Based on 10 comparable sold properties within 0.5 miles | Last 6 months
The 98117 zip code (Crown Hill / Ballard / Loyal Heights) is currently a very competitive seller's market. Homes receive an average of 3 offers and sell within 12-19 days. The median sale price per square foot is $545, closely aligned with our comp analysis. Well-priced homes are selling at or above asking, with several recent sales going 5-28% over list price. However, overpriced homes face significant corrections — one comparable started at $895,000 and sold for $820,000 after 100 days. Pricing correctly from day one is critical.
10 comparable properties analyzed from NWMLS Matrix. Sorted by relevance to subject property. All sales within 6 months in the Crown Hill, Loyal Heights, Whittier, and North Beach neighborhoods.
| Address | Sold Price | Date | Bd/Ba | SqFt | $/SqFt | DOM | SP/LP |
|---|---|---|---|---|---|---|---|
| 7400 32nd Ave NW | $885,000 | 02/04/26 | 3/1 | 1,780 | $497 | 87 | 100.0% |
| 8317 30th Ave NW | $800,000 | 03/20/26 | 2/1 | 1,540 | $519 | 7 | 106.7% |
| 1215 NW 83rd St | $895,000 | 10/20/25 | 3/1.75 | 1,560 | $574 | 5 | 100.0% |
| 8518 11th Ave NW | $865,000 | 11/06/25 | 3/1.75 | 1,730 | $500 | 3 | 101.8% |
| 8739 17th Ave NW | $820,000 | 02/26/26 | 3/1.75 | 1,360 | $603 | 100 | 97.6% |
| 630 NW 82nd St | $898,000 | 03/05/26 | 2/1.5 | 1,560 | $576 | 7 | 128.3% |
| 10037 13th Ave NW | $799,950 | 11/06/25 | 3/1.75 | 1,340 | $597 | 27 | 100.0% |
| 9041 7th Ave NW | $765,000 | 10/31/25 | 3/1.75 | 1,330 | $575 | 24 | 95.6% |
| 8606 29th Ave NW | $810,000 | 11/13/25 | 2/1 | 1,290 | $628 | 5 | 101.3% |
| 8902 30th Ave NW (fixer) | $599,950 | 03/06/26 | 2/1.75 | 1,210 | $496 | 4 | 100.0% |
Gold highlight = closest comparable (same bed/bath count, nearest proximity). Faded row = fixer outlier excluded from primary analysis.
For the subject property at 1,510 sqft, the estimated $/sqft range of $520-$570 yields:
| $/SqFt Applied | Estimated Value |
|---|---|
| $520/sqft | $785,200 |
| $545/sqft | $822,950 |
| $570/sqft | $860,700 |
| Factor | Impact | Notes |
|---|---|---|
| 3 Bedrooms | +$25,000-$50,000 | vs. 2-bed comps that sold $780-810K |
| Large Lot (5,568 sf) | +$8,000-$12,000 | Area average is ~4,200 sf — yours is 30% larger |
| 2 Fireplaces | +$5,000-$10,000 | Desirable feature, most comps have 0-1 |
| Crown Hill Location | +Market | Very competitive seller's market, 3 offers avg per listing |
| Single Bathroom | -$20,000-$25,000 | Most comps have 1.75 baths — this is the biggest gap |
| Oil Heat System | -$5,000-$10,000 | Buyers factor in conversion cost to gas/electric |
| Original Condition | -$15,000-$30,000 | vs. updated comps with modern kitchens/baths/systems |
| Parking (TBD) | TBD | Garage adds $10-20K; no parking deducts $5-10K |
| Strategy | List Price | Expected Outcome | Best If... |
|---|---|---|---|
| Conservative | $799,950 | Multiple offers, likely sells $830-850K. Under $800K captures search filter traffic. | Home is in average/dated condition. Want a fast sale with bidding war energy. |
| Target | $835,000 | Sells within 2-3 weeks at or near asking. Fair market positioning. | Home is well-maintained. Good curb appeal. Willing to invest in light staging. |
| Aggressive | $875,000 | May sit 45-90+ days. Risk of price reduction. | Home has been updated (kitchen, bath, systems). Exceptional presentation. |
My Recommendation: List at $799,950 — $835,000 depending on the home's current condition. A walkthrough will determine where in this range we should position. In today's market, correctly priced homes in Crown Hill are selling fast and often above asking — the data supports a strategy that lets the market come to you rather than chasing a higher number that risks extended days on market.
Based on a detailed analysis of 10 comparable single-family homes that sold within the last 6 months in the Crown Hill, Loyal Heights, Whittier, and North Beach neighborhoods, your home at 7534 31st Ave NW is positioned in a healthy market where well-priced homes are selling within 2-3 weeks, often at or above asking price.
Comparable homes in the 1,200-1,800 sqft range with 2-3 bedrooms have sold between $765,000 and $898,000, with a concentration around $800,000-$865,000 for 3-bedroom homes similar to yours. The 98117 zip code median sale price is $850,000 with homes averaging 3 offers and selling within 12-19 days.
Your home's strengths include its 3-bedroom layout, generous 5,568 sf lot (larger than most comps), and two fireplaces. The primary adjustments to consider are the single bathroom (most comps have 1.75 baths) and the oil-fired heating system.
Depending on the home's current condition and presentation, I recommend a list price in the range of $799,950 to $835,000, which positions the home competitively to attract strong buyer interest and maximize your net return. A strategic price at $799,950 could generate a bidding war scenario, as we've seen with several recent sales in the area that sold 5-28% over asking.
1. Property Walkthrough — Schedule a visit so I can assess the home's condition, confirm parking, and identify any quick-win improvements that could increase the sale price.
2. Pricing Strategy Session — Based on the walkthrough, we'll finalize the list price together. Both David and Kristine should be part of this conversation since both are on title.
3. Listing Preparation — Professional photography, potential staging consultation, and marketing plan development.
4. Go Live — List on NWMLS with full syndication to Zillow, Redfin, Realtor.com and targeted digital marketing.
Travis Anderson | travis@pointe3.com
Data sourced from NWMLS Matrix, Area 705. Analysis date: March 24, 2026.
This CMA is an estimate of value based on comparable sales and is not a formal appraisal.