4 Kingfisher Ct, Novato CMA

Comparable Properties Report Prepared for The Miller Family Trust on 8/31/2021 Pacheco Valle

4 Kingfisher Ct

Dorinne Low DRE 00776295 Realtor® 415.261.8899 dorinne.low@compass.com

Pricing Recommendation Prepared for The Miller Family Trust on 8/31/2021 Recommended listing price

*

$725,000

About Your Listing Price

Agent's Notes

After analyzing your property, comparable properties on the market now, recent sales and comparable properties that failed to sell, I conclude that in the current market, your property is most likely to sell for [price].

Include any notes about the subject property here.

* This represents an estimated sale price for this property. It is not the same as an opinion of value in appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal practice. The information contained herein is derived from the local MLS and does not purport to be complete nor, necessarily, accurate and should be independently verified; nor does it represent or constitute a legal analysis or financial advice. Changes in price, condition, sale, or withdrawal may be made without notice. All measurements and square footage are approximate.

Equal Housing Opportunity. Compass and its agents disclaim any and all liability for representations and warranties, express or implied, contained in, or for omissions from, the information contained herein or any other written or oral communication transmitted or made available to the recipient. This is not intended to solicit property already listed. Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467.

Subject Property Prepared for The Miller Family Trust on 8/31/2021 Pacheco Valle

4 Kingfisher Court Property Information

Transaction Information

Property Type: Condo Beds: 3 Baths Full / Half: 2.5 Sq. Ft.: 1,954 Lot Size: Year Built: 1979 Taxes: HOA Fees:

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Comparables Summary

Prepared for The Miller Family Trust on 8/31/2021

Sold BATHS FULL /

ORIGINAL

ADDRESS

BED

HALF

SF

LOT

12 McIntosh

4

2/1

1,770

3

2/1

1,653

$735,000

2

2/1

1,954

2

2/1

2

2/1

LAST ASKING

LISTING PRICE PRICE

MONTHLY CLOSING PRICE PPSF

CHARGES

LISTED

CONTRACT

SOLD

$739,000

$418

$550

3/17/21

3/31/21

4/5/21

DOM

$735,000

$750,000

$454

$550

3/21/21

4/12/21

4/21/21

9

$759,000

$759,000

$852,500

$436

$425

3/15/21

4/15/21

4/22/21

9

1,674

$749,000

$739,000

$725,000

$433

$529

4/14/21

6/16/21

6/23/21

41

1,706

$779,000

$779,000

$835,000

$489

$529

5/15/21

6/7/21

7/1/21

10

1,751

$755,500

$753,000

$780,300

$446

$517

Ct 5 Charmaine Ct 8 Kingfisher Ct 114 Redhawk Rd 106 Redhawk Rd AVERAGES

17

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Price & Days On Market Sold (5)

Trend Line

$860,000 3

$840,000 5

$820,000

Price

$800,000

$780,000

$760,000 2

$740,000

1

4

$720,000

$700,000 0

10

20

30

40

Cumulative Days On Market

1

12 McIntosh Ct Pacheco Valle, Novato

2 5 Charmaine Ct Pacheco Valle, Novato

3 8 Kingfisher Ct Pacheco Valle, Novato

5 106 Redhawk Rd Pacheco Valle, Novato

† Trend Line Based On Sold And Pending Listings Only All information provided is deemed reliable but is not guaranteed and should be independently verified.

4 114 Redhawk Rd Pacheco Valle, Novato

Price & Size Sold (5)

Trend Line

$860,000 3

$840,000 5

$820,000

Price

$800,000

$780,000

$760,000 2

$740,000

1

4

$720,000

$700,000 1650

1700

1750

1800

1850

1900

1950

Size (Sq Ft)

1

12 McIntosh Ct Pacheco Valle, Novato

2 5 Charmaine Ct Pacheco Valle, Novato

3 8 Kingfisher Ct Pacheco Valle, Novato

5 106 Redhawk Rd Pacheco Valle, Novato

† Trend Line Based On Sold And Pending Listings Only All information provided is deemed reliable but is not guaranteed and should be independently verified.

