Fryman Canyon Homes Market Overview

Fryman Canyon Homes

Price Trend

Average Sale Price by Quarter

Fryman Canyon Homes

Active Listings

Jack Misraje: The one I keep coming back to is 3225 Iredell Ln at $4.75M, asking $844 a foot for 5,626 square feet with view exposure and privacy. It is priced 59% below the most similar recent comp, 3274 Oakdell Rd at $2,051 a foot, which closed just a few days ago with remodeled condition and privacy, and it is also below the other truly-similar comp, 3369 Fryman Pl at $817 a foot, which closed in mid-July with architectural design and vaulted ceilings. At thirty days on market, this is the listing drawing the most immediate buyer attention, and the pricing is defensible given the comp set. On the other end, 11971 Lockridge Rd at $15.9M has been sitting for 110 days at $1,538 a foot for 10,338 square feet, and the only recent comp in that size range is 3274 Oakdell Rd at $2,051 a foot, which means the resistance here is the total dollar amount, not the per-foot number. 3187 Oakdell Rd at $12M is asking $1,845 a foot for a remodeled 6,500-square-foot home with view exposure, and that is 126% above the most similar recent comp, 3369 Fryman Pl at $817 a foot, which closed fifteen days ago. The premium is tied to the remodel and the view, but at 100 days on market, buyers are not agreeing with that valuation. The two Briarvale Lane listings, 12004 at $2.4M and 11944 at $2.55M, are both priced 45% to 47% below the most similar recent comp, 3142 Brookdale Rd at $1,487 a foot, and those are the entry-price opportunities in the neighborhood right now.

Fryman Canyon Homes

Under Contract

Misraje Real Estate Partners: Nothing is under contract in Fryman Estates at the moment. The most recent home to close was 3274 Oakdell Rd on August 3rd at $2,051 a foot, and that trade set the high end of the recent range, but no buyer has stepped forward to put anything else into escrow since then.

Nothing under contract at this time.

Fryman Canyon Homes

Recent Sales· last 12 months

Karen Misraje: Two closings to walk through from the past ninety days, and they tell very different stories. 3274 Oakdell Rd closed on August 3rd at $13.22M, $2,051 a foot for 6,447 square feet, and that is the highest price per foot we have seen in this neighborhood in the past year. The home was a new-construction remodel with privacy, a usable lot, and smart-home features, and it took 123 days to close, but it achieved a premium because the product was there. Fifteen days earlier, 3369 Fryman Pl closed at $4.96M, $817 a foot for 6,072 square feet, with architectural design, vaulted ceilings, and premium finishes. That is a $1,234-a-foot spread between the two sales, and the difference is not the market moving, it is buyers paying selectively for remodeled condition and privacy at the high end while accepting architectural character without a full remodel at the lower end.