Market Analysis
985 W Zion Way
Our Role as Your Guide
You're entering an important decision, and we're here to provide clarity. This market analysis restricts comparable sales to other gated communities within the last 12 months — consistent with how an appraiser would evaluate this property. We analyzed 5 recent gated community sales across 4 communities, plus a paired sales analysis of all 3 Echelon at Ocotillo sales (24-month window) to establish the subdivision premium. All the evidence is here so you can make an informed decision about the right offer price.
Property Overview
Location & Community
Physical Attributes
Home Characteristics
Financial & Special Notes
Strengths of 985 W Zion Way
- Gated Community with Strong Resale Value: Echelon at Ocotillo is an established community known for stable property values and buyer demand.
- Modern 2017 Build with Clean Systems: Nine years old, with modern systems, efficient HVAC, and a clean seller disclosure statement—no major surprises.
- Four Bedrooms in a Three-Bedroom Dominated Subdivision: Most homes in this community are 3-bed; this 4-bed offers more flexibility for buyers.
- Motivated Corporate Seller: AECC relocation deal with vacant property increases seller motivation and negotiation leverage.
What to Consider
- Wide Range Across Gated Communities: The 12-month gated average is $260/sf ($625K for 2,404 SF), while Echelon-specific data supports $299/sf ($719K). The list price of $695K assumes Echelon-tier pricing, which the paired sales data supports — but the all-gated average tells a different story.
- No Pool: Among the gated community comps, several include pools. The lack of a pool at this price point may affect resale appeal and could be a point of negotiation.
- Vacant Property: The home is currently vacant through corporate relocation, which means carrying costs for the seller but also a streamlined, professional transaction process.
- Limited Echelon Inventory: Only 3 Echelon sales in 24 months makes it harder to establish a precise market value within the subdivision alone.
Market Context: Gated Community Analysis
Why Gated Communities Only: Because 985 W Zion Way is in a gated community, this analysis restricts comparables to other gated communities within the last 12 months — consistent with standard appraisal methodology. The 5 comps span 4 gated communities in the Chandler/Ocotillo area. Two additional Echelon sales (outside the 12-month window) are included in the Paired Sales Analysis to establish the subdivision premium.
Comparable Sales: Gated Communities Only
Because 985 W Zion Way is in a gated community, this analysis restricts comparables to other gated communities that closed within the last 12 months — consistent with how an appraiser would evaluate this property. Older Echelon sales (used to establish the subdivision premium) are covered in the Paired Sales Analysis below.
| Address | Sale Price | $/SF | Beds/Baths | SF | Year | DOM | Sale Date | STL % | Community |
|---|---|---|---|---|---|---|---|---|---|
| 974 W Zion Way | $799,000 | $306 | 4/3.0 | 2,607 | 2016 | 32 | 07/21/25 | 100.0% | Echelon |
| 4131 S Pecan Dr | $801,000 | $308 | 3/3.0 | 2,604 | 2015 | 27 | 02/24/26 | 94.3% | Villa del Lago |
| 4490 S Montana Dr | $605,000 | $240 | 4/3.0 | 2,517 | 2019 | 151 | 11/24/25 | 97.6% | Parkview Place |
| 1925 W Olive Way | $515,000 | $248 | 3/2.5 | 2,075 | 2001 | 123 | 10/07/25 | 96.3% | Montefino Village |
| 1935 W Periwinkle Way | $425,000 | $199 | 3/2.5 | 2,137 | 2003 | 128 | 09/17/25 | 94.4% | Montefino Village |
See photos, details, and maps for every comp referenced in this analysis.
What These Comps Tell Us
974 W Zion Way — Same Street, Full Price: The strongest 12-month comp is literally on the same street in Echelon. A 4-bed, 2,607 SF home sold at full list price ($306/sf) in just 32 days. At 203 SF larger than the subject, a size adjustment places comparable value around $735K–$745K.
Premium Tier vs. Standard Tier: There's a clear gap between Echelon/Villa del Lago pricing ($306–$308/sf) and Parkview Place/Montefino Village ($199–$248/sf). The subject sits squarely in the premium tier.
Echelon Premium Confirmed by History: Two additional Echelon sales outside the 12-month window (see Paired Sales Analysis below) confirm that $293–$306/sf is the consistent Echelon price tier — not an anomaly.
Value Analysis & Price Conclusion
12-Month Gated Community Comps (5 Sales)
Method 1: Gated Community Average $/SF
Method 2: Bracket Analysis (Gated Only)
Method 3: Size-Adjusted from 974 W Zion Way ($799K)
Echelon Paired Sales Analysis (24-Month Window)
Method 4: Echelon Model Match (988 W Yellowstone Way)
Method 5: Echelon Subdivision $/SF (All 3 Sales)
Method 6: Size-Adjusted from 930 W Yellowstone ($805K)
Estimated Market Value
The value depends on how heavily you weight Echelon-specific data.
The 12-month gated community average ($260/sf) places the floor at $625K. When you weight toward Echelon — where the subject actually sits — the data supports pricing at the top of this range. The strongest single comp is 974 W Zion Way (same street, same subdivision, sold at $306/sf, full list price). The model match at 988 W Yellowstone (identical SF, sold at $717.5K) further supports the upper end after adjusting for its smaller bedroom count. The list price of $695,000 aligns with the top of our estimated range.
Comparable Sales: Detailed Analysis
974 W Zion Way | $799,000 | Echelon
4131 S Pecan Dr | $801,000 | Villa del Lago
4490 S Montana Dr | $605,000 | Parkview Place
1925 W Olive Way | $515,000 | Montefino Village
1935 W Periwinkle Way | $425,000 | Montefino Village
Paired Sales Analysis: The Echelon Premium
Why This Section Matters
Only one Echelon sale falls within the 12-month comparable window (974 W Zion Way). To establish whether Echelon's pricing premium is consistent — not a one-off — we look at all 3 Echelon sales over 24 months. This is the standard paired sales methodology used by appraisers to quantify subdivision premiums.
All Echelon at Ocotillo Sales (24 Months)
| Address | Sale Price | $/SF | Beds/Baths | SF | Year | DOM | Sale Date | STL % |
|---|---|---|---|---|---|---|---|---|
| 988 W Yellowstone Way | $717,500 | $298 | 3/3.0 | 2,404 | 2017 | 73 | 06/06/24 | 99.0% |
| 930 W Yellowstone Way | $805,000 | $293 | 4/3.0 | 2,746 | 2017 | 43 | 12/20/24 | 98.3% |
| 974 W Zion Way | $799,000 | $306 | 4/3.0 | 2,607 | 2016 | 32 | 07/21/25 | 100.0% |
Key Finding: 988 W Yellowstone Way is a Model Match
988 W Yellowstone Way sold for $717,500 at $298/sf — and it is the closest comparable in the entire data set. Same subdivision. Same builder. Same year built (2017). Identical square footage (2,404 SF). Same 3-car garage. The only difference? It's a 3-bedroom — 985 W Zion Way has 4 bedrooms, which typically commands a $15,000–$25,000 premium. Adjusting upward: $732,500–$742,500.
All 3 Echelon sales over 24 months traded between $293–$306/sf with an average of $299/sf and 99.1% sale-to-list ratio. This is remarkably consistent — Echelon sellers get their asking price. Compared to other gated communities in the area (Parkview Place, Montefino Village), Echelon commands a 30.6% premium and sells 63% faster.
What This Means: The 12-month gated average ($260/sf → $625K) blends Echelon with lower-tier gated communities. But when you weight toward Echelon — where the subject actually sits — the data consistently supports $293–$306/sf, or $704K–$736K for 2,404 SF. The list price of $695K at $289/sf is actually below the Echelon average.
Market Context & Competitive Landscape
Gated Community Market Metrics (12-Month)
Key Insight: The subject's list price of $289/sf is below the Echelon 24-month average of $299/sf and below the most recent Echelon sale (974 Zion at $306/sf). Echelon inventory is extremely limited (3 sales in 24 months), which supports pricing power for the subdivision.
Next Steps
- Review This Data Together: Sit down with your agent and discuss the comparable sales data, market conditions, and how they apply to this property.
- Determine Your Target Price: Use the value analysis and comp data in this report to decide what price makes sense for your situation and budget.
- Prepare Your Offer Package: Work with your agent to put together a strong offer backed by this comparable sales analysis.
- Submit Through AECC Process: AECC manages the relocation sale. Your agent will handle submission, documentation, and communication with the seller's representative.
- Close with Confidence: With data on your side and a clear understanding of the market, you'll make an informed decision you can feel great about.
Questions? We're Here to Help
Jacqui Shoffner
Jacqui specializes in relocation analysis and negotiation strategy. She can walk you through each comparable and help you refine your offer approach.
Josh Hogan
Josh leads our AECC relocation transactions and knows the corporate seller process inside and out. He'll manage submission and negotiation.
Live AZ Co
We provide data-driven buyer representation across the greater Phoenix area, specializing in relocation, corporate sales, and negotiation strategy.
Disclaimer
This market analysis is based on available MLS data and comparable sales from the past six months in the Chandler area. It reflects the professional opinion of Live AZ Co agents (Jacqui Shoffner & Josh Hogan) and is provided as a guide for negotiation and decision-making. This analysis is not a formal appraisal and should not be treated as such. Buyers are encouraged to obtain a professional appraisal before closing. Market conditions, individual property conditions, and financing terms can affect final purchase price. The data and analysis provided herein were accurate as of March 7, 2026, and are subject to change.