Private — prepared for the owner

215 South Street

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215 South Street, Southold — aerial

Comparative Market Analysis · September 2026

215 South
Street

Southold · Town of Southold · New York

Ten Southold houses that look most like this one say the same thing: a four-bedroom home here sells in weeks when it opens at the right number — and sits for months, then gives money back, when it opens above it.

Every comparable is a four-bedroom, non-waterfront single-family home in Southold hamlet, chosen for how closely it matches 215 South Street on bedrooms, bathrooms, garage, lot size and distance — seven closed sales, one under contract, and the two active listings competing for the same buyer today. Nothing on the water, nothing outside the hamlet. Each one is then adjusted, feature by feature, back to the subject.

The subject property

215 South Street

A 2003 cedar-shingle colonial on 0.41 acre off Oaklawn Avenue — four bedrooms, three full baths and a half, a first-floor ensuite, central air, a full basement and an attached garage, with a boat ramp at the end of the street.

Bedrooms4
Bathrooms4 (3 full, 1 half)
Rooms8
StyleColonial (cedar shingle)
Year built2003
Living areaNot recorded
Lot size17,860 sf (0.41 acre)
ZoningR-40
Annual taxes$9,742
Tax map #1000-070-00-10-00-005-002
Cross streetOaklawn Ave Ext
GarageAttached, 1 bay
ParkingPrivate driveway
HeatingForced Air, Oil
CoolingCentral Air
FireplaceWood-burning stove
BasementFull, partly finished
PoolNo
FlooringHardwood

Living area is not recorded in the MLS or the tax roll for this parcel, so this analysis is built on whole-property comparison — bedrooms, baths, garage, lot, age, condition and location — rather than on price per square foot. Property facts are from the 2020 listing and the current tax record; a walk-through will confirm condition, which is the single largest unknown in the adjustments below.

Photos from the June 2020 listing (MLS L3226374). Current photography to follow.

Before & after

Six rooms, reimagined

Drag the handle. The left side is the room as it photographed in the June 2020 listing; the right is a staging concept for the same room — lighter walls, whitewashed brick, woven textures, the furniture buyers in this band respond to. The bones do not change; the presentation does.

Living Room — staging concept Living Room — 2020 listing photo BeforeAfter · concept
Living Room
Bedroom 1 — staging concept Bedroom 1 — 2020 listing photo BeforeAfter · concept
Bedroom 1
Bedroom 2 — staging concept Bedroom 2 — 2020 listing photo BeforeAfter · concept
Bedroom 2
Home Office — staging concept Home Office — 2020 listing photo BeforeAfter · concept
Home Office
Sitting Room — staging concept Sitting Room — 2020 listing photo BeforeAfter · concept
Sitting Room
Bathroom — staging concept Bathroom — 2020 listing photo BeforeAfter · concept
Bathroom

The “after” images are AI-generated staging concepts prepared for this analysis, not photographs of completed work. They show what the rooms could present like with paint, staging and light styling before photography.

From above

The setting

The market read

Priced right, gone in weeks

Split the comparables by where they opened, not where they landed. The four-bedroom houses that came on at a number the market agreed with went to contract in two to five weeks at or above their asking price. The ones that opened too high — or held a number the market disagreed with — took three to five months and gave back 8–16%.

Opened too high, or held too long

Four listings

120

Average days to contract

−11.7%

Average give-back from original price
  • 380 Hickory Rd165 days · −6.6% · 5 cuts
  • 70 Mockingbird Ln143 days · −16.2% · 2 cuts
  • 75 Birch Rd (pending)94 days · −11.4% · 2 cuts
  • 2120 Brigantine Dr76 days · −8.0% at contract
Opened between $1,175,000 and $1,295,000

Three listings

23

Average days to contract

+0.3%

Average sold-to-original
  • 770 Chablis Path13 days · +0.2%
  • 205 Pine Ave22 days · +0.8%
  • 1475 Oaklawn Ave33 days · full ask

Five times faster, and nothing given back. 1400 Calves Neck Road belongs in neither column — an estate priced at $899,000 that was bid to $1,125,000 in eight days — but it makes the same point from the other side: there is a deep pool of buyers for a four-bedroom Southold house around $1.1–1.2 million, and they move fast when the number looks fair. Meanwhile the two live listings that match the subject best, 1075 Ships Drive at $1,299,000 and 1025 Seawood Drive at $1,277,000, have sat 95 and 62 days without an offer.

Time on market

How long each one took

Every comparable, measured from the day it hit the market. The dark bar runs to the day it went into contract — the moment that actually matters. The red diamond is the price reduction, and the dashed span after it is how long the seller still waited before a buyer came.

