LIVE AZ CO
Real BrokerSeller Consultation · Market Analysis
Property Overview
2132 E Smoke Tree Rd, Gilbert AZ 85296
Finley Farms South · Partially Updated · Built 1997
Beds + Den
3 + 1
Baths
2
Sq Ft
2,308
Lot
9,030 sf
Year Built
1997
Garage
2-Car
Pool
Yes
HOA
$62/mo
Purchased: Sept 2011 · $195,000
|
Last Refi: Dec 2019 · $292,000
|
Years Owned: ~14 years
Estimated Mortgage Balance
Based on the December 2019 refinance at $292,000, here is the estimated remaining balance. Adjust the inputs below if actual terms differ.
Estimated Remaining Balance:
$256,697
Estimated based on Dec 2019 refinance at assumed 4.0% (pre-2020 conventional rate). Actual payoff amount may vary — seller should verify with their lender. This balance is deducted in both the renter offer and the market listing scenarios.
Comp-Based Market Analysis
Every dollar on this page comes from MLS data. Comps are filtered to closed within the last 6 months and within 10% of this home's square footage (2,077–2,539 sf), with Finley Farms prioritized first, then nearby Gilbert subdivisions to backfill.
FF = Finley Farms subdivision EXACT = Same square footage as subject UPDATED / PARTIAL = Renovation status (last 10 yrs) Concessions = Credits seller gave buyer at closing
Updated / Market Floor
Supporting Comps
Primary Comps — All Finley Farms, Closed Last 6 Months, Within 10% SqFt
$282 – $325 / sq ft
$630K – $690K sold (all fully remodeled)
| Address | Bd/Ba | SqFt | Sold Price | $/SqFt | DOM | Concessions | Notes |
|---|---|---|---|---|---|---|---|
| 2111 E Rawhide St FFEXACT FULLY UPDATED 2020–2025 |
4/2 | 2,308 | $650,000 | $281.63 | 122 | Seller $10K Eff. $277/sf |
Finley Farms South. Exact sqft match. MLS: Floor (2025), HVAC (2020), Kitchen (2021), Baths (2024). New roof 8/2025. Fully remodeled but sat 122 days and gave $10K back. Effective $640K. COE 10/2025. |
| 535 S Lemon Ct FF FULLY REMODELED 2019–2023 |
4/2 | 2,124 | $630,000 | $296.61 | 34 | Seller 3% ($18,900) Eff. $288/sf |
Finley Farms. MLS: Floor (2022), HVAC (2022), Roof (2020), Kitchen (2020), Baths (2020), Pool (2019). Complete remodel — new cabinetry, granite, stainless. 3% seller concession ($18.9K). COE 1/2026. |
| 1785 E Sereno Dr FF FULLY REMODELED 2025 |
4/2 | 2,124 | $690,000 | $324.86 | 6 | None | Finley Farms South. MLS: Floor (2025), Roof (2025), Kitchen (2025), Baths (2025). Full 2025 remodel — quartz, custom tile, LVP, stainless. Sold in 6 days, no concessions. Gold standard comp. COE 8/2025. |
Key finding: All 3 primary comps are Finley Farms with significant updates. The closest comp — Rawhide ($650K, 2,308 sf) — is your exact sqft twin in Finley Farms South. With fresh paint (interior + exterior), an updated master shower, and landscaping, your home can compete at the $650,000 level. Your existing granite countertops, newer flooring, and 2016 HVAC provide a solid foundation. However, the 29-year-old roof will still draw inspection scrutiny — budget ~$10K in concessions based on the comp pattern (2 of 3 primary comps gave $10K–$18.9K back). Only Sereno (full 2025 remodel, 6 DOM) closed clean.
Concession Alert: 2 of 3 Primary Comps Gave Seller Concessions
Even fully remodeled Finley Farms homes are giving money back at closing. Rawhide (your exact sqft twin, fully updated) gave $10K back after sitting 122 days. Lemon (complete remodel) gave 3% ($18,900). Only the Sereno comp — a fresh 2025 remodel priced right — closed clean in 6 days. At $650K with paint + shower updates, expect a similar concession pattern — we've budgeted ~$10K in seller concessions based on this data, primarily driven by the 29-year-old roof that will flag on inspection.
Target List Price (w/ Updates)
$650,000
Effective After ~$10K Concessions
$640,000 ($277/sf)
Supporting Comps — Closed Last 6 Months, Outside 10% SqFt Window
$280 – $298 / sq ft
2 additional sold comps
| Address | Bd/Ba | SqFt | Sold Price | $/SqFt | DOM | Concessions | Notes |
|---|---|---|---|---|---|---|---|
| 2249 E Manor Dr FF PARTIALLY UPDATED 2023 |
4/2 | 1,929 | $540,000 | $279.94 | 42 | Seller $10K Eff. $275/sf |
Manor at Finley Farms. MLS: Wiring (2023), Roof (2023). Seller gave back $10K. Effective $530K. COE 9/2025. |
| 166 N Brett St UPDATED (PER REMARKS) |
4/2 | 1,980 | $590,000 | $297.98 | 41 | Seller 2% ($11,800) Eff. $292/sf |
Val Vista Meadows. Updated w/ granite. 2% seller concession. Most recent sale in dataset. COE 2/2026. |
Context: These 2 comps closed within the last 6 months but fall outside the 10% sqft window. Both are smaller homes (~1,930–1,980 sf vs. your 2,308 sf) and both required seller concessions. Smaller homes tend to command higher $/sf, which is typical — your 2,308 sf may see slightly lower $/sf at equivalent condition levels.
