Relative Quality & Condition ADVISORY (beta) — appraiser assigns ratings

Condition

2465 Lilac Drive, 1880 Indigo Cove, and the subject (1050 Edinburgh Drive) present as essentially new, unworn construction consistent with C2. 2580 Overcup sits just behind that group, a modest step down tied to its disclosed 2023 kitchen fire repair rather than any general wear. 1060 Turnberry Drive trails further, described as freshly painted and move-in ready but showing a more resale-level presentation than the near-new cluster above it. 1845 Mullberry Drive and 1030 Turnberry Drive round out the bottom at a straightforward, well-maintained C3 impression consistent with homes several years past construction; note that 1030 Turnberry Drive's condition placement rests on exterior-only evidence with no interior photos and carries low confidence.

Quality

The subject (1050 Edinburgh Drive) sits at the bottom of the quality range, presenting as a straightforward Q4 builder-spec product with stock shaker cabinetry and painted trim. 1060 Turnberry Drive is a modest step above, blending builder-grade massing with upgraded touches (crown molding, corbel brackets, tiled garden tub) that push it toward Q3-to-Q4. The remaining comparables — 2465 Lilac Drive, 1845 Mullberry Drive, 2580 Overcup, 1880 Indigo Cove, and 1030 Turnberry Drive — cluster tightly at Q3, each showing brick exteriors, quartz/quartzite counters, crown molding, and tiled bath surrounds beyond typical builder stock; differences among them are minor and the group is otherwise fairly homogeneous on quality.

Versus subject

Relative to the subject, nearly every comparable shows a modestly higher quality impression, since the subject's design and material palette reads as stock builder-grade (Q4) while the comparables show upgraded materials and trim consistent with Q3. On condition, the subject's new, vacant, unlived-in presentation (C2) is matched by 2465 Lilac Drive and 1880 Indigo Cove, roughly matched by 2580 Overcup, and exceeded in wear (though still well-kept) by 1060 Turnberry Drive, 1845 Mullberry Drive, and 1030 Turnberry Drive, which present as several-year-old, lightly-used homes rather than near-new stock.

• 1060 Turnberry Drive — Q similarC inferior Quality sits at a Q3-to-Q4 lean via select upgraded touches (crown molding, corbels, tiled garden tub), only marginally above the subject's Q4 baseline, so the gap is treated as similar rather than a full step; condition is a step below the subject's near-new presentation, reflecting a well-kept but previously-owned resale rather than vacant new construction.
• 2465 Lilac Drive — Q superiorC similar Above-builder-grade selections (brick arched entry, tray ceiling, quartz counters, fully tiled shower with soaking tub) place this comparable a full step above the subject's stock Q4 finish; both properties present as like-new/vacant construction with no visible wear, so condition reads as similar.
• 1845 Mullberry Drive — Q superiorC inferior Craftsman-level upgrades (custom vent hood, tray ceilings, shiplap accents, custom tile shower) place this comparable above the subject's stock builder finish on quality; being roughly six years old at sale with lightly-used (not vacant/new) finishes, its condition reads a step below the subject's near-new presentation.
• 2580 Overcup — Q superiorC similar Full brick multi-gable exterior, substantial trim, and a furniture-style kitchen island exceed the subject's stock builder finish on quality; condition is only marginally behind the subject's near-new state (largely due to a disclosed, reportedly fully-repaired 2023 kitchen fire), so the gap is treated as similar rather than a clear step down.
• 1880 Indigo Cove — Q superiorC similar Upgraded quartzite counters, herringbone backsplash, wood-look tile flooring, and a custom pantry system exceed the subject's stock builder-grade finishes; both properties are effectively new/unused construction, so condition reads as similar.
• 1030 Turnberry Drive — Q unclearC unclear Exterior brick, architectural shingle, and quartz-counter data suggest a quality level above the subject's stock Q4 finish, but with no interior photos and an overall LOW confidence assessment, both the quality and condition calls versus the subject are too uncertain to state with confidence.

Notable gaps

• The subject's Q4 quality impression is a full internal-score step below the tightly clustered Q3 group formed by the other comparables (aside from 1060 Turnberry Drive), making quality the primary differentiator for the subject in this set.
• 1030 Turnberry Drive's quality and condition impressions rest on a single exterior photo with no interior views and are flagged LOW confidence; any adjustment reliance on this comparable's condition or kitchen/bath status should be treated cautiously.
• 2580 Overcup carries a disclosed 2023 kitchen fire repair; photos show a fully restored kitchen, but the scope and quality of that repair could not be independently verified from photos alone.

Confidence notes

• 1030 Turnberry Drive's entire assessment is LOW confidence, based on a single exterior photo with essentially blank remarks; its quality and condition calls versus the subject are hedged accordingly.
• 1060 Turnberry Drive and the subject are both MEDIUM confidence, reflecting staged/marketing photo limitations (no attic, crawlspace, HVAC, or full side-elevation views) that could mask minor condition issues not visible in the photo sets.
• 2580 Overcup's condition impression, while HIGH confidence overall, includes an unverified disclosed 2023 kitchen fire repair that could not be independently confirmed from photos alone.