Your seller is going to ask why there are no offers. Have the answer first.
Tracks the homes competing with your listing, including ones that came back at a lower price. Each week it writes your seller update and gives you the words for the price conversation, before your seller brings it up.
5530 Sandpiper Way, Harbor Glen, WA 98012
4 homes are competing with yours right now. The newest competitor, 5611 Sandpiper Way, came on 4 days ago at $889,000 with 90 more square feet, $26,000 under you. 227 Plover Court already spent 75 days at $935,000 without selling and is back at $899,000. Hold to your review on Friday, Oct 23. If showings aren’t turning into offers by then, a 5% move to about $869,000 puts you under 5611 Sandpiper Way and 227 Plover Court.
| Competing listing | Similarity | Bd / Ba | Sq ft | Price | $/sq ft | Days shown |
|---|---|---|---|---|---|---|
| 5611 Sandpiper Way New this week. | 94 | 4 / 2.5 | 2,610 | $889,000 | $341 (-6% vs. yours) | 4 |
| 227 Plover Court | 89 | 4 / 2.5 | 2,470 | $899,000 | $364 (same as yours) | 43 |
| 1902 Heron Bluff Drive | 72 | 5 / 3 | 2,940 | $979,000 | $333 (-8% vs. yours) | 48 |
| 5290 Sandpiper Way | 66 | 3 / 2 | 2,050 | $749,000 | $365 (+1% vs. yours) | 21 |
- New competitor: 5611 Sandpiper Way, 4 bd, 2,610 sq ft, listed 4 days ago at $889,000 ($341 a square foot against your $363).
- Back on the market: 227 Plover Court is at $899,000, 43 days into this listing.
- No new closings nearby since you listed. Your price is still the newest number on the street.
Set this date with your seller before you list, or in the first few days after, so the price talk is a plan you both made instead of bad news later.
- The day before: send the seller one short email asking whether they still believe in the price. How to make a price review stick →
- On day 14, count showings first. If people are coming through and not offering, the price did its job and the house is the question. Why showings come before price →
- If it is the price, make the move count: at least 5%, which here means about $869,000. Smaller cuts don’t reach a new set of buyers. How small a cut is too small →
- Make the call with the script you both agreed to at the listing. What to say on the price call →
- Keep it normal: a price change is one of the most common paths to a sale, not a failure. What to tell a seller who hears a cut as failure →
Based on relists and recorded sales near you. Our data can’t see showings, pending status, or a price cut inside a single listing, so pair this with your own showing count.
| Recent sale | Sale price | $/sq ft | Closed |
|---|---|---|---|
| 5487 Sandpiper Way | $874,000 | $352 | Jul 14, 2026 |
| 5602 Sandpiper Way | $889,000 | $349 | May 20, 2026 |
| 214 Plover Court | $893,000 | $342 | Jun 10, 2026 |
| 5361 Sandpiper Way | $818,000 | $354 | Sep 25, 2026 |
| 1820 Heron Bluff Drive | $912,000 | $339 | Mar 20, 2026 |
| 239 Plover Court | $856,000 | $351 | Jun 26, 2026 |
| 1877 Heron Bluff Drive | $981,000 | $341 | Apr 24, 2026 |
| 5719 Sandpiper Way | $871,000 | $348 | May 6, 2026 |
Of the 8 closest sales, the most anyone paid was $354 a square foot, at 5361 Sandpiper Way. We’re asking $363, so the first two weeks are the test of whether buyers see the difference.
5611 Sandpiper Way came on 4 days ago at $889,000 with 2,610 square feet. Buyers touring both will compare the two side by side, so our showings this week tell us how we stack up.
We agreed to look at showings and price together on day 14, Oct 23, 2026.
Seller update email
| From the record | Property records and the listing history in our records for homes within a mile of this address, pulled the day you ran the report. |
| Calculated | CURATED’s engine does the math: listing attempts, price drops between attempts, similarity, and the price range. Run it again on the same records and you get the same numbers. |
| The Take | CURATED’s proprietary AI reads only the numbers our engine calculated and explains what they mean in plain English. It cannot add, change, or estimate a number. Every figure in The Take appears in this report. |
Send it to your seller, under your name
Enter your details once. The seller version shows only what’s right for a seller to see: the competition, what sold nearby, and what changed, with your name and brokerage on it.
5530 Sandpiper Way, Harbor Glen, WA 98012
Here is where we stand on day 12. There are 4 homes competing with ours right now. Our review date is Oct 23, 2026. I will keep you posted every week.
The homes we’re competing with
| Address | Bd / Ba | Sq ft | Price | Days shown |
|---|---|---|---|---|
| 5611 Sandpiper Way | 4 / 2.5 | 2,610 | $889,000 | 4 days |
| 227 Plover Court | 4 / 2.5 | 2,470 | $899,000 | 43 days |
| 1902 Heron Bluff Drive | 5 / 3 | 2,940 | $979,000 | 48 days |
| 5290 Sandpiper Way | 3 / 2 | 2,050 | $749,000 | 21 days |
What closed nearby
| Address | Closed for | Closed |
|---|---|---|
| 5487 Sandpiper Way | $874,000 | Jul 14, 2026 |
| 5602 Sandpiper Way | $889,000 | May 20, 2026 |
| 214 Plover Court | $893,000 | Jun 10, 2026 |
| 5361 Sandpiper Way | $818,000 | Sep 25, 2026 |
| 1820 Heron Bluff Drive | $912,000 | Mar 20, 2026 |
| 239 Plover Court | $856,000 | Jun 26, 2026 |
| 1877 Heron Bluff Drive | $981,000 | Apr 24, 2026 |
| 5719 Sandpiper Way | $871,000 | May 6, 2026 |
What changed this week
- A new home came on the market: 5611 Sandpiper Way, 4 bedrooms, 2,610 square feet, at $889,000.
- 227 Plover Court is back at $899,000 after 75 days at $935,000 without selling.
- No new closings nearby this week.
What to do with what this made, step by step. Each step links to what the top agents and coaches in the CURATED Library say to do.
List what came on, went under contract, closed, came back, and paused nearby. Send it the same day each week, even when the numbers are bad.
When a competing home fails and returns at a lower price, show your seller the price it came back at and what happened next.
Set up a saved search that sends your seller homes priced under theirs and larger than theirs, every week. The search makes the price case, not you.
After a showing with no offer, call the agent. Ask why their buyer passed and what they thought of the house, then put it in the update.
When the date or showing count you set at signing arrives, read back the days, showings, and offers, then recommend one decisive price.
Before the new price goes into the MLS, call every agent who showed the house and name the day it drops. Their buyer may write first.
Score every home around the sale on who is most likely to list next, and mail the right ones the letter written for them.
What the agents and coaches we follow actually do here, each one a CURATED Take you can read in full.
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