4 114 Redhawk Rd Pacheco Valle, Novato

4 Kingfisher Ct Sold A.

12 McIntosh Ct

B.

5 Charmaine Ct

C.

8 Kingfisher Ct

D.

114 Redhawk Rd

E.

106 Redhawk Rd

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Subject Property

Comparable Property A

Comparable Property B

Comparable Property C

4 Kingfisher Ct

12 McIntosh Ct

5 Charmaine Ct

8 Kingfisher Ct

Novato, CA

Novato, CA

Novato, CA

MLS: 321011865

MLS: 321016330

Status Bedrooms Baths Square Feet PPSF Original Listing Price Last Asking Price Closing Price HOA Fees Condo/Co-op Fees Taxes Listed Date Contract Date Sold Date DOM - Days on Market Lot Size Property Type Year Built Total Adj Total Adj Value

Adj

MLS: 321006490 Adj

Adj

Not For Sale 3 2.5 1,954 -

Closed 4 2.5 1,770 $418 $739,000 $739,000 $550 / Mo Mar 17, 2021 Mar 31, 2021 Apr 05, 2021

Closed 3 2.5 1,653 $454 $735,000 $735,000 $750,000 $550 / Mo Mar 21, 2021 Apr 12, 2021 Apr 21, 2021

Closed 2 2.5 1,954 $436 $759,000 $759,000 $852,500 $425 / Mo Mar 15, 2021 Apr 15, 2021 Apr 22, 2021

-

0

9

9

Condo 1979

Condo 1974 $0 $739,000

Condo 1974 $0 $750,000

Condo 1979 $0 $852,500

$0

* This represents an estimated sale price for this property. It is not the same as an opinion of value in appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal practice. The information contained herein is derived from the local MLS and does not purport to be complete nor, necessarily, accurate and should be independently verified; nor does it represent or constitute a legal analysis or financial advice. Changes in price, condition, sale, or withdrawal may be made without notice. All measurements and square footage are approximate. Equal Housing Opportunity. Compass and its agents disclaim any and all liability for representations and warranties, express or implied, contained in, or for omissions from, the information contained herein or any other written or oral communication transmitted or made available to the recipient. This is not intended to solicit property already listed. Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467.

Subject Property

Comparable Property D

Comparable Property E

4 Kingfisher Ct

114 Redhawk Rd

106 Redhawk Rd

Novato, CA

Novato, CA

MLS: 321024959

Status Bedrooms Baths Square Feet PPSF Original Listing Price Last Asking Price Closing Price HOA Fees Condo/Co-op Fees Taxes Listed Date Contract Date Sold Date DOM - Days on Market Lot Size Property Type Year Built Total Adj Total Adj Value

MLS: 321034406 Adj

Adj

Not For Sale 3 2.5 1,954 -

Closed 2 2.5 1,674 $433 $749,000 $739,000 $725,000 $529 / Mo Apr 14, 2021 Jun 16, 2021 Jun 23, 2021

Closed 2 2.5 1,706 $489 $779,000 $779,000 $835,000 $529 / Mo May 15, 2021 Jun 07, 2021 Jul 01, 2021

-

41

10

Condo 1979

Condo 1990 $0 $725,000

Condo 1990 $0 $835,000

$0

* This represents an estimated sale price for this property. It is not the same as an opinion of value in appraisal developed by a licensed appraiser under the Uniform Standards of Professional Appraisal practice. The information contained herein is derived from the local MLS and does not purport to be complete nor, necessarily, accurate and should be independently verified; nor does it represent or constitute a legal analysis or financial advice. Changes in price, condition, sale, or withdrawal may be made without notice. All measurements and square footage are approximate. Equal Housing Opportunity. Compass and its agents disclaim any and all liability for representations and warranties, express or implied, contained in, or for omissions from, the information contained herein or any other written or oral communication transmitted or made available to the recipient. This is not intended to solicit property already listed. Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467.

