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The three closest recent sales adjust to $661,000–$679,000. The largest similar home for sale nearby asks $700,000. This number sits between the two.
Most likely sale range: $645,000 – $665,000. Five sold comparables, adjusted to this home's size, bedrooms, baths and pool status, have a median of $661,425.
$659,000 ÷ 2,847 sqft = $231/sqft · comp median $232/sqft
The home on your street that sold October 9 closed $164,900 below its peak asking price. 2021 Waterbury Ln, a larger 4-bedroom with a pool, asked as much as $899,900 in July 2025. It went through six MLS listings and 13 price changes before closing at $735,000.
Each option is anchored to the adjusted comparable sales. In 89134, homes closed at 97.9% of list in August, so each card shows the likely net at that ratio.
Sits at the average of the five adjusted sales ($640,645). Sits $61,000 under 8809 Stafford Springs and puts this home in front of the widest pool of buyers.
Matches the median adjusted sale ($661,425) and sits $41,000 under 8809 Stafford Springs, the larger home buyers will compare.
The top of the adjusted sold range ($679,175). Above it, buyers weigh this home against Stafford Springs at $700,000 and its extra 216 sqft.
These assume the interior is in similar condition to the updated comparables. If the walkthrough shows original finishes, each option moves down about $15,000 – $20,000.
Two-story single-family home with 3 bedrooms and 3 baths (two full, one ¾) in 2,847 square feet, built in 1994 on a 7,090 square foot lot. It has a 3-car garage and one fireplace, and no private pool.
The home sits in The Hills in Summerlin North, with a community pool and playground. It last sold for $265,000 in December 2010.
Interior condition will be confirmed at the walkthrough. It is the one factor that could move this recommendation.
Each sale is adjusted to this home: size, bedrooms, baths, pool and fireplace. The first three are the closest matches. Active listings show the competition.
Summary figures use the five sold comparables. Recorded sale prices are not netted for seller concessions.
On this street, starting high has already been tried. In this comp set, the homes priced right went under contract in 5 to 8 days. The one that started high took two years.
The right price on day one gets the showings. A price that starts high ends up chasing the market down.
2021 Waterbury Ln's peak asking price in July 2025. It first listed at $869,900 in October 2024.
Six MLS listings and 13 price changes between October 2024 and August 2026.
Closed October 9, 2026, $164,900 below its peak ask.
In August, 72.6% of 89134 sales closed under list price and only 7.8% closed over. Values are down 3.5% over the past year, and the median home takes 57 days to go under contract. Zip-wide figures include Sun City Summerlin's smaller 55+ homes, so the comparable sales above are the better guide to this home's value. (Zillow — 89134 home values)
Competition: 8809 Stafford Springs asks $700,000 for 3,063 sqft with a 2-car garage. 2324 Pinion Valley asks $599,000 for 2,441 sqft and has been on the market 37 days. At $659,000, this home sits $41,000 under the larger listing, with a bigger garage.
Greater Las Vegas REALTORS® MLS, report prepared October 24, 2026 · Clark County public record
Greater Las Vegas REALTORS® MLS closed and active listings · Zillow listing pages
Zillow — 2021 Waterbury Ln listing and price history
Zillow — 89134 home values, data through September 2026
This is a private analysis prepared for Alvin Noble, owner of 2028 Waterbury Ln. Reach out to schedule the walkthrough and listing plan.