You are not selling a one-off house. You are selling the most heavily traded floor plan on your street — a 2,217 square foot single story that has changed hands twenty-four recorded times since 2004, twice this year. That is unusually good news: this plan's price is not a matter of opinion, and neither is what happens when it is priced too high.
Everything downstream rests on one fact: identical copies of this house sell on this street regularly enough that we can watch the price directly instead of inferring it.
Two details are worth pinning down before anything else, because both have been misread before.
The bedroom count is a labeling choice, not a floor plan. Your listing history describes a “flex room for a home office, workout or hobby room.” Other agents on this identical plan have called that same room a third bedroom. 41 Fonthill Way sold as a 3-bedroom in April 2016 and as a 2-bedroom in July 2017 — the house did not lose a room. Across all twenty-four sales of the plan, the 2-bedroom versions and 3-bedroom versions sell within one percent of each other. There is no bedroom penalty here.
Your lot is above average for the plan. At 0.145 acres you sit at the 83rd percentile of the twenty-four; the plan's median lot is 0.134. You are also on a corner. As you will see in section 09, corner lots in Oakwell Farms do not command a higher price — but they do sell noticeably faster and closer to asking, which matters a great deal given when you are launching.
Every recorded sale of the 2,217 sf model on Fonthill Way. The trend line is the neighborhood's own appreciation rate of 4.30% per year, measured from 288 same-house resale pairs rather than assumed.
Two copies of your plan sold in 2026. Both are documented, both are relevant, and neither is a guess. Adjusting each to today at 4.30% brackets your value.
| Property | Sold | Price | Lot | Days | Condition & position | Value today |
|---|---|---|---|---|---|---|
| 63 Fonthill Way | Apr 2026 | $586,500 | 0.120 | — | “Striking sleek design,” hardwood floors. Sold off-market with no photos, but its 2021 on-market sale was the strongest in the plan's history at 19 days. | $595,800 |
| 26 Fonthill | Feb 2026 | $549,000 | 0.145 | 46 | Gut renovated — “every surface refreshed,” heated bathroom floors. Corner lot at the highest point in Oakwell Farms. | $562,200 |
| 27 Fonthill Way subject |
Aug 2023 | $485,000 | 0.145 | 14 | Upgraded kitchen, baths, lighting and flooring — “turn key.” Corner lot. Those upgrades are now three or more years old. | $551,100 |
Three independent routes to a number, and they land close together: your own sale carried forward gives $551,100; 26 Fonthill adjusted for the quality gap gives $550,600; 63 Fonthill adjusted the same way gives $542,700.
The honest read is that you sit just below both 2026 sales. 26 Fonthill's renovation is fresh and yours is aging; 63 Fonthill has been the best example of this plan on record since 2021. You have the corner lot and the larger lot, which closes part of that gap but not all of it. $545,000 is the center of the evidence.
We do not have to theorize about what happens if this plan is priced above the mid $550s. It was tried in February, on a better house than yours.
A demonstrably superior copy of your house asked $564,980, sat six and a half weeks, and settled $15,980 below ask. That number is the practical ceiling for this plan right now — and 27 Fonthill is not a stronger house than 26 Fonthill.
Priced correctly, this house sells at full asking price in two weeks. That is the outcome we are trying to repeat.
Across 719 Oakwell Farms sales, the longer a listing stays available, the less of its asking price it keeps. The relationship is steady and it is not small.
Every listing in Oakwell Farms right now, priced from the MLS. Eight of the twenty have already been cancelled, withdrawn or expired — a median of 104 days before the seller gave up.
| Status | Address | Asking | Sq ft | Days | Built |
|---|
Nothing on your floor plan is currently listed. You would be the only 2,217 on the market — genuinely the best news in this report.
But look at the band you are entering. 55 Oakwell Farms asked $559,978 and cancelled in twenty days. 6 Plum Ln asked $574,990 and withdrew after fifty-nine. 8 Granburg Pl is asking $549,890 and has been sitting for 210 days. The $550,000–$575,000 range is where Oakwell Farms listings are currently stalling.
Note also that the market is not broken — it is split. 91 Granburg went pending in thirteen days and 104 Oakwell Farms Pkwy is moving at twenty. Correctly priced, well-presented homes still sell quickly. Dated or ambitious ones sit for two hundred days.
Back-calculating when each listing actually went live, across 486 sales, Oakwell Farms has a pronounced season — and it shows up far more in time than in price.
This is worth putting honestly in front of you: waiting until March is a real option. Between appreciation and the seasonal difference, a spring launch is worth roughly 5–6% more, or about $30,000. Against that, you carry the house for seven more months. If the property is owned free and clear, waiting probably wins. If there is a mortgage on it, it is close to a wash.
Drag the price. Days on market and sale price are modeled from the sold-to-list curve in section 05; the risk of not selling comes from the current failure rate in section 06.
It is a fair question and it deserves a straight answer, because the data does not fully support the usual agent line. Among Oakwell Farms homes that sold, asking more is strongly associated with getting more. I tested it: the correlation is +0.93.
That number is misleading, and it is worth understanding why. The closed-sales file only contains houses that succeeded. Nicer houses ask more and also sell for more, so the two move together for reasons that have nothing to do with pricing strategy. The sellers who asked too much and never sold are invisible in that file — they are the eight cancelled and withdrawn listings in section 06, and they are 40% of the current market.
So the case for $549,900 is not that it nets you the most in the best case. Asking $565,000 and grinding to a deal over six weeks might net slightly more, exactly as 26 Fonthill did. The case is risk and time: you are launching into the slow half of the year, into a price band with four visible failures in it, against a documented ceiling set by a better house than yours. $549,900 also sits beneath the $550,000 filter that a large share of buyers will have set on their search — at $559,900 those buyers never see the listing at all.
Every feature phrase in 486 sets of agent remarks, scored against what the home ultimately sold for relative to trend. This is what pays in this neighborhood specifically.
1. Name finishes, not systems. The single clearest pattern in the remarks is that mechanical updates read as an apology. Homes whose remarks led with a new roof sold 4.9% below trend and took 94 days. One 2,217 plan sale in 2018 advertised a new roof, new carpet, fresh paint and a kitchen faucet — it sold 12.5% below trend after 221 days. Buyers hear “this house needed things.” Your kitchen and bathroom finishes are the story; the roof belongs in the disclosures.
2. Say the amenities once, in the last paragraph. The guard gate, the pool, the tennis and pickleball courts appear in nearly every Oakwell Farms listing — 187 of them. They cannot differentiate you, and leading with them costs you the opening lines. Your 2023 remarks spent more than half their length on community amenities. Invert that.
3. Use the corner lot for speed, not for price. Corner lots here show no price premium at all, but they sell in a median of 26 days against 40, and hold 98.1% of asking. That is exactly the currency you need in September. Photograph the corner exposure and the light it gives you, and let it do its work on time rather than price.
A workable opening: “Turn-key single story on a corner lot in guard-gated Oakwell Farms — upgraded kitchen and baths, plantation shutters, hardwood flooring and a covered patio off the primary suite, on one of the larger lots on Fonthill Way.” Every phrase in that sentence is something the data says buyers here pay for, and every one of them is true of your house.