Listed → under contract Under contract → closed Contract date Price reduction Days from reduction to contract
0 60 120 180 240 300 0 DAYS FROM LIST DATE 1400 Calves Neck Road SOUTHOLD 1400 Calves Neck Road, Southold — 10 days to contract, 63 days to close. Listed $899,000 (never reduced), sold $1,125,000. 10d no reduction 770 Chablis Path SOUTHOLD 770 Chablis Path, Southold — 21 days to contract, 59 days to close. Listed $1,295,000 (never reduced), sold $1,297,000. 21d no reduction 205 Pine Avenue SOUTHOLD 205 Pine Avenue, Southold — 26 days to contract, 40 days to close. Listed $1,195,000 (never reduced), sold $1,205,000. 26d no reduction 1475 Oaklawn Avenue SOUTHOLD 1475 Oaklawn Avenue, Southold — 33 days to contract, 242 days to close. Listed $1,175,000 (never reduced), sold $1,175,000. 33d no reduction 2120 Brigantine Drive SOUTHOLD 2120 Brigantine Drive, Southold — 92 days to contract, 62 days to close. Listed $1,250,000 (never reduced), sold $1,150,000. 92d no reduction 75 Birch Road SOUTHOLD 75 Birch Road, Southold — 108 days to contract, under contract. Listed $1,399,999, reduced to $1,239,999. Reduced to $1,239,999 on day 99 (an earlier reduction from $1,399,999 is undated) — under contract 9 days later 108d −$160,000 70 Mockingbird Lane SOUTHOLD 70 Mockingbird Lane, Southold — 143 days to contract, 106 days to close. Listed $1,349,000, reduced to $1,199,000, sold $1,130,000. Reduced to $1,199,000 on day 74 (an earlier reduction from $1,349,000 is undated) — under contract 69 days later 69d 143d −$150,000 380 Hickory Road SOUTHOLD 380 Hickory Road, Southold — 165 days to contract, 89 days to close. Listed $1,129,000, reduced to $1,069,000, sold $1,055,000. Reduced to $1,069,000 on day 147 (an earlier reduction from $1,129,000 is undated) — under contract 18 days later 18d 165d −$60,000

Every date and price

PropertyListedDays to contractContractDays to closeClosedOriginal listFinal listSoldTotal reduction
1400 Calves Neck Road, SoutholdMar 3, 202610Mar 13, 202663May 15, 2026$899,000$899,000$1,125,000—
770 Chablis Path, SoutholdJul 29, 202521Aug 19, 202559Oct 17, 2025$1,295,000$1,295,000$1,297,000—
205 Pine Avenue, SoutholdJun 21, 202526Jul 17, 202540Aug 26, 2025$1,195,000$1,195,000$1,205,000—
1475 Oaklawn Avenue, SoutholdMay 5, 202533Jun 7, 2025242Feb 4, 2026$1,175,000$1,175,000$1,175,000—
2120 Brigantine Drive, SoutholdAug 26, 202592Nov 26, 202562Jan 27, 2026$1,250,000$1,250,000$1,150,000—
75 Birch Road, SoutholdApr 21, 2026108Aug 7, 2026—under contract$1,399,999$1,239,999—−$160,000
70 Mockingbird Lane, SoutholdJan 24, 2025143Jun 16, 2025106Sep 30, 2025$1,349,000$1,199,000$1,130,000−$150,000
380 Hickory Road, SoutholdMar 10, 2025165Aug 22, 202589Nov 19, 2025$1,129,000$1,069,000$1,055,000−$60,000

Three of the eight listings that have gone to contract reduced their price first. Where a reduction happened it came, on average, 107 days into the listing, and the house went into contract a median of 18 days after the last cut. The five that never reduced — Chablis Path, Pine Avenue, Oaklawn Avenue, Calves Neck Road and Brigantine Drive — were under contract in 13, 22, 33, 8 and 76 days. Brigantine is the exception that proves the point: it held its list price and gave the $100,000 back at the negotiating table instead. Every reduction below is dated from the OneKey change log, with the time it was entered.

Every price reduction, with the time it was entered in Matrix

PropertyEffectiveTimeFromToCut%
70 Mockingbird Lane
Sold		02/27/256:21 PM$1,349,000$1,298,000−$51,000−3.8%
04/08/252:22 PM$1,298,000$1,199,000−$99,000−7.6%
380 Hickory Road
Sold		04/22/258:57 AM$1,129,000$1,099,999−$29,001−2.6%
06/10/258:55 PM$1,099,999$1,095,000−$4,999−0.5%
06/23/2510:30 PM$1,095,000$1,087,000−$8,000−0.7%
07/13/2510:11 AM$1,087,000$1,077,000−$10,000−0.9%
08/04/251:38 PM$1,077,000$1,069,000−$8,000−0.7%
75 Birch Road
Pending		06/02/2610:20 AM$1,399,999$1,299,999−$100,000−7.1%
07/29/2610:46 AM$1,299,999$1,239,999−$60,000−4.6%

Side by side

Every field, every property

215 South Street holds the first column of both tables. Each comparable is measured against it, field by field — the tag under each value shows how that property differs from the subject.

