01
Closed sales anchor value
Five same-size 3/2 sales closed from $235,000 to $285,000, averaging $257,400. The upper sales support the recommended range when condition and financing profile are favorable.
PRELIMINARY RECOMMENDED LIST PRICE$279,900
A disciplined launch point that recognizes the strongest recent sales while staying competitive with the current 1,040-square-foot inventory.
Three pricing options
$269,900–$299,000
Recommended price per ft²
$269
Key condition
Final pricing follows a current walkthrough and condominium document review.
3 / 2Bedrooms / bathrooms
1,040Living square feet
1982Year built
$163,000Prior sale · June 30, 2017
SUBJECT SNAPSHOT
A directly comparable 3-bedroom floor plan
CommunityHorizons West
Property typeCondominium
Folio30-4935-021-0700
SubdivisionHorizons West Condo #7
WaterfrontNo
Covered parkingNo
2025 tax$1,849.06
HomesteadYes
Historical listing context: the 2017 MLS remarks referenced granite counters, tile flooring, newer kitchen cabinets, a community pool, gym, tennis and racquetball. The images and remarks are historical and do not verify current condition, current amenities or current association dues.
PRICING LOGIC
Three market signals shape the recommendation
02
Pending listings show demand
Two units are under contract at asking prices of $235,000 and $279,900. Final contract prices are not public until closing, so they are directional rather than proof of value.
03
Active inventory sets the choice
Current competition ranges from $274,990 to $326,000. A $299,000 listing has accumulated 309 days, a strong warning against overpricing.
MARKET EVIDENCE
Direct Horizons West comparisons
All listed comparables are 3-bedroom, 2-bath condominiums with 1,040 living square feet. That consistency makes pricing and market-time differences especially meaningful.
Closed sales
Average $257,400Range $235,000–$285,000Average ≈ $248/ft²| Address / MLS | Sold | Date | CDOM | $/ft² | Market reading |
|---|---|---|---|---|---|
| 8400 SW 133rd Ave Rd #107 A11948059 | $235,000 | 07/06/2026 | 96 | $226 | Lower boundary; listed at $250,000. |
| 8400 SW 133rd Ave Rd #118 A12016982 | $237,000 | 06/16/2026 | 4 | $228 | Quick sale; listed at $249,900. |
| 8650 SW 133rd Ave Rd #314 A11984514 | $255,000 | 06/11/2026 | 58 | $245 | Same building as the subject. |
| 8650 SW 133rd Ave Rd #213 A12005164 | $275,000 | 07/10/2026 | 16 | $264 | Same building; closed above its $259,900 list price. |
| 8540 SW 133rd Ave Rd #112 A11959283 | $285,000 | 06/15/2026 | 63 | $274 | Top closed sale; listed at $310,000. |
Under contract
Average asking $257,450| Address / MLS | Asking | CDOM | $/ft² | Interpretation |
|---|---|---|---|---|
| 8760 SW 133rd Ave Rd #107 A12035895 | $235,000 | 104 | $226 | Contract after extended exposure. |
| 8500 SW 133rd Ave Rd #302 A12079398 | $279,900 | 35 | $269 | Direct support for the recommended launch point; contract price unknown. |
Active competition
Average asking $296,098Range $274,990–$326,000| Address / MLS | Asking | CDOM | $/ft² | Interpretation |
|---|---|---|---|---|
| 8400 SW 133rd Ave Rd #107 A12085131 | $326,000 | 45 | $313 | Highest-priced competition; aspirational until sold. |
| 8760 SW 133rd Ave Rd #114 A12100452 | $285,000 | 19 | $274 | Near the top of the preliminary range. |
| 8600 SW 133rd Ave Rd #423 A12055484 | $299,000 | 309 | $288 | Clear market-time warning at roughly $299,000. |
| 8520 SW 133rd Ave Rd #406 A12072335 | $295,500 | 67 | $284 | Higher-price competition with meaningful exposure. |
| 8420 SW 133rd Ave Rd #407 A12088381 | $274,990 | 41 | $264 | Closest active pricing pressure below $280,000. |
TAX & CONDOMINIUM REVIEW
Important figures to verify before launch
$1,849.06
2025 total property tax. The 2026 county record reports a just value of $206,271, assessed value of $153,784 and taxable value of $102,373 with homestead exemption. The next tax bill and closing proration may differ.
Association financials
Confirm current dues, reserves, budget, insurance, special assessments and any litigation.
Confirm current dues, reserves, budget, insurance, special assessments and any litigation.
Building compliance
Review milestone inspection and Structural Integrity Reserve Study status, if applicable.
Review milestone inspection and Structural Integrity Reserve Study status, if applicable.
Buyer financing
Confirm approval requirements, application fees, leasing/pet restrictions and conventional/FHA/VA eligibility.
Confirm approval requirements, application fees, leasing/pet restrictions and conventional/FHA/VA eligibility.
LISTING STRATEGY
Three ways to enter the market
$299,000
Tests the upper market, but competes directly with a $299,000 listing that has accumulated 309 days. This option requires excellent current condition and patience.
$279,900
Matches a relevant pending ask, remains close to the upper closed-sales evidence and stays below the longer-market-time listings.
$269,900
Positions below most current competition and may create faster showing activity, while leaving less room to test the upper market.
Pricing is preliminary: the final list price should be confirmed after viewing the unit’s present condition, improvements, floor/view, parking assignment and condominium documents.
ADJUSTABLE SELLER NET SHEET
$161,336
Estimated proceeds at the recommended price after the supplied $101,574 mortgage payoff and estimated selling expenses.
The $101,574 payoff is taken from the seller-proceeds breakdown supplied for this analysis. The title company must obtain the official payoff statement and confirm every charge before closing. All assumptions below remain editable.
| Estimated item | $299,000 | $279,900 | $269,900 | Editable scenario |
|---|
Planning estimate only; not a settlement statement. Assumptions supplied: settlement/closing $1,000; abstract/title search $450; documentary stamp tax at $0.60 per $100; mortgage-satisfaction recording $40; estimated property-tax proration $1,900; courier/overnight/document storage $75; association estoppel $400; water escrow $250; brokerage 4%; flat fee, attorney fee, seller contribution and repair contribution $0 unless applicable. The $101,574 mortgage payoff, brokerage percentage, seller credit and repair credit are editable. The title company and association must confirm the official payoff, prorations, title charges, estoppel, water escrow, legal fees, assessments and final settlement figures.
FROM ANALYSIS TO CLOSING
A clear 10-stage selling process
Goals & timing
Confirm seller objectives, occupancy and target schedule.
Walkthrough
Verify current condition, improvements, view and parking.
Condo review
Collect dues, budget, reserves, inspections and restrictions.
Price & net
Finalize launch price and verified payoff scenarios.
Documents
Complete listing agreement and seller disclosures.
Preparation
Address cleaning, presentation and priority repairs.
Launch
Professional presentation, MLS exposure and promotion.
Showings
Coordinate access, feedback and market response.
Offer & contract
Compare price, financing, credits and risk—not price alone.
Closing
Coordinate title, association, inspection, appraisal and handoff.
NEXT RECOMMENDED STEP
Schedule the walkthrough and prepare for a $279,900 launch.
We will confirm the unit’s current condition, upgrades, association financials, any assessments and the verified loan payoff before finalizing the listing price and seller net sheet.
