Comp Feature Extractor
Feature-Detection Safety Net · Sales Comparison Approach
12 Boxwood Cove presents as the best-maintained of the set (C2-to-C3), reflecting new LVP flooring, fresh paint, and an updated primary suite bath, though this call is tempered by MEDIUM confidence given a secondary bath that was not brought up to the same standard and a possibly virtually-staged photo. 17 Turnberry Drive follows closely at C3, with a 2024 kitchen refresh and 2016/2020 roof/HVAC replacements supporting a clean, well-kept impression. The subject (18 Turnberry Drive), 20 Gleneagle Drive, and 74 Hickory Bend Drive form a closely clustered middle group, all reading as solid C3 properties with layered cosmetic updates (new flooring, updated counters/vanities, a 2022 roof on the subject) over original construction, and no visible deferred maintenance across any of them.
74 Hickory Bend Drive sits at the more modest end of the set (Q3), with builder-grade millwork and detailing that, while above basic tract grade, is a step below the others. 20 Gleneagle Drive (Q3-to-Q4) is slightly above it, aided by extensive crown molding/chair-rail work and a three-car garage. 17 Turnberry Drive and 12 Boxwood Cove sit together at a similar Q3-to-Q4 level, sharing full brick veneer, tray ceilings, and crown-molding packages. The subject (18 Turnberry Drive) sits at the top of the range at Q4, reflecting vaulted ceilings with skylights, decorative columns, and built-in shelving — though overall the quality spread across the set is fairly narrow, consistent with a homogeneous production-home cohort.
The subject (18 Turnberry Drive) reads as the highest-quality original construction in this set (Q4), with the comps clustering at or below that level, though the overall quality spread is modest. On condition, the subject sits within the same well-maintained C3 cluster as 20 Gleneagle Drive and 74 Hickory Bend Drive, with 17 Turnberry Drive and 12 Boxwood Cove reading as very slightly better maintained overall. The appraiser's confirmation of a 2022 roof replacement on the subject aligns with and reinforces the condition impression already drawn from listing/inspection photos, so it does not shift the subject's relative standing in this comparison.
| Category | 18 Turnberry Drive SUBJECT MLS # 26035052 | 17 Turnberry Drive MLS # 25037902 | 12 Boxwood Cove MLS # 26003109 | 20 Gleneagle Drive MLS # 26017507 | 74 Hickory Bend Drive MLS # 26032315 |
|---|---|---|---|---|---|
| Q/C impression beta |
HIGH Q4 / C3K: updatedB: updated | HIGH Q3-to-Q4 / C3K: updatedB: updated | MEDIUM Q3-to-Q4 / C2-to-C3K: updatedB: updated | HIGH Q3-to-Q4 / C3K: updatedB: updated | MEDIUM Q3 / C3K: updatedB: not updated |
| Vs. subject beta |
— | Q similarC similar Shares comparable brick veneer, crown molding, and tray-ceiling detailing with the subject, landing at a similar Q3-to-Q4/Q4 finish level and a similarly well-kept C3 condition with its own recent kitchen and bath updates. | Q similarC similar Comparable brick veneer and tray-ceiling/crown-molding detailing put it near the subject's quality level; condition also reads similarly well-maintained, though this call carries only MEDIUM confidence due to an apparently un-refreshed secondary bathroom and a possibly staged photo. | Q superiorC similar Extensive crown molding/chair-rail work, arched doorways, and a three-car garage place its original construction slightly above the subject's finish level; condition is comparably well-maintained with similar kitchen/bath updates layered onto original cabinetry. | Q superiorC similar Assessed as modestly higher quality than the subject (Q3 vs Q4) despite similar brick veneer and millwork, marking the largest quality gap in the set; condition lands at a similar overall level, as newer flooring and a stated new roof/HVAC offset baths that, unlike the subject's, were not updated. |
| Detached outbuildings | — | Small detached resin/plastic storage shed on rear patio | Storage shed in rear yard | Possible detached structure with garage-style doors visible in the background | — |
| Photo-only findings | Wood pergola over rear patio | — | — | — | — |
| Pools & site improvements | — | Swimming pool visible in aerial view, appears to be on an adjoining/neighboring lot | — | Primary bathroom corner whirlpool/jetted tub Deck reinforced/built to support a hot tub | — |
| Site & view | Golf course frontage/view (17th hole of Greystone Golf Course) | Corner lot within Greystone subdivision Mature tree-shaded yard providing summer shade Distant pond/golf-course-style green space visible from aerial vantage | Cul-de-sac lot with large, heavily wooded rear yard Subdivision is built around a small lake/pond amenity, though subject lot itself does not appear to be waterfront | Sloped lot with elevated rear deck on tall support posts Stated potential to finish attic and crawl space into living area Golf course community with clubhouse and shared pool amenity | — |
| Dated renovations | New roof in 2022 | Roof replaced HVAC replaced Oven updated Microwave updated | — | — | — |
| Review required | Confirm actual age/condition of roof covering directly if possible, since only remarks/appraiser statements (not detailed roof photos) support the 2022 replacement date. Verify whether the rear structure described as a 'deck' in remarks is in fact the brick patio/pergola shown in photos, or if a separate deck exists elsewhere on the property. | Aerial photos (37, 39) suggest a swimming pool on a neighboring lot; parcel boundaries are not clearly delineated, so its association with the subject property cannot be confirmed with certainty. Secondary/hall bathroom (Photo 19) shows materially more dated fixtures than the primary suite; recommend on-site verification of condition consistency across all three full baths. | Approx Acreage field is listed as 0.00, which appears to be a data-entry placeholder rather than an accurate lot size given the visibly sizable fenced rear yard in Photos 28-30; actual lot size should be confirmed from plat/tax records. Secondary full bathroom (Photos 20, 22) does not show the same updating evident in the kitchen and primary bath despite marketing language describing a 'completely transformed' home; appraiser should confirm actual condition/age of secondary bath finishes. Shed structure referenced in remarks is only partially visible in photos; size, construction material, and condition could not be confirmed and may warrant a field visit or additional photos. | Ambiguous structure with garage doors visible in the background of Photo 2 — confirm whether this is part of the subject property or belongs to a neighboring lot. Attic and crawl space 'potential living space' mentioned in remarks was not shown in any photo; recommend field verification if relevant to value. No specific dates given for cited updates (windows, HVAC, bathroom refresh); effective age adjustments should not rely on assumed recency. | Confirm whether the 'Swimming Pool(s)' and 'Golf Course' Area Amenities fields refer to subdivision common amenities (consistent with the $125/yr HOA fee) rather than a private pool on this lot, since no private pool is evident in photos or remarks Kitchen counter material ('Kit Counter-Other') could not be visually confirmed from available photos |
| Contradictions | Structured Fields (EXT. FEATURES: Deck) and Public Remarks ('spacious deck overlooking the golf course') describe a deck, but Photo 35 and Inspection Photo 2 show a brick paver patio with a pergola structure at the rear, not a raised wood deck — the documented feature type may not match what is actually built. | — | Living room fireplace wall (Photos 5, 6, 8) is shown empty/vacant, while the same room in Photo 7 shows furniture, TV, rugs, and decor — indicating Photo 7 is virtually staged; actual room condition should be assessed from the unstaged photos. | — | Structured 'Area Amenities' field lists 'Swimming Pool(s)' and 'Golf Course' but no pool or golf course frontage is visible in any photo or mentioned in remarks — these appear to be subdivision/community amenity checkboxes rather than features of this specific parcel |