James BurbankLicense ID:SA681164000- +1(623) 398-9095 james@soldbyburbank.com
Comparable Market Analysis · Prepared October 1, 2026
14518 W Sheridan St
Goodyear, AZ 85395 · Palm Valley area
The Property
Features (per James): gated courtyard entry · high ceilings · tile in main living areas, carpet in bedrooms · family room with raised-hearth fireplace, wood mantel and wine bar · kitchen with wood cabinetry, granite counters, stone backsplash, stainless appliances, walk-in pantry and an island with breakfast bar · primary suite with dual walk-in closets, walk-in shower and dual vanities · backyard with pool/spa, built-in BBQ, covered patio, courtyard patio and a raised garden bed · two newer HVAC units · new water heater · exterior lighting on timers. Described as upgraded and move-in ready, with no work needed.
Pricing Summary
Active Competition
These are homes buyers can choose from today. Asking prices show what sellers hope to get, not what homes are worth.
14789 W Windsor Ave
Goodyear Planned Regional Center · new listing
Compared with subject: More bedrooms but no pool, a smaller lot, and two common walls (townhome-style). Sets the floor of the active group; not a close match for a pool home.
14582 W Wilshire Dr
Palm Valley · 189 ADOM / 355 CDOM
Compared with subject: Same lot size and has a pool, but has been sitting on the market for nearly a year cumulatively, which suggests it's priced above what buyers are willing to pay.
14231 W Windward Ave
Palm Valley · 185 DOM
Compared with subject: Virtually identical square footage and a similar pool/spa setup, making this the closest active size match. Six months on market without selling is worth watching before anchoring to this price.
14545 W Sheridan St
Palm Valley · Subject's own street · 76 DOM
Compared with subject: Right next door, functionally. Smaller main living area but adds a detached guest casita; has no private pool, unlike the subject. Asking the most of the group and hasn't sold in 76 days, which is a useful ceiling check.
Recent Closed Sales
Closed sales show what buyers actually paid, so they carry the most weight in our estimate. The strongest matches are the sales closest to the subject's 2002 build year and private pool.
14554 W Roanoke Ave
Palm Valley · sold over list
Compared with subject: Same build year, a heated pool and spa, and a remodeled kitchen, very close to the subject's condition and vintage. Sold above list in under two months. Smaller than the subject by about 250 sq ft.
14688 W Windward Ave
Palm Valley · sold at full list
Compared with subject: The closest size match in the entire set (3,114 sq ft vs. 3,064) and a comparable level of recent updates. Sold at full price in just 10 days, a strong signal for a well-updated, similarly sized pool home in this market.
14670 W Virginia Ave
Palm Valley · sold at full list
Compared with subject: Same build year and a pool/spa, but the 0.57-acre lot is more than double the subject's, which likely explains a meaningful share of the price. Useful as an upper-bound reference, not a direct size match.
14818 W Roanoke Ave
Rio Paseo
Compared with subject: Newer construction and a smaller lot. Has a pool, but took 138 days to sell and needed a concession. Sets a lower reference point, less similar in age.
14308 W Edgemont Ave
Palm Valley
Compared with subject: Similar lot size and has a pool, but smaller living area and sold well below its original list after a long time on market, a slower-moving sale.
2034 N 141st Ave
Vistas at Palm Valley · golf course lot
Compared with subject: Much newer construction (2020) with owned solar and golf-course views. Not an age match; included as a market reference rather than a close comp.
2511 N 143rd Dr
Madera (gated) · golf/lake/mountain views
Compared with subject: A different gated community with premium golf/lake/mountain views. Shows the top of the broader market but isn't a close location match.
Side-by-Side Comparison
| Property | Status | Price | Sq Ft | $ / Sq Ft | Beds / Baths | Lot | Built | DOM |
|---|---|---|---|---|---|---|---|---|
| 14518 W Sheridan St (Subject) | Not listed | — | 3,064 | — | 3 / 3.5 | 10,400 | 2002 | — |
| 14554 W Roanoke Ave | Closed 8/12 | $647,000 | 2,813 | $230.00 | 4 / 2.5 | 10,143 | 2002 | 55 |
| 14688 W Windward Ave | Closed 4/21 | $690,000 | 3,114 | $221.58 | 4 / 3.5 | 14,408 | 2003 | 10 |
| 14670 W Virginia Ave | Closed 8/28 | $750,000 | 2,813 | $266.62 | 4 / 3 | 24,644 | 2002 | 27 |
| 14818 W Roanoke Ave | Closed 8/26 | $565,000 | 3,038 | $185.98 | 5 / 3 | 8,221 | 2005 | 138 |
| 14308 W Edgemont Ave | Closed 4/15 | $570,000 | 2,800 | $203.57 | 4 / 3 | 10,800 | 2004 | 118 |
| 2034 N 141st Ave | Closed 7/6 | $680,000 | 2,976 | $228.49 | 5 / 3 | 8,147 | 2020 | 50 |
| 2511 N 143rd Dr | Closed 6/23 | $816,000 | 3,162 | $258.06 | 5 / 3.5 | 15,455 | 2004 | 103 |
| 14789 W Windsor Ave | Active | $540,000 | 3,038 | $177.75 | 5 / 3 | 7,367 | 2005 | New |
| 14582 W Wilshire Dr | Active | $659,850 | 3,197 | $206.40 | 4 / 3 | 10,400 | 2005 | 189 |
| 14231 W Windward Ave | Active | $675,000 | 3,062 | $220.44 | 5 / 3 | 12,160 | 2004 | 185 |
| 14545 W Sheridan St | Active | $714,000 | 2,947+252 | $242.28 | 4 / 4 | 10,801 | 2005 | 76 |
Pricing Analysis
What similar homes sold for. Three closed sales were built within a year of the subject and all have a private pool: 14554 W Roanoke Ave ($647,000, remodeled kitchen), 14688 W Windward Ave ($690,000, near-identical size and extensively updated), and 14670 W Virginia Ave ($750,000, same build year). These three carry the most weight, and the smaller-lot pair, Roanoke and Windward, matter most for a 10,400 sq ft lot like this one.
Why we don't just average all seven. The MLS tool's own unweighted average of all closed comps is $674,000, but that set includes a brand-new 2020 build with owned solar (2034 N 141st Ave) and a $816,000 sale in a different gated golf-course community (2511 N 143rd Dr), both of which pull the number up without being true age or location matches. Weighting toward the three strongest comps gives a tighter, better-supported range.
Subject-specific factors. At 3 bedrooms, this home has fewer bedrooms than every comp in the set (all 4 or 5 bedrooms), which can narrow the buyer pool somewhat. Offsetting that, the described upgrades, two newer HVAC units, a new water heater, an epoxy tandem garage with a mini split, a gated courtyard, and a pool/spa with a built-in BBQ, match or exceed the condition of the best-updated comps (Windward, Roanoke). Netting these out, we land on $655,000–$695,000.
What active competition is telling us. The four active listings span $540,000–$714,000. The most relevant is 14545 W Sheridan St, on the subject's own street: it asks $714,000 for a smaller main house plus a guest casita but has no private pool, and it has sat 76 days without selling. 14231 W Windward Ave is nearly identical in size and has been active 185 days. Treat both as unproven seller expectations, not evidence of value.
Limits of this analysis. No current list price was supplied for the subject, so this is a value opinion rather than a reaction to an asking price. Condition is based on the listing description provided, not an independent inspection, and HOA information for this specific address wasn't included.
Offer Strategy
With no current asking price in hand, these are value-anchored offer levels rather than a percent-off-list calculation. Re-anchor them against a list price once one exists.
A starting point for a motivated seller or an off-market conversation. Expect pushback or a counter.
In line with the Roanoke sale, same build year, pool and spa, recently remodeled kitchen. Our suggested opening point.
Close to the Windward sale, the best size and update match in the data. Still below the ceiling set by Virginia's oversized lot.
- No current asking price. Confirm whether this is a pre-market or off-market opportunity, or get the list price once set and re-check these numbers against it.
- Price isn't the only lever. Five of the seven closed comps included seller concessions, from $2,400 to $15,000. Closing-cost help or a flexible close date can substitute for price.
- Bedroom count. With 3 bedrooms versus 4–5 in nearly every comp, this home may appeal to a narrower buyer pool, which can work in a buyer's favor at the negotiating table.
- Verify the upgrades. Ask for receipts or permits on the newer HVAC units, water heater, and pool/spa equipment, and confirm the age of the epoxy garage floor and mini split.
Key Observations
- Same-year comps lead the range. The two closed sales built in 2002 (Roanoke, Virginia) bracket $647,000–$750,000; Virginia's premium looks driven mostly by its oversized 0.57-acre lot, not the structure.
- Size match sold fast. The closest square-footage comp (Windward Ave, 3,114 sq ft) sold at full price in just 10 days, a strong signal for well-updated, similarly sized pool homes here.
- Fewer bedrooms than the market. Every comp has 4 or 5 bedrooms; the subject's 3-bedroom count is a mild headwind for resale.
- Street-level data point. The active listing on the subject's own street (14545 W Sheridan) has sat 76 days at $714,000 with no private pool, suggesting a pool home at a lower price could be competitive.
- Concessions are common. Five of seven closed sales included a seller concession, worth asking for.
Our Take
14688 W Windward Ave – Closed at $690,000 (near-identical size, extensively updated)
Questions About This Property?
James Burbank · eXp Realty · 16165 N 83rd Ave, Ste 200, Peoria, AZ 85382 · License #SA681164000
About the data: Property facts, prices, dates and days on market come from ARMLS as of 10/1/2026. Price per square foot, averages and percentages are calculated from that data. Subject property features come from James's description of the home, not an independent inspection. The estimated market value and offer levels are our professional judgment based on the comparable sales above.
This Comparable Market Analysis is not an appraisal and is not intended to meet the requirements of the Uniform Standards of Professional Appraisal Practice. If an appraisal is desired, the services of a licensed appraiser should be obtained. All information should be verified by the recipient and none is guaranteed as accurate by ARMLS.