Range (all 5 comps, last 6 months)
$280 – $325/sf
All Comps Have Updates
Zero as-is sales
Pre-Market Essentials
With fresh paint, an updated master shower, and curb appeal improvements, this home competes directly with the Rawhide comp ($650K, fully updated, same sqft). These targeted investments move the listing price from ~$577K as-is to $650,000.
All costs are through our vetted vendor network at preferred rates — significantly below retail pricing.
Interior Paint — Preferred Vendor Rate
2,308 sqft × $1.75/sqft = $4,039. Market rate would be $6,000–$10,000+. Fresh paint is the single highest-ROI cosmetic improvement — transforms buyer first impressions and eliminates the "needs work" perception.
$4,039
Exterior Paint — Preferred Vendor Rate
2,308 sqft × $1.75/sqft = $4,039. Curb appeal is critical — the exterior is the buyer's first and last impression. Addresses any peeling, fading, or sun damage from 29 years of Arizona exposure.
$4,039
Master Shower — Cleanup / Retile
Address visible wear in the master shower. Scope ranges from re-grouting and cleaning to partial retile/replacement depending on condition assessment. Master bath condition is a top-3 buyer concern — this update removes a major objection.
$3K – $5K
Landscaping Refresh
Clean up, trim, and refresh front and backyard for showing-ready curb appeal. Desert landscaping refresh — rock, plants, edging — ensures strong first and last impressions for buyers pulling up to the property.
$1,500 – $3K
Estimated Total (Low End)
$12,578
Estimated Total (High End)
$16,078
Why this matters: Fresh paint (interior + exterior for $8,078 through our vendors vs. $12K–$20K retail) eliminates the "dated/needs work" perception. Combined with the shower update and landscaping, the home competes with the Rawhide comp at $650K — an identical 2,308 sf Finley Farms home that was fully remodeled. Budget ~$10K for likely buyer concessions at inspection (roof is still 29 years old). Midpoint estimate of $14,328 for prep is used in the net proceeds comparison below.
The Main Event
Net Proceeds Comparison
What you actually walk away with after all costs
Option A: Sell to Renter
Fixed Offer
Sale Price$550,000
Broker Fees (1.5%)-$8,250
Closing Costs (1.5%)-$8,250
Mortgage Payoff-$256,697
Net to Seller
$276,803
Maintenance Consideration
The renter is buying the home in its current condition — they live there and know what they're getting. The interior is in good shape (granite counters, newer floors, 2016 HVAC), but an inspector will still flag the 29-year-old roof, master shower condition, and pool damage. Expect a potential repair credit request of $13K–$24K during the inspection period. Whether the renter negotiates aggressively or accepts as-is depends on the relationship and how motivated they are at $550K.
Option B: List on Market
Paint + Shower + Landscaping
List Price$650,000
Est. Seller Concessions-$10,000
Broker Fees (6%)-$39,000
Closing Costs (1.5%)-$9,750
Pre-Market Prep-$14,328
Mortgage Payoff-$256,757
HOA (Est. 3 mo)-$187
Net to Seller
$319,978
Inspection Risk Assessment
The interior is in good condition with granite countertops, newer flooring, and a 2016 HVAC — but the home is still 29 years old. Buyers will focus on the remaining original systems during inspection. Check any items already replaced.
These are awareness items, not costs in the net proceeds calculation. They help you understand potential negotiation exposure.
HVAC / AC Unit (Replaced 2016)
Typical life: 10–15 yrs. Current age: ~10 years. Within expected lifespan but approaching mid-life in Phoenix. May draw minor service recommendation, not a major red flag.
~10 yrs
Low risk
Roof (Underlayment)
Typical life: 20–25 yrs. Current age: 29 years. Tile may look fine but underlayment degrades.
29 yrs
$6K–$15K
Water Heater
Typical life: 8–12 yrs. Current age: 29 years. Phoenix hard water accelerates deterioration.
29 yrs
$1.5K–$4.5K
Pool Equipment
Typical life: 8–15 yrs (pump/filter). Current age: 29 years. Variable speed pump upgrade often requested.
29 yrs
$2K–$6K
Electrical Panel
Typical life: 25–40 yrs. Current age: 29 years. Within range but nearing threshold.
29 yrs
Low risk
Plumbing
Built 1997 — copper or PEX (not polybutylene). No known defect concern.
OK
Low risk
Sewer Line
Typical life: 30–50 yrs. Current age: 29 years. Recommend pre-listing sewer scope ($500).
29 yrs
$500 scope
Garage Door / Opener
Door life: 15–30 yrs. Opener life: 10–15 yrs. Current age: 29 years. Auto-reverse sensors required by code.
29 yrs
$1.2K–$4.5K
Proactively addressing major items before listing often costs less than buyer-negotiated credits and prevents deals from falling apart. These items may come up during ANY buyer's inspection — whether it's the renter or a market buyer.
Timeline & Process Overview
Option A: Sell to Renter
30–45 days
- No prep or staging needed
- Known buyer, minimal unknowns
- Lower commission (1.5% vs 6%)
- Quick, simple close
- Possible repair credit request
Option B: Paint, Shower & List at $650K
2–3 months
- 2 weeks after tenant moves out to prep
- ~$14K pre-market investment
- 30–60 days on market
- Full market exposure at $650K
- Budget ~$10K for concessions (roof age)