Comparative Market Analysis
370 Stone Hollow Dr, Santaquin, UT 84655
Prepared by Breana Greenwood, Realtor · April 2026
801-380-6214 · breesellsutah@gmail.com
Contact Breana
Executive Summary
Pricing the Home to Win
The market data clearly clusters in the mid-$500s to low-$600s. At 61 days on market, repositioning below the psychological $600,000 threshold is the strategic move to rebuild buyer urgency and conversion.
Current List Price
$599,900
Near upper edge of supported value
Recommended Range
$565,000 – $595,000
Supported by comparable sold data
Suggested List Price
$584,900
Best blend of confidence and upside
Sold Support
Strong closed sales cluster in the mid-$500s to low-$600s.
Active Pressure
Competitors offer newer builds, larger size, or 3-car garages near the subject's current price.
Value Drivers
Outdoor living, 4 bathrooms, condition, and expansion potential are the home's strongest assets.
Subject Property
370 Stone Hollow Dr — Property Overview
$599,900
Current List Price
3,107
Square Feet
$193
Price Per Sq Ft
61
Days on Market
Property Details
  • MLS #: 2139704 · Status: Active
  • Type: Single Family Residence
  • Year Built: 2018
  • Bedrooms: 4 · Bathrooms: 4 total
  • Garage: 2 spaces
Site & Location
  • Lot Size: 0.14 acres
  • County: Utah County
  • Listing Date: February 26, 2026
  • Current PPSF: $193/sq ft
  • Living Area: 3,107 sq ft

Above-grade vs. basement finished sq ft not separated in MLS data. Verification recommended before final presentation.
Value Drivers
What Supports the Home's Value
2018 Construction
A newer resale that still feels current against older Santaquin inventory.
4 Bathrooms
Strong daily utility and a meaningful advantage over many 2–3 bath competitors.
Outdoor Living
Covered patio, outdoor kitchen, landscaping, and lighting create a strong lifestyle story.
Flexible Future Space
MLS remarks indicate room to add up to 3 additional bedrooms if verified.
Functional Layout
Open floor plan and large walk-in pantry support daily living and entertaining.
Move-In Appeal
Well-maintained and functional — buyers won't face a project at closing.
Pricing Headwinds
What Creates the Pricing Ceiling
2-Car Garage
Several upper-range competitors offer 3-car garages, which limits the subject's premium ceiling.
Active Competition
Buyers have multiple similar or newer options under or near the current price of $599,900.
61 Days on Market
Current exposure suggests buyers may be hesitating at the existing price point.
Basement Split Needs Verification
Above-grade and basement finished square footage should be confirmed for stronger pricing clarity.
Upper Range Requires Excellence
Pricing near $600,000 requires the home to show better than similarly priced alternatives.
Best Sold Comp
Best Sold Comp Anchor
The strongest high-side resale support near the current list price — treat as an upper benchmark, not an equal comp.
Upper Benchmark
1349 S Raintree Ln
  • MLS #: 2130837
  • Sold Price: $602,500
  • Closed: March 6, 2026
  • Year Built: 2021
  • Living Area: 3,323 sq ft
  • Lot: 0.18 acres · Garage: 3 spaces
  • Bedrooms / Bathrooms: 4 / 4
  • DOM: 23
Why This Matters
This comp closed at $602,500 but was newer (2021) and offered a 3-car garage — two advantages the subject does not share.
It supports the upper range of $565,000–$595,000 as a ceiling, confirming the subject should not be positioned as an equal to this sale without addressing those gaps.

Treat as ceiling support, not a midpoint anchor.
Sold Comps
Newer Construction Support
Two recent closed sales from 2024–2025 new construction that frame buyer price expectations in Santaquin today.
955 E 50 S
  • MLS #: 2141876
  • Sold Price: $575,000
  • Closed: April 24, 2026
  • Year Built: 2024
  • Living Area: 3,203 sq ft
  • Lot: 0.12 acres · Garage: 2 spaces
  • Bedrooms / Bathrooms: 5 / 4
  • DOM: 47

Buyers may resist paying materially above high-$500s without a clear value advantage from outdoor living and condition.
295 E 300 S
  • MLS #: 2121043
  • Sold Price: $610,000
  • Closed: February 6, 2026
  • Year Built: 2025
  • Living Area: 3,313 sq ft
  • Lot: 0.23 acres · Garage: 2 spaces
  • Bedrooms / Bathrooms: 5 / 4
  • DOM: 67

Newer construction and larger lot make this ceiling support — not a direct midpoint comp.
Resale Comps
Resale Market Support
Two same-era resale sales that provide the clearest apples-to-apples pricing guidance for the subject property.
342 W Royal Land Dr
  • MLS #: 2096719
  • Sold Price: $570,000
  • Closed: September 8, 2025
  • Year Built: 2018
  • Living Area: 3,174 sq ft
  • Lot: 0.18 acres · Garage: 3 spaces
  • Bedrooms / Bathrooms: 4 / 3
  • DOM: 34

3-car garage is superior to subject, yet closed at $570,000 — strongly supports a high-$500s recommendation.
820 N 210 W
  • MLS #: 2125255
  • Sold Price: $545,000
  • Closed: December 17, 2025
  • Year Built: 2018
  • Living Area: 3,016 sq ft
  • Lot: 0.15 acres · Garage: 2 spaces
  • Bedrooms / Bathrooms: 5 / 3
  • DOM: 2

Sold in 2 days — buyer demand is strongest when pricing feels compelling.
Additional Context
Additional Sold Context
186 W Royal Land Dr
  • MLS #: 2130194
  • Sold Price: $529,900
  • Closed: March 10, 2026
  • Year Built: 2015
  • Living Area: 2,714 sq ft
  • Lot: 0.16 acres · Garage: 2 spaces
  • Bedrooms / Bathrooms: 5 / 4
  • DOM: 33

Buyers can find 5-bed, 4-bath options below the subject's current list. Supports lower bound of the range.
412 Flagstone Dr
  • MLS #: 2137473
  • Sold Price: $549,900
  • Closed: March 20, 2026
  • Year Built: 2018
  • Living Area: 3,490 sq ft
  • Lot: 0.22 acres · Garage: 2 spaces
  • Bedrooms / Bathrooms: 5 / 3
  • DOM: 2

Larger 2018 home closed quickly at $549,900 — strengthens the case to position below $600,000.
Active Competition
What Buyers Are Comparing Against Today
1323 S Raintree Ln · Active at $519,990
MLS #2148862 · 2022 build · 3,067 sq ft · 0.13 acres · 2-car garage · 5 bed / 4 bath · 20 DOM
Newer, similar-size listing priced $80,000 below the subject. Creates direct and immediate pricing pressure.
503 Firestone Dr · Active at $589,900
MLS #2133398 · 2016 build · 3,416 sq ft · 0.19 acres · 3-car garage · 5 bed / 4 bath · 90 DOM
Larger home with a 3-car garage priced below the subject's current list price. A visible comparison for any buyer.
1123 S Red Cliff Dr · Active at $610,000
MLS #2146359 · 2021 build · 3,416 sq ft · 0.17 acres · 3-car garage · 5 bed / 4 bath · 33 DOM
Newer, larger, and 3-car garage at $610,000. The subject must not be positioned too close to this without a clear value advantage.
Buyer Activity
Where Buyers Are Taking Action
These pending and under-contract homes reveal where buyer urgency is strongest — and what price points are closing the deal right now.
Buyer Action Signal
1539 S Sageberry Dr
MLS #2149928 · Active Under Contract at $539,900
2024 build · 3,015 sq ft · 0.14 acres · 2-car · 5 bed / 4 bath · 17 DOM
Went under contract fast in the low-$500s — buyer urgency is obvious at compelling value.
Buyer Action Signal
842 N 160 E
MLS #2128684 · Pending at $549,990
2025 build · 3,018 sq ft · 0.24 acres · 3-car · 3 bed / 3 bath · 95 DOM
Newer construction, larger lot, and 3-car garage utility in the mid-$500s captures value-focused buyers.
Buyer Action Signal
794 N 100 W
MLS #2148292 · Pending at $598,900
2017 build · 2,683 sq ft · 0.15 acres · 2-car · 4 bed / 4 bath · 13 DOM
Upper-$500s can work with the right condition and buyer fit — but not enough alone to make $599,900 a safe position.
Adjustment Summary
How the Subject Compares
Size
At 3,107 sq ft, the subject is competitive with the core comp set.
Age
Built in 2018, aligned with resale comps but competing against 2021–2025 homes.
Bathrooms
Four bathrooms are a positive utility feature that helps support value over 3-bath competitors.
Garage
Two spaces is a disadvantage against several 3-car garage competitors in the upper range.
Outdoor Living
Covered patio, outdoor kitchen, landscaping, and lighting create a meaningful lifestyle premium.
Market Time
61 DOM suggests the current price is above the market's strongest buyer response zone.

