James BurbankLicense ID:SA681164000- +1(623) 398-9095 james@soldbyburbank.com
Comparable Market Analysis · Prepared September 25, 2026
14210 W Greentree Dr S
Litchfield Park, AZ 85340 · Litchfield Greens (guard-gated)
The Property
Features: single-story · private pool · 3-car garage · attached in-law suite with private entrance · split primary suite · gated/guarded community. The listing describes the home as ready for a remodel, and no update years are listed for the roof, A/C, kitchen or baths.
Condition Notes
Observed during a showing. A home inspection is pending, and repair costs are unknown until inspection findings and contractor bids are in.
| Item | What we saw | Why it matters |
|---|---|---|
| Possible foundation movement | Cracking in the tile floor through the living room, continuing into other areas over roughly 15–20 feet | The biggest unknown. Tile can crack for other reasons, so a structural evaluation is needed. It could affect price and financing. |
| Dated interior | Older finishes throughout; listed as ready for a remodel | Already reflected in our estimated range. |
| Bathrooms | Usable, but dated, and the shower is outdated | Buyers will likely want the bathrooms updated, including a new shower. |
| Stucco | Areas needing repair | Exterior maintenance to budget for. |
| Pavers | Outdoor paver repair needed | Exterior maintenance to budget for. |
| Pool | Needs cleaning; possible equipment maintenance | Have the pool equipment inspected. |
| Drywall and lighting | One room needs drywall patching and new lighting | Minor repair. |
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.
4730 N Greenview Cir W
Litchfield Greens · 0.16 mi away
Compared with subject: Much smaller, half the lot, no pool. Golf-course views and about $150K of upgrades (seller-stated). Not yet on the market, so buyers haven't responded to the price.
14011 W Litchfield Knl N
Litchfield Greens · 0.26 mi away
Compared with subject: Custom one-story on about 1/3 acre with a pool and golf-cart garage. 742 sq ft smaller but in far better condition. Competes for the same pool-home buyers at a much higher price.
14130 W Bent Tree Cir
Litchfield Greens · 0.30 mi away
Compared with subject: Same year built, but far smaller with no pool. A $175K remodel (seller-stated) was just finished. Still 67 days on market and already reduced $10K, so even fully remodeled homes are taking time.
14023 W Litchfield Knl N
Litchfield Greens · 0.22 mi away
Compared with subject: Closest active in size and lot. This same home sold for $960,000 in April and is now asking $1,190,000 after 2026 updates. That is an asking price, not a sale, and it is unproven until it closes.
14564 W Lajolla Dr
Village at Litchfield Park · 0.35 mi away
Compared with subject: Larger, newer (2014) former model home in a different neighborhood. Its price per sq ft is closest to the subject's, but it is a different tier of home.
Recent Closed Sales
Closed sales show what buyers actually paid, so they carry the most weight in our estimate. None of these homes matches the subject's condition, and each was in better shape.
14023 W Litchfield Knl N
Litchfield Greens · 0.22 mi away
Compared with subject: Best match for lot size, pool, 3-car garage and one-story layout. It is 515 sq ft smaller (about 14%) but in better condition, with stonework, mature landscaping, a putting green and a spa. Sold for cash at 96.1% of list. Closed over five months ago, so it gets slightly less weight.
4746 N Greenview Cir W
Litchfield Greens · 0.16 mi away
Compared with subject: Fully remodeled (floors 2023, kitchen 2024, baths 2025) with golf-course and lake views. But it is about 28% smaller with half the lot and a 2-car garage. It took 109 days and a 3% concession, so the net price was about $800,250 ($306.61 / sq ft).
14542 W Mountain View Dr
Village at Litchfield Park · 0.33 mi away
Compared with subject: Newer, 425 sq ft larger, on a bigger corner lot in a different neighborhood. It shows how high the top of the local market goes, but it is not a like-for-like match. Sold for cash at 93.7% of list.
Also reviewed: 4 other nearby closed sales set aside (not comparable)
These homes closed recently nearby but differ too much from the subject in size, lot or setting, so they are not used in the value estimate. They are shown here for transparency.
