If listed today, this home could sell by January 25, 2026

The property at 113 Tyrrel Road, Pleasant Valley, NY (3 beds, 1 bath, 1,520 sqft) is priced significantly above comparable sales and area averages. Recent comps with similar size and bedroom count sold between $265,000 and $485,000, with most closing in the $350,000-$450,000 range and price per square foot averaging $175-$362. The current listing price of $621,300 reflects a $409/sqft valuation, which is well above market norms, especially considering the median home value in the area sits around $478,000 and homes typically close within 29-54 days[1][3][4].

To maximize sales potential, reposition the property with an asking price closer to $356,000-$393,000, aligning with comp data and market trends. Consider minor upgrades—especially to the kitchen, bath, and curb appeal—to differentiate the home. Launch a targeted digital marketing campaign highlighting the large lot (13.5 acres) and rural appeal, and prepare for an estimated time-to-close of 5-7 weeks. Aim to attract buyers seeking land or value-add opportunities, and plan for a seasonal listing during early fall when buyer competition peaks.