Position as a lifestyle-forward, move-in-ready resale with outdoor entertaining and future flexibility.
Market Position
Where the Subject Fits
The subject's strongest position is just below the psychological $600,000 threshold — as a compelling lifestyle value, not the ceiling of the market.
$525k–$550k
Strongest pending activity. Value-driven buyer response.
$565k–$585k ★
Subject's strongest competitive zone. Recommended: $584,900.
$590k–$600k
Premium zone — requires excellent presentation and condition.
$600k+
Upper benchmark: newer or superior competition only.
Market Absorption
Buyer Demand Near the Target Price
57
Closed Since July 2025
Similar homes sold in the area
49
Active Listings
Current competing homes
13
Pending / AUC
Homes under contract now
10.0
Months of Inventory
In the $575k–$625k band
$575,000–$625,000 Price Band
  • Active listings: 10
  • Closed sales in last 30 days: 1
  • Months of inventory: 10.0
  • Absorption rate: 10%
What This Means
The $575,000–$625,000 band is slower and more competitive. Pricing at $599,900 keeps the home in a buyer-leaning segment with thin demand.
Repositioning to $584,900 creates stronger value perception while staying firmly within the supported range.
Pricing Strategy
Recommended Pricing Strategy
Aggressive · Fastest Activity
$565,000 – $574,900
  • Maximize buyer traffic
  • Lower DOM risk
  • Create urgency after 61 DOM
Tradeoff: May leave upside on the table.
★ Recommended
Balanced · Best Position
$579,900 – $584,900
Suggested List Price: $584,900
  • Best blend of confidence and upside
  • Stronger buyer perception below $600k
  • Re-engages buyers who passed at $599,900
Premium · Test the Market
$594,900 – $599,900
  • Sellers with high patience
  • Only if presentation is excellent
Risk: Higher DOM and price-reduction exposure.
Buyer Profiles
Most Likely Buyers
Move-Up Local Family
Cares about bedrooms, bathrooms, storage, and future space. Marketing angle: Room to grow without needing to move again.
Outdoor Entertainer
Cares about patio, outdoor kitchen, and backyard lifestyle. Marketing angle: Summer nights, BBQs, and year-round gathering space.
Payment-Sensitive Buyer
Cares about value, monthly payment, and move-in features. Marketing angle: Stronger value than many new-build alternatives.
Multi-Gen / Future-Flex Buyer
Cares about flexible space, future bedrooms, and guest areas. Marketing angle: Adaptable layout with future living options.
Marketing Plan
How We'll Market to Each Buyer
Move-Up Local Family
A functional Santaquin home with space, bathrooms, and future room to grow.
  • Family-focused social ads
  • Open house with floor-plan flyer
  • MLS copy emphasizing daily function
  • Agent email blast to south Utah County agents
Outdoor Entertainer
A backyard lifestyle home built for gatherings.
  • Patio and outdoor kitchen photography
  • Twilight or golden-hour shots
  • Short-form lifestyle video
  • Open house staged around outdoor living
Payment-Sensitive Buyer
More finished lifestyle value below the $600,000 threshold.
  • Highlight price reposition to $584,900
  • Compare against new-build extra costs
  • Retargeting ads for previous viewers
  • Emphasize move-in readiness
Future-Flex Buyer
Flexible space today with potential for more bedrooms or future use.
  • Show expansion potential carefully
  • Verify basement / future bedroom details first
  • Use floor-plan graphics in marketing
  • Train buyer agents on the flexibility story
Listing Story
Recommended Listing Story
A well-maintained 2018 Santaquin single-family home offering 3,107 sq ft, 4 bedrooms, 4 bathrooms, outdoor entertaining, and future flexibility — positioned at $584,900 as a compelling alternative to newer but less finished or more expensive competition.
Approved Marketing Phrases
  • Outdoor living with covered patio and outdoor kitchen
  • Flexible space with room to grow
  • Move-in-ready Santaquin lifestyle
  • Strong value below the $600,000 threshold
  • Functional layout with 4 bathrooms
  • Landscaped yard and permanent exterior lighting
Over-Positioning Warnings

Do not market as acreage — the lot is 0.14 acres.

Do not overstate ADU potential unless verified.

Do not imply basement bedroom permits unless verified.

Do not compare directly to larger 3-car garage homes as equal comps.
Launch Plan
Launch Plan
1
Pre-Launch Prep
Verify basement / future bedroom details. Confirm upgrades and inclusions. Stage patio and outdoor kitchen. Prepare photo and video plan.
2
MLS Reposition
Reprice to $584,900. Refresh remarks, emphasize verified features, and update first-photo sequence.
3
Digital Marketing
Zillow Showcase if available. Facebook and Instagram ads, short-form video, and agent email blast to target buyers.
4
First Weekend Strategy
Host open house. Track showing feedback. Review engagement after 7–10 days and adjust messaging if needed.
Showing Strategy
Showing Strategy
Key Showing Priorities
  • Lead buyers to the outdoor living space early
  • Highlight the covered patio, outdoor kitchen, and landscaping
  • Point out the 4-bathroom utility vs. competitors
  • Explain future bedroom potential carefully — only as verified
  • Position as a better lifestyle value below $600,000
Suggested Showing Script
"This home is positioned for buyers who want more than just square footage. The strongest story is the combination of 2018 construction, 4 bathrooms, outdoor living, and future flexibility. At the right price, it becomes a compelling alternative to newer homes that may still need landscaping, basement work, or outdoor upgrades."
Final Recommendation
Final Value Recommendation
$584,900
Suggested List Price · Likely Market Range: $565,000 – $595,000
Sold Support
Strongest closed sales cluster in the high-$500s, confirming value is well-anchored below $600,000.
Active Pressure
Current competition creates real resistance at $599,900 — repositioning removes that friction.
Value Differentiators
Outdoor living and 4 bathrooms justify a premium over lower-range comps.
Rebuild Urgency
After 61 DOM, a sharper price below $600,000 rebuilds buyer psychology and showing momentum.
Disclaimer
Important Disclaimer

This CMA is an estimate of market value and is not an appraisal. For lending purposes, contact a licensed appraiser.
MLS data is used for CMA and pricing strategy purposes only. Sold price information should be handled according to MLS and brokerage compliance standards. All information is deemed reliable but not guaranteed. Buyers and sellers are advised to conduct their own due diligence.
Breana Greenwood, Realtor
801-380-6214 · breesellsutah@gmail.com
Next Steps
Next Steps
01
Confirm Pricing Decision
Agree on repositioning to $584,900 or within the recommended range.
02
Verify Square Footage
Confirm above-grade vs. basement finished square footage with builder records or floor plan.
03
Confirm Future Bedroom Potential
Verify permit status and structural capability before emphasizing in marketing.
04
Refresh Photography
Add patio-focused and outdoor kitchen media. Consider twilight or golden-hour shots.
05
Update MLS Remarks & Pricing
Refresh copy, update price, and lead with the home's strongest lifestyle story.
06
Launch & Track
Host open house, launch Zillow Showcase refresh if available, and review feedback after 7–10 days.

The goal is to reposition the home as one of the strongest lifestyle values under $600,000 in its buyer pool.