Quality & Condition Impression
ADVISORY (beta) — appraiser assigns ratings
MEDIUM
Q2-to-Q3 / C1-to-C2K: updatedB: updated
Quality: This new-construction dwelling presents complex massing (multiple gables, stone/brick veneer mix, standing-seam metal roof accents), an 8-ft arched steel entry door, 14-ft vaulted ceilings, extensive tray/coffered ceiling detail, a large custom wood-hooded kitchen island with waterfall-edge slab counters, and a spa-style primary bath with dual walk-through tiled showers and a freestanding tub - features consistent with Q2/Q3 upscale custom construction. However, flooring throughout the main living areas is luxury vinyl plank (not hardwood or tile), and window units appear to be standard vinyl double-hung sash rather than clad-wood or aluminum - both builder-grade indicators more typical of Q3 production-luxury construction. Overall impression splits the difference: strong custom detailing pulls toward Q2, but stock flooring/window grade holds it at Q3 in places.
Complex multi-gable roofline with brick and cut-stone veneer mix (Photos 1-3) · 8-ft arched steel and glass entry door with 14-ft vaulted foyer ceiling (
Photo 6) · Custom wood range hood, large waterfall-edge stone island, built-in double ovens and gas cooktop with pot filler (Photos 10-14) · Spa primary bath with dual walk-through tiled showers, freestanding tub, and crystal chandelier (Photos 31-35) · Extensive tray/coffered ceiling millwork and crown moulding throughout (Photos 5, 20, 29-30, 42) · Structured fields confirm brick exterior, architectural shingle roof, gas fireplace with gas starter (x2), three-car side-entry garage · Luxury vinyl plank flooring used throughout main living areas rather than hardwood/tile (Photos 5-18, structured field FLOORS) · Standard vinyl double-hung window units observed rather than higher-grade clad or wood windows (Photos 20-26)
Condition: Property is new construction (built 2026, listed as Under Construction, closed within 8 days of listing) and was never occupied prior to sale. All systems, finishes, and fixtures are new with no wear or deferred maintenance evident in any photo. This is consistent with a C1-C2 rating.
Approx Year Built 2026, New Construction: Yes, Construction Details: Under Construction (structured fields) · Contract date 3/10/2026, closed 4/1/2026 - essentially immediate sale of new-build inventory · All interior photos show unoccupied, unfurnished, pristine finishes with no wear, staining, or damage visible · No visible deferred maintenance, cracking, or moisture staining in any interior or exterior photo
Kitchen / baths: Kitchen and all baths are original to this 2026 new-construction dwelling; no renovation history applies. Finishes (large island, custom hood, stone countertops, walk-through primary shower, secondary marble-look vanity tops) present as modern/current with no structural alteration history, closest match to UAD 'updated' vocabulary given the absence of a true remodel event.
Not visible/verified: 50 listing photos provided, exceeding the ~8-photo threshold, but several rooms (e.g., additional secondary bedrooms/baths) are not fully documented · Photos 5 and 6 exhibit visual characteristics (mismatched window reflections, unusual lighting) suggesting possible virtual staging or rendering rather than pure photography - actual as-built condition at closing should be confirmed · Listing shows Construction Details as 'Under Construction' at input; some images may represent design renderings rather than the true completed/sold condition · Cannot verify roofing, foundation, or attic/crawlspace condition from available photos · Countertop material is described as 'granite' in public remarks but photos depict a dramatic light-background slab with bold gold/brown veining more consistent with an exotic quartzite or marble-look quartz product - material identity should be confirmed