| Property | Sold Price | Beds / Baths | Sq Ft | $ / Sq Ft | Why set aside |
|---|---|---|---|---|---|
| 14125 W Greenview Cir N | $405,000 | 3 / 2 | 1,409 | $287.44 | Much smaller home |
| 14132 W Bent Tree Cir S | $582,500 | 3 / 2 | 1,800 | $323.61 | Much smaller home |
| 4833 N Barranco Dr | $1,100,000 | 5 / 5 | 6,114 | $179.91 | Much larger; different neighborhood |
| 14123 W Greentree Dr S | $1,300,000 | 4 / 5 | 3,656 | $355.58 | Lot / setting differs from subject |
Side-by-Side Comparison
| Property | Status | Price | Sq Ft | $ / Sq Ft | Beds / Baths | Lot | Built | DOM |
|---|---|---|---|---|---|---|---|---|
| 14210 W Greentree Dr S (Subject) | Active | $775,000 | 3,642 | $212.80 | 4 / 3 | 15,031 | 1998 | 62 |
| 14023 W Litchfield Knl N | Closed 4/13 | $960,000 | 3,127 | $307.00 | 4 / 3 | 14,906 | 2001 | 50 |
| 4746 N Greenview Cir W | Closed 7/10 | $825,000 | 2,610 | $316.09 | 4 / 3 | 7,586 | 1993 | 109 |
| 14542 W Mountain View Dr | Closed 7/14 | $1,195,000 | 4,067 | $293.83 | 4 / 5 | 18,597 | 2016 | 9 |
| 14130 W Bent Tree Cir | Active | $657,000 | 2,188 | $300.27 | 3 / 2 | 6,662 | 1998 | 67 |
| 14023 W Litchfield Knl N | Active | $1,190,000 | 3,127 | $380.56 | 4 / 3 | 14,906 | 2001 | 22 |
| 14564 W Lajolla Dr | Active | $999,850 | 4,317 | $231.61 | 5 / 4 | 14,400 | 2014 | 16 |
| 14011 W Litchfield Knl N | Coming Soon | $949,900 | 2,900 | $327.55 | 3 / 3 | 16,164 | 2001 | New |
| 4730 N Greenview Cir W | Coming Soon | $625,000 | 1,897 | $329.47 | 3 / 2 | 6,240 | 1993 | New |
Pricing Analysis
What similar homes sold for. Three comparable homes closed this year at $825,000, $960,000 and $1,195,000. All three were in better condition than this one: one fully remodeled, one custom-built with a landscaped resort-style yard, and one newer and much larger. The closest match for lot, pool and garage sold for $960,000 in April, but it is smaller and was in better shape.
Why we don't just multiply by square feet. Multiplying the $305.64 average by 3,642 sq ft gives about $1.11 million, but that assumes a fully updated home. It shows the potential after a remodel, not today's value. Two nearby sellers advertised $150,000–$175,000 of work on homes about half this size (seller-stated, not verified), so the remodel gap is large.
What the market is telling us. This home has been listed 62 days and already cut $64,000. The three closed sales sold 3%–6% under their final list price once concessions are counted. Applying that to today's $775,000 ask points to a likely closing zone of about $726,000–$752,000. The top of our range, about $805,000, is supported by the remodeled comp's net price of about $800,000 and by this home's extra space, lot and in-law suite.
Condition and the foundation question. The comparable sales were in better shape and none had a known structural concern, so nothing in them prices that risk. The range above assumes the foundation is sound. If an inspection or engineer confirms movement, the fair price drops by the documented repair cost plus an allowance for the risk and a smaller pool of buyers, since some lenders question structural issues. The smaller repairs (stucco, pavers, pool, bathroom updates, drywall) push us toward the lower half of the range.
Limits of this analysis. Only three closed sales fit well, and none matches the subject's condition. No pending sales were provided. Condition is based on listing remarks, not an inspection, and no update years are listed for the roof, A/C, kitchen or baths. An inspection and repair estimate could move these numbers.
Offer Strategy
A lower offer saves money but is less likely to be accepted as written. We can't know what this seller will accept, so treat these as starting points.
Our recommended opening, given the visible condition issues, 62 days on market and one price reduction. Expect a counteroffer.
Our ceiling until inspection results are in. It is the bottom of our range for a sound home and in line with 3%–6% under-list closings nearby.
Most likely to be accepted quickly, but only makes sense if the inspection clears the foundation. Otherwise it is above what we would pay for the home as it stands.
- Get a structural engineer. A general home inspector will usually flag cracking and refer it out. Book the engineer evaluation inside the inspection period.
- Price isn't the only lever. The 4746 N Greenview sale included a 3% seller credit. Closing-cost help, a flexible close date, or a shorter inspection period can be worth as much as price.
- Ask for repair and update records. No roof, A/C, kitchen or bath update years are listed. Pool equipment and mechanical systems should be inspected before you commit.
- Verify HOA dues. This listing shows $425 per quarter, while nearby Litchfield Greens listings show $565 per quarter.
- Budget the remodel. Your all-in cost is the purchase price plus the work you plan to do.
Listing Strategy
Every closed comp sold 3%–6% under its final list price, and this home has already sat 62 days at $775,000. Price to the evidence.
Should draw the most showings and the fastest offers. Leaves less room for negotiation.
Supportable by the closed sales when the home is staged, cleaned up and pre-inspected.
Only realistic with visible updates. Expect a longer time on market and a possible reduction.
Key Observations
- Condition drives the gap. Every closed comp was in better shape than the subject, which is why its asking price per sq ft is about 30% below the closed average.
- Buyers negotiated. Closed sales netted 94%–97% of their final list price after concessions, including the home that sold in just 9 days.
- Bigger homes trade at lower $ / sq ft. Closed sales ran from $316 at 2,610 sq ft down to $294 at 4,067 sq ft.
- Remodeled doesn't mean quick. The freshly remodeled home on Bent Tree has sat 67 days and already dropped its price.
- Condition is the swing factor. The floor cracking is the one item that could move the price meaningfully. The remaining repairs are ordinary deferred maintenance.
- One asking price to watch. 14023 W Litchfield Knl N sold for $960,000 in April and is now asking $1,190,000. If it closes near that, it would support the top of the market. Until then it is only an ask.
Our Take
4746 N Greenview Cir W – Closed at $825,000 (about $800,250 net)
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 9/25/2026. Price per square foot, averages and percentages are calculated from that data. Renovation costs are seller-stated in listing remarks and not verified. The value range and offer or list levels are our professional estimates 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.