Our plan for 2400 Hartwell Terrace

A 1928 brick Georgian on a 0.62-acre lot, with a 2023 kitchen and original heart-pine floors. Buyers in Myers Park pay a premium for renovated originals with intact period detail, and that is exactly what you have. The detached studio is a genuine differentiator: only two of this year's comparable sales had one.

Closed in the last 120 days within half a mile (sample data):

• 2210 Sample Oaks Rd — 4,650 sq ft, 5 bd, renovated 2022 · sold $1,860,000 · 9 days
• 18 Sample Crescent — 5,100 sq ft, 5 bd, original kitchen · sold $1,725,000 · 34 days
• 1904 Sample Hill Ln — 4,400 sq ft, 4 bd, renovated 2021 · sold $1,790,000 · 6 days
• 2601 Sample Ridge Rd — 4,980 sq ft, 5 bd, pool · sold $1,940,000 · 15 days

Adjusted for size, lot and condition, these point to a value of $1.86M–$1.93M.

List at $1,895,000. That sits inside the adjusted range and under the $1.9M search threshold many buyers set, which keeps the home in front of everyone shopping up to $1.9M and $2M.

Homes priced from the comps in Myers Park this year sold in a median of 11 days; homes that needed a reduction took 41.

• Professional photography, twilight exteriors, video walkthrough and a measured floor plan
• Coming Soon on the MLS for a week to build a showing list
• A single-property website and targeted social ads to buyers searching Myers Park
• Broker open house on the first Tuesday, public open houses on both opening weekends
• A printed piece for the studio that shows its uses: office, guest suite, art space

1. Week 1: touch-ups from our punch list, staging consult
2. Week 2: photography and video; Coming Soon on the MLS
3. Week 3: live on the MLS; broker open; first public open house
4. Week 4: review offers side by side, compare net proceeds, negotiate
5. Weeks 5–9: due diligence, appraisal and closing

At a sale price of $1,895,000, after an illustrative 5% total commission, 0.2% excise tax, attorney and payoff fees, your estimated net before mortgage payoff is about $1,792,000. We'll update this with your actual figures and the real commission in your listing agreement; commissions are negotiable.

We sold 14 homes in Myers Park in the last twelve months (sample), at 99.1% of list price. You'll have one point of contact from today to closing, and you'll see every showing's feedback the same day.