9932 Clearfield Ave — Gold Standard Roadmap™

Appraisal-Quality Comparable Analysis

Comparable analysis supports the authenticated Customary Value near $2.26 million.

Property	Built	Finished SF	Lot	Assessment	Sales Price
9932 Clearfield Ave	2021	3,506	21,725 SF	$1,673,000	—
1712 Abbey Oak Dr	2015	3,777	30,492 SF	$1,649,780	$2,370,000
204 Battle St SW	2018	3,687	10,792 SF	$1,900,270	$2,349,000
315 Charles St SE	2020	3,455	10,566 SF	$1,915,490	$2,320,000
900 Dale Ct SE	2013	3,288	10,215 SF	$1,713,240	$2,200,000
Average	2017	3,552	15,516 SF	$1,794,695	$2,309,750

Authenticated Values™

Built 2021 · 3,506 SF · Assessment $1,673,000

Dated Value

★☆☆

$2,037,708

Kitchen and bathrooms are largely original.
Paint, lighting, hardware, flooring, and finishes are dated.
Overall presentation is below standard.

Customary Value

★★☆

$2,264,120

Kitchen and bathrooms updated within ~15 years.
Paint, lighting, hardware, flooring, finishes reflect current standard.
Overall presentation is competitive with comparable homes.

Premium Value

★★★

$2,445,249

Kitchen and bathrooms updated within ~10 years.
Upgrades, finishes, and craftsmanship exceed the standard.
Overall presentation distinguishes the property from the competition.

Money at Risk

$407,541

Moving the Needle™

Strategic improvements return 7 times the investment.

Buyers do not pay top dollar for dated or DIY homes.

Presentation Improvements

Fresh designer paint and detailed touch-ups
Updated lighting, hardware, and fixtures
Flooring and finish refinishing
Landscaping and curb-appeal enhancements
Targeted kitchen and bathroom improvements

Buyer Confidence Improvements

Pre-listing home inspection
Complete seller disclosures
Professional staging
Premium photography and cinematic video
Highlight condition, location, and luxury lifestyle

Current Competition

Two homes make up the current competition — one Coming Soon and one Pending.

1 Coming Soon|1 Pending|0 Active

Status	Property	DOM	Built	Finished SF	Lot	List Price
Coming Soon	605 Meadow Ln SW	0	2019	3,609	14,519 SF	$2,099,900
Pending	121 Tapawingo Rd SW	13	2016	3,740	10,150 SF	$2,250,000

Vienna Luxury Market

Vienna's current under-contract rate (23%) sits below the Fairfax Luxury average, even as contracts are up 29% — a market still finding its footing.

Market	Inventory	Contracts	% Under Contract	UC Last 14 Days	Control
Vienna	5%	29%	23%	24%	Buyer's
Averages	1%	0%	32%	15%	Buyer's

CST Pricing Strategy

Position the home at the highest major buyer threshold supported by the lower pricing benchmark.

Authenticated Value	Closest Buyer Threshold
$2,264,120	$2,250,000

The Authenticated (Customary) Value supports pricing right at the $2.25 million buyer threshold.

Recommended Coming Soon Price

$2,249,999

Expected Sales Price: $2.26M–$2.45M

Major Buyer Threshold Alert!!

The Recommended Coming Soon Price of $2,249,999 is $99,999 above the $2,150,000 threshold, a well-tested level with a significantly larger buyer pool.

Positioning closer to or just under $2,150,000 would open the property to that larger buyer pool, while the authenticated value still supports pricing within the Customary-to-Premium range.

Predictive Analysis

If scheduled showings by Wednesday are fewer than six,

Recommended Active List Price

$2,199,999

Expected Sales Price: $2.26M–$2.45M

The Active List Price is reduced by the standard $50,000 step, expanding the buyer pool without changing the authenticated value.

Virginia's #1 Luxury Real Estate Team

Home To

4 of the Top 7 Listing Agents at Samson Properties — out of 6,500 agents
3 of the Top 5 Luxury Selling Agents at Samson Properties

2025 Track Record

$233 Million in Sales During 2025
$150 Million in Homes Sold Over $1.5 Million During 2025
$70 Million Sold and Under Contract Over $2 Million in 2026

97% Success Rate|Average DOM: 6|Average $93,000 Over List

Results Count™