main Area Main Area Masonary 2nd Floor Open Masonry Porch Open Masonry Porch Open Masonry Porch S S S S S S 648 3,077 464 48 337 378 2005 2005 2005 2005 2005 2005
Listing Location Map AddressPriceBedsBathsDaysSQFT*$/SQFT ★ 462 Mizzenmast Court Montgomery, TX 773163,5411.404 Halyard Court Montgomery, TX 77316$975,00045123,520$277 2.8840 Catamaran Way Montgomery, TX 77316$720,0004463,025$238 3.129 Skipper Jack Montgomery, TX 77316$645,000431143,230$200 4.390 Windward Court Montgomery, TX 77316$629,000442883,381$186
All information provided is deemed reliable but is not guaranteed and should be independently verified. Carol Wolfe | (512) 731-3367 | carol.wolfe@cbunited.com
*SQFT = Total Combined Square Feet
Side by Side Comparisons
404
8840
129
390
Status-SoldSoldSoldSold MLS #-2929722716757088589964688368433 Property TypeSingle-FamilyResidentialResidentialResidentialResidential Bedrooms-4444 Bathrooms-5.004.003.004.00 Bathroom Details-- Full Bath 4 - 1/2 Bath 1 - Full Bath 3 - 1/2 Bath 1 - Full Bath 3- Full Bath 3 - 1/2 Bath 1 Sqft*3,5413,5203,0253,2303,381 Lot SqFt53,056 SqFt185,217 SqFt50,181 SqFt45,085 SqFt68,781 SqFt Year Built20052015200720182015 Days on Market-126114288 List Price-$999,900$699,000$649,900$629,000 Sold Date-04/14/202303/03/202304/03/202304/19/2023 HOA Dues$350---Original List Price-$999,900$699,000$749,900$629,000 Pre-Adjusted Price-$975,000$720,000$645,000$629,000 Sold Price-$975,000$720,000$645,000$629,000 % Of List Price-98%103%99%100% $/SqFt-$277$238$200$186 $/Lot SqFt-$5.26$14$14$9.14 Tax Amount$745,800$13,993$7,891$11,935$12,017 Tax Year20232022202220222022 Building Style-Other StyleTraditional, RanchTraditionalTraditional Fireplace--Gaslog Fireplace, Gas ConnectionsGas ConnectionsGarage1, Oversized Garage, Detached Garage 1, Detached Garage1, Attached Garage2, Attached Garage Floors--Wood, TileTile, CarpetWood, Carpet Heat/AC-Central GasCentral Gas, Central Electric Central Gas, Central Electric Central Gas, Central Electric Exterior-StoneStone, Cement BoardStucco, BrickStone, Other, Brick Roof-CompositionCompositionCompositionComposition Pool-In Ground, Heated, Enclosed In Ground, Heated, Gunite CountyMONTGOMERYMontgomery County Montgomery County Montgomery County Montgomery County ★ All information provided is deemed reliable but is not guaranteed and should be independently verified. Carol Wolfe | (512) 731-3367 | carol.wolfe@cbunited.com
462 Mizzenmast Court Montgomery, TX 77316
Halyard Court Montgomery, TX 77316
Catamaran Way Montgomery, TX 77316
Skipper Jack Montgomery, TX 77316
Windward Court Montgomery, TX 77316
CommunityRidgelake Shores----
SubdivisionRidgelake ShoresRidgelake Shores 04 Ridgelake Shores 04
Shores 04 Ridgelake Shores 02
Senior Community-NoNoNoNo
School DistrictConroe11 - Conroe11 - Conroe11 - Conroe11 - Conroe
STEWART ELEMENTARY SCHOOL (CONROE)
Elementary School
Middle: PEET JUNIOR HIGH SCHOOL High: CONROE HIGH SCHOOL 2nd
Middle: STEWART ELEMENTARY SCHOOL (CONROE)
Stewart Elementary School (Conroe)
Middle SchoolPEETPeet Junior High School
High SchoolCONROEConroe High School
*SQFT = Total Combined Square Feet
Stewart Elementary School (Conroe)
Stewart Elementary School (Conroe)
Stewart Elementary School (Conroe)
Peet Junior High School
Peet Junior High School
Conroe High School Conroe High School
Peet Junior High School
Conroe High School
Side by Side Comparisons
462 Mizzenmast Court Montgomery, TX 77316 404 Halyard Court Montgomery, TX 77316
8840 Catamaran Way Montgomery, TX 77316
129 Skipper Jack Montgomery, TX 77316
390 Windward Court Montgomery, TX 77316
Ridgelake
★ All information provided is deemed reliable but is not guaranteed and should be independently verified. Carol
| (512) 731-3367 | carol.wolfe@cbunited.com
Wolfe
Status Comparisons BedBathSqFt*Lot SqFtList Price$/SqFt $/Lot SqFtSale PriceAdj Price ★ Subject Property3,54153,056---Sold Properties BedBathSqFt*Lot SqFtList Price$/SqFt $/Lot SqFtSale PriceAdj Price 1.404 Halyard Court Montgomery, TX 77316453,520185,217$999,900$277$5.26$975,0002.8840 Catamaran Way Montgomery, TX 77316443,02550,181$699,000$238$14$720,0003.129 Skipper Jack Montgomery, TX 77316433,23045,085$649,900$200$14$645,0004.390 Windward Court Montgomery, TX 77316443,38168,781$629,000$186$9.14$629,000-
Square Feet Provided by Your Brokerage. All information provided is deemed reliable but is not guaranteed and should be independently verified. Carol Wolfe | (512) 731-3367 | carol.wolfe@cbunited.com
*SQFT = Total Combined
Listing Averages Sold Properties Home Averages (4 properties) Beds 4.0 Baths 4.00 SqFt* 3,289 $/SqFt $225 Lot SqFt 87,316 SqFt $/Lot SqFt $11 Days 105 Avg $742,250 Med $682,500 Min $629,000 Max $975,000 *SQFT = Total Combined Square Feet Property Pricing All information provided is deemed reliable but is not guaranteed and should be independently verified. Carol Wolfe | (512) 731-3367 | carol.wolfe@cbunited.com
Price 20406080100120140160180200220240260280 $650,000 $700,000 $750,000 $800,000 $850,000 $900,000 $950,000 $1,000,000 1 2 3 4 Price & Days on Market Days on Market Active Properties Pending Properties Sold Properties Other Properties All information provided is deemed reliable but is not guaranteed and should be independently verified. Carol Wolfe | (512) 731-3367 | carol.wolfe@cbunited.com
Price & Days on Market AddressPriceBedsBathsDaysSQFT*$/SQFT ★ 462 Mizzenmast Court Montgomery, TX 773163,5411.404 Halyard Court Montgomery, TX 77316$975,00045123,520$277 2.8840 Catamaran Way Montgomery, TX 77316$720,0004463,025$238 3.129 Skipper Jack Montgomery, TX 77316$645,000431143,230$200 4.390 Windward Court Montgomery, TX 77316$629,000442883,381$186
All information provided is deemed reliable but is not guaranteed and should be independently verified. Carol Wolfe | (512) 731-3367 | carol.wolfe@cbunited.com
*SQFT = Total Combined Square Feet
Price 3,0503,1003,1503,2003,2503,3003,3503,4003,4503,500 $650,000 $700,000 $750,000 $800,000 $850,000 $900,000 $950,000 $1,000,000 1 2 3 4 Price & Size Square Feet Active Properties Pending Properties Sold Properties Other Properties All information provided is deemed reliable but is not guaranteed and should be independently verified. Carol Wolfe | (512) 731-3367 | carol.wolfe@cbunited.com
Price & Size AddressPriceBedsBathsDaysSQFT*$/SQFT ★ 462 Mizzenmast Court Montgomery, TX 773163,5411.404 Halyard Court Montgomery, TX 77316$975,00045123,520$277 2.8840 Catamaran Way Montgomery, TX 77316$720,0004463,025$238 3.129 Skipper Jack Montgomery, TX 77316$645,000431143,230$200 4.390 Windward Court Montgomery, TX 77316$629,000442883,381$186
All information provided is deemed reliable but is not guaranteed and should be independently verified. Carol Wolfe | (512) 731-3367 | carol.wolfe@cbunited.com
*SQFT
= Total Combined Square Feet
Approximate Market Value
$740,000 - $755,000
★ 462 Mizzenmast Court, Montgomery, TX 773…
Details
THIS IS JUST AN ESTIMATE. THE AGENT PREPARING THIS REPORT HAS NOT PREVIEWED THE HOME. THE MARKET VALUE IS BASED ON SIMILAR PROPERTIES THAT SOLD WITHIN THE LAST YEAR IN THE SAME NEIGHBORHOOD.
Pricing Analysis
Price Based on Average Sales Average Price of Sold Comparable Properties $742,250 Price Based on Square Footage Average $/SqFt of Sold Comparable Properties $225.18 Total Combined Square Footage of Subject Property 3,541 Price based on square footage of Subject Property $797,376 Notwithstanding any language to the contrary contained herein, this Competitive Market Analysis is NOT an appraisal of the market value for property and is not intended to be used for any legal purpose including approval of a mortgage loan, modification of a mortgage loan, divorce/property separation, estate settlement, bankruptcy proceedings or any other purpose where real estate value is needed. If an appraisal is desired, the services of a licensed or certified appraiser must be obtained. Carol Wolfe | (512) 731-3367 | carol.wolfe@cbunited.com
Carol Wolfe Properties Team | Coldwell Banker Realty | Global Luxury The Heights, Houston | The Woodlands, TX
1. Listing Concierge package purchase required. 2. Estate must be of exceptional Coldwell Banker Global Luxury quality and have excellent photography. No farms, lots, teardowns/major renovations required, dated or unfurnished homesNot intended as a solicitation if your property is already listed by another broker. Affiliated real estate agents are independent contractor sales associates, not employees. ©2022 Coldwell Banker. All Rights Reserved. Coldwell Banker and the Coldwell Banker logos are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company owned offices which are owned by a subsidiary of Anywhere Advisors LLC and franchised offices which are independently owned and operated. The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. 22NGWU _1/23