Pacheco Valle

12 McIntosh Ct Property Status Comparable Property Details Prepared for The Miller Family Trust on 8/31/2021

Closed Transaction Information Last Asking Price: $739,000 Closing Price: $739,000 PPSF: $418 Listed Date: 03/17/2021 Contract Date: 03/31/2021 Sold Date: 04/05/2021 DOM: 0

Property Information Property Type: Condo Beds: 4 Baths Full / Half: 2.5 Sq. Ft.: 1,770 Lot Size: Year Built: 1974 Taxes: HOA Fees: $550 / Mo

Sit back and relax on your private patio and enjoy all of the tranquility of Pacheco Valle! This beautiful spacious 4 bedroom 2 bath PUD/townhouse has a large living room with fireplace with exterior decking. On the main level also an adjacent enormous dining room. Main level offers a remodeled kitchen with high-end stainless-steel appliances.

Family room adjacent to the kitchen has sliding doors that leads to a very private patio with hot tub and surrounded by new landscaping and directly facing open space. Large master suite and bath with large walk-in shower are also on this main level. Walk up to the upper level and you have 3 bedrooms, (with hillside views) (lots of interior storage) full bath and laundry area. At the street level is the main entry and large 2 car garage and plenty of storage behind the garage. This quality townhouse has been freshly painted and has brand new wall to wall carpeting. Located near hiking trails and easy freeway access.

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

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12 McIntosh Ct

Comparable Property Details Prepared for The Miller Family Trust on 8/31/2021

Pacheco Valle

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Pacheco Valle

5 Charmaine Ct Property Status Comparable Property Details Prepared for The Miller Family Trust on 8/31/2021

Closed Transaction Information Original Listing Price: $735,000 Last Asking Price: $735,000 Closing Price: $750,000 PPSF: $454 Listed Date: 03/21/2021 Contract Date: 04/12/2021 Sold Date: 04/21/2021 DOM: 9

Property Information Property Type: Condo Beds: 3 Baths Full / Half: 2.5 Sq. Ft.: 1,653 Lot Size: Year Built: 1974 Taxes: HOA Fees: $550 / Mo

Enjoy the natural ambiance of Pacheco Valle, a development that has received several architectural awards for merging nature with quality of life. This two story townhome has an open floor plan which is perfect for entertaining and a large kitchen with a sunny breakfast nook. There is a half bath downstairs and 3 bedrooms and 2 full baths upstairs. The entry and patio gardens are a delight to view. Newly painted, wood laminate flooring, updated kitchen and baths and ready to move in! Large 2 car attached garage with roomy attic storage. Amenities include community pool, hot tub, tennis courts and miles of hiking and biking trails. Close to Hwy 101, SmartTrain, bus transit and Marin Airporter. Centrally located just 25 miles north of the Golden Gate Bridge and 10 miles south of the Sonoma/Napa wineries.

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

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5 Charmaine Ct

Comparable Property Details Prepared for The Miller Family Trust on 8/31/2021

Pacheco Valle

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Pacheco Valle

8 Kingfisher Ct Property Status Comparable Property Details Prepared for The Miller Family Trust on 8/31/2021

Closed Transaction Information Original Listing Price: $759,000 Last Asking Price: $759,000 Closing Price: $852,500 PPSF: $436 Listed Date: 03/15/2021 Contract Date: 04/15/2021 Sold Date: 04/22/2021 DOM: 9

Property Information Property Type: Condo Beds: 2 Baths Full / Half: 2.5 Sq. Ft.: 1,954 Lot Size: Year Built: 1979 Taxes: HOA Fees: $425 / Mo

Pacheco Valle Woods 1954 sq foot Townhouse/PUD with open floor plan. Vaulted ceilings and cozy fireplace in living room. Formal dining area. Den off kitchen opens to patio deck which backs to the woods. Spacious kitchen with Viking gas cooktop extensive counter space including a breakfast bar and dining area with a peaceful view of nature. Half bath on main level. W/D also on main level.

Upstairs two bedroom suites with new carpet, each with its own bathroom with new bathroom flooring. Large closet space. Also access to attic storage in bedroom closet.

Attached two car garage with more storage space. Newly painted throughout. BTW tax records show 3BR but den does not have a closet. Community pool and tennis courts.

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

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8 Kingfisher Ct

Comparable Property Details Prepared for The Miller Family Trust on 8/31/2021

Pacheco Valle

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Pacheco Valle

114 Redhawk Rd Property Status Comparable Property Details Prepared for The Miller Family Trust on 8/31/2021

Closed Transaction Information Original Listing Price: $749,000 Last Asking Price: $739,000 Closing Price: $725,000 PPSF: $433 Listed Date: 04/14/2021 Contract Date: 06/16/2021 Sold Date: 06/23/2021 DOM: 41

Property Information Property Type: Condo Beds: 2 Baths Full / Half: 2.5 Sq. Ft.: 1,674 Lot Size: Year Built: 1990 Taxes: HOA Fees: $529 / Mo

Sought after Pacheco Valle townhome with breathtaking views. 2 bedrooms 3 bathrooms plus a spacious loft at 1678 sq ft boasts a large sun drenched living room with vaulted ceilings, gas fireplace, separate wet bar and slider to a peaceful balcony among the trees. Enjoy a meal while taking in the views in the formal dining room. Additional amenities include laundry closet on main level, air conditioning, large storage unit plus attached 1 car garage.

Enjoy close proximity to hiking and biking trails. Nature like setting yet easy access to Hwy 101, public transportation, SMART train and Marin Airporter.

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

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114 Redhawk Rd

Comparable Property Details Prepared for The Miller Family Trust on 8/31/2021

Pacheco Valle

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

Pacheco Valle

106 Redhawk Rd Property Status Comparable Property Details Prepared for The Miller Family Trust on 8/31/2021

Closed Transaction Information Original Listing Price: $779,000 Last Asking Price: $779,000 Closing Price: $835,000 PPSF: $489 Listed Date: 05/15/2021 Contract Date: 06/07/2021 Sold Date: 07/01/2021 DOM: 10

Property Information Property Type: Condo Beds: 2 Baths Full / Half: 2.5 Sq. Ft.: 1,706 Lot Size: Year Built: 1990 Taxes: HOA Fees: $529 / Mo

Don't miss this amazing treetop home that feels like an architectural gem, disguised as a condo. Step through the door into another world. You will feel inspired by the privacy, the light, and the sense of limitless space. Soaring ceilings up to 20 feet high, double height windows, bathroom skylights and more bring light in from three sides of the home without sacrificing privacy. Enjoy valley views and out to the bay from your living room and private deck. Quail Hollow Ridge is the newest complex in Pacheco Valle built in 1990. This home is protected by "George" a sturdy redwood tree showcasing Pacheco Valle's aesthetic of harmony with nature. Its a full 1700 sf including 2 large bedrooms, 2 1/2 bathrooms, open loft, and interior laundry. Attached one car garage with additional parking space and 50+ sf exterior storage closet. Extensively updated including AC, gas fireplace, laminate flooring, newer carpeting, louvered shutters and a security system for lock and leave convenience.

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.

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106 Redhawk Rd

Comparable Property Details Prepared for The Miller Family Trust on 8/31/2021

Pacheco Valle

Compass is a real estate broker licensed by the State of California operating under multiple entities. License Numbers 01991628, 1527235, 1527365, 1356742, 1443761, 1997075, 1935359, 1961027, 1842987, 1869607, 1866771, 1527205, 1079009, 1272467. All material presented herein is intended for informational purposes only and is compiled from sources deemed reliable but has not been verified. Changes in price, condition, sale or withdrawal may be made without notice. No statement is made as to accuracy of any description. All measurements and square footage are approximate. Equal Housing Opportunity.