+1  the comparable has more than 215 South Street −1  it has less same  identical yes but differs  has it, in a lesser form +$2,245  difference only, no better or worse

Closed sales 1 – 5  ·  $1,297,000 to $1,130,000

 
215 South Street
215 South StreetSouthold · SubjectProposed $1,195,000
770 Chablis Path
770 Chablis PathSouthold$1,297,000
205 Pine Avenue
205 Pine AvenueSouthold$1,205,000
1475 Oaklawn Avenue
1475 Oaklawn AvenueSouthold$1,175,000
2120 Brigantine Drive
2120 Brigantine DriveSouthold$1,150,000
70 Mockingbird Lane
70 Mockingbird LaneSouthold$1,130,000
Bedrooms44same4same4same4same4same
Bathrooms3.52.5−13−0.52.5−14+0.53−0.5
Rooms, total89+18same8same8same8same
Year built20031996−71930−731966−371972−312001−2
Living area (GLA)2,300 sf—2,280 sf—2,400 sf—2,000 sf——
Lot size17,860 sf40,075 sf+22,215 sf24,829 sf+6,969 sf20,909 sf+3,049 sf20,038 sf+2,178 sf22,216 sf+4,356 sf
Fireplaces1—1same—1same—
Garage spaces12+12+12+11same2+1
StyleColonial (cedar shingle)ColonialdiffersTraditionaldiffersCape CoddiffersColonialdiffersColonialdiffers
CoolingCentral AirCentral Air, Zoned+ hasCentral Air+ hasCentral Air+ hasCentral Air+ hasCentral Air+ has
HeatingForced Air, OilForced Air, OilsameOildiffersForced Air, OilsameForced Air, OilsameForced Air, Oilsame
PoolNoYes / In Ground+ hasYes / In Ground+ hasYes / In Ground+ hasYes / In Ground+ hasNosame
BasementFull, partly finishedFulldiffersFulldiffersFulldiffersFulldiffersFulldiffers
FlooringHardwoodHardwoodsameHardwoodsameHardwoodsameHardwoodsameHardwoodsame
ParkingPrivate drivewayAttached, DrivewaydiffersDriveway, GaragediffersDriveway, GaragediffersDriveway, GaragediffersAttached, Drivewaydiffers
Cross streetOaklawn Ave Ext——————————
Annual taxes$9,742$8,000−$1,742$9,097−$645$5,200−$4,542——

Closed sales 6 – 7, under contract, and active competition

 
215 South Street
215 South StreetSouthold · SubjectProposed $1,195,000
1400 Calves Neck Road
1400 Calves Neck RoadSouthold$1,125,000
380 Hickory Road
380 Hickory RoadSouthold$1,055,000
75 Birch Road
75 Birch RoadSoutholdLast listed $1,239,999
1075 Ships Drive
1075 Ships DriveSouthold$1,299,000
1025 Seawood Drive
1025 Seawood DriveSouthold$1,277,000
Bedrooms44same4same4same4same4same
Bathrooms3.53−0.52.5−13.5same3−0.53.5same
Rooms, total89+18same9+19+19+1
Year built20031966−372016+132022+192000−32005+2
Living area (GLA)2,900 sf—2,600 sf—2,584 sf—2,240 sf—3,000 sf—
Lot size17,860 sf21,780 sf+3,920 sf12,632 sf−5,228 sf10,890 sf−6,970 sf21,780 sf+3,920 sf14,375 sf−3,485 sf
Fireplaces11same——1same—
Garage spaces11same2+10−12+10−1
StyleColonial (cedar shingle)Cape CoddiffersPost ModerndiffersColonial (new construction)differsCenter Hall ColonialdiffersColonialdiffers
CoolingCentral AirCentral Air+ hasCentral Air+ hasCentral Air+ hasCentral Air+ hasCentral Air+ has
HeatingForced Air, OilForced Air, OilsameForced Air, PropanediffersForced Air, PropanediffersForced Air, OilsameForced Air, Oilsame
PoolNoNosameNosameNosameNosameNosame
BasementFull, partly finishedFulldiffersFulldiffersFulldiffersFulldiffersFulldiffers
FlooringHardwoodHardwoodsameHardwoodsameHardwoodsameHardwoodsameHardwoodsame
ParkingPrivate drivewayDriveway, GaragediffersAttached, DrivewaydiffersDrivewaydiffersAttached, DrivewaydiffersDrivewaydiffers
Cross streetOaklawn Ave Ext——————————
Annual taxes$9,742—$7,400−$2,342—$7,000−$2,742$6,200−$3,542

Location

Where they sold

215 South Street in green; every comparable is inside Southold hamlet, the farthest two miles away. Scroll to zoom; click a pin for the detail.

215 South Street (subject) Closed sale Under contract Active listing

Comparable sales

Ten properties

Closed sales first, highest price achieved at the top, then the pending sale and the two active listings. Seven closings between August 2025 and May 2026. Click any photo to open it full screen. One MLS photograph per property for now; full galleries to follow.

01

770 Chablis Path

Southold

Sold Sold price $1,297,000 Oct 17, 2025

The top of the set. Chardonnay Estates, nearly an acre, an in-ground pool and a four-season room — priced at $1,295,000 and in contract in 13 days, over ask. More than twice the subject's land, so it sits above the subject on lot alone.

Original list$1,295,000
Final list$1,295,000
Days on market13
$ / sq ft$564
Bedrooms4
Bathrooms3 (2 full, 1 half)
Rooms9
StyleColonial
Year built1996
Living area2,300
Lot size40,075 sf (0.92 ac)
Annual taxes$8,000
GarageYes / 2.0 (attached)
ParkingAttached, Driveway
HeatingForced Air, Oil
CoolingCentral Air, Zoned
Fireplace—
BasementFull
PoolYes / In Ground
FlooringHardwood
02

205 Pine Avenue

Southold

Sold Sold price $1,205,000 Aug 26, 2025

Goose Bay Estates, half acre with an in-ground pool, patio and outdoor dining — four bedrooms, three full baths, updated. Listed at $1,195,000 and bid to $1,205,000 in 22 days. Closed 13 months ago, so it is just outside the 12-month window; included because it is the closest match on beds, baths, garage and lot.

Original list$1,195,000
Final list$1,195,000
Days on market22
$ / sq ft$528
Bedrooms4
Bathrooms3 (3 full)
Rooms8
StyleTraditional
Year built1930
Living area2,280
Lot size24,829 sf (0.57 ac)
Annual taxes$9,097
GarageYes / 2.0
ParkingDriveway, Garage
HeatingOil
CoolingCentral Air
FireplaceYes, 1 — living room
BasementFull
PoolYes / In Ground
FlooringHardwood
03

1475 Oaklawn Avenue

Southold

Sold Sold price $1,175,000 Feb 4, 2026
Anchor comp

The anchor. Half a mile from the subject on the subject's own cross street — a 1966 Cape completely updated in 2025, first-floor primary suite, in-ground pool, two-car garage. Full ask in 33 days. The subject is 37 years newer with an extra full bath; the Oaklawn house has the pool and the fresh renovation.

Original list$1,175,000
Final list$1,175,000
Days on market33
$ / sq ft$490
Bedrooms4
Bathrooms3 (2 full, 1 half)
Rooms8
StyleCape Cod
Year built1966
Living area2,400
Lot size20,909 sf (0.48 ac)
Annual taxes$5,200
GarageYes / 2.0
ParkingDriveway, Garage
HeatingForced Air, Oil
CoolingCentral Air
Fireplace—
BasementFull
PoolYes / In Ground
FlooringHardwood
04

2120 Brigantine Drive

Southold

Sold Sold price $1,150,000 Jan 27, 2026

Harbor Lights beach community; updated, four full baths, pool, one-car garage. Opened at $1,250,000, never cut the list price, and sold $100,000 under it after 76 days — the buyer took the reduction at the negotiating table instead.

Original list$1,250,000
Final list$1,250,000
Days on market76
$ / sq ft$575
Bedrooms4
Bathrooms4 (4 full)
Rooms8
StyleColonial
Year built1972
Living area2,000
Lot size20,038 sf (0.46 ac)
Annual taxes—
GarageYes / 1.0
ParkingDriveway, Garage
HeatingForced Air, Oil
CoolingCentral Air
FireplaceYes, 1
BasementFull
PoolYes / In Ground
FlooringHardwood
05

70 Mockingbird Lane

Southold

Sold Sold price $1,130,000 Sep 30, 2025
Cautionary

The closest house to the subject on paper — a 2001 colonial, four bedrooms, three baths, half an acre, two-car attached garage, kitchen redone in 2018. It opened at $1,349,000, cut twice to $1,199,000, and sold for $1,130,000 after 143 days: $219,000 and five months given back to the opening price.

Original list$1,349,000
Final list$1,199,000
Days on market143
$ / sq ft—
Bedrooms4
Bathrooms3 (3 full)
Rooms8
StyleColonial
Year built2001
Living areaