Seller Strategy · Confidential
Comparative Market Analysis · 75065
Prepared by Lori Gladstone · eXp Realty, LLC
A comparable-driven pricing strategy to list 210 Derby Ln at its true market value - aggressive enough to draw competing offers, and built to protect your net.
01 - Overview
The 75065 ZIP spans two adjacent communities with distinct profiles. Hickory Creek is the higher-priced, more competitive submarket (3-month median around $525K), while Lake Dallas sits lower and more affordable (around $357K). Blended, the ZIP's median sale price was $430K in August 2025, up 6.2% year over year.
Across the past three June-September windows, June has consistently been the highest-volume month, driven by family relocations timed to the school calendar. The strongest overall summer was 2025 - August alone recorded 53 closed sales, up 23% from 43 the prior August.
List in the early-summer window to ride peak demand. Price near $465,000 - aggressive enough to maximize value, supportable by Steeplechase North comps - and use staging and sharp marketing to drive competing offers rather than chasing the price down later.
02 - Summer Sales Volume
Monthly closed sales for ZIP 75065 (Hickory Creek + Lake Dallas combined). Verified anchors are gold; other months are modeled from those anchors and the regional seasonal pattern.
Figure 1 - Closed sales by month, June-Sept, 2023-2025. Source: Redfin (verified anchors: Aug 2025 = 53, Aug 2024 = 43). Other months modeled - confirm with NTREIS MLS before finalizing.
03 - Current Market Snapshot
Hickory Creek remains the more competitive of the two - many homes draw multiple offers and go pending in under 40 days - while Lake Dallas has slowed. Both currently sell at roughly 96-98% of list price: a textbook balanced market that rewards accurate, confident pricing.
04 - Subject Property
210 Derby Ln, Hickory Creek (Lake Dallas mailing), TX 75065
Built in 2015 on a cul-de-sac interior lot (0.158 acre) in the desirable Steeplechase North addition, the home offers a single-story open floor plan with granite counters, stainless appliances, a gas fireplace, a tray-ceiling primary suite with garden tub and separate shower, and a covered patio. The 3-car garage and oversized driveway are genuine differentiators at this price point.
05 - Comparable Sales
| Property | BD/BA | Sq Ft | Status | Price | $/SqFt |
|---|---|---|---|---|---|
| ◆ 210 Derby Ln (Subject) | 3/2 | 2,185 | To List | TBD | - |
| 202 Derby Ln | 3/2.5 | 2,558 | Sold Feb 2024 | $420K-$482K | ~$184 |
| 208 Derby Ln | 4/3 | 2,557 | Off-market est. | $493,900 | ~$193 |
| 109 Derby Ln | 4/2 | 2,416 | AVM est. | $524,700 | ~$217 |
| Nearby 3/2.5 | 3/2.5 | 2,225 | Redfin est. | $477,419 | ~$215 |
| Nearby 3/2 | 3/2 | 2,264 | Redfin est. | $467,366 | ~$206 |
As the smallest 3-bed/2-bath configuration on the street, 210 Derby should price below the 4-bed comps reaching $493K-$525K - but its lot position and 3-car garage justify the upper end of the 3-bed range. Comparable 3-bed homes of similar size estimate at $467K-$477K.
Figure 2 - 210 Derby vs. nearby comparables. Estimates from Redfin / Zillow / Quantarium; 202 Derby is a verified Feb-2024 sale.
06 - Pricing Strategy
Three list-price scenarios for 210 Derby (2,185 sqft, 3/2). The recommended path is aggressive but defensible - designed to generate competing offers and protect your maximum net.
List with professional photography and light staging that showcase the home's best features.
Price at the recommended figure to sit at the top of the supportable band while staying under the larger comps' ceiling.
Set an offer-review date to manufacture urgency and invite competing bids.
Pre-order an inspection-ready file and confirm the comparables support the appraisal.
07 - Sources & Method
Property facts and comparable sales are compiled from public property records (RentCast) and available listing portals. Texas is a non-disclosure state, so estimated values combine list prices, automated valuation models, and prevailing sale-to-list ratios. Confirm exact figures against NTREIS MLS sold data before finalizing.
This analysis is provided for informational purposes to support listing strategy. Market values are estimated using available list prices, automated valuation models, and prevailing sale-to-list ratios, as Texas is a non-disclosure state. Final figures should be confirmed with NTREIS MLS sold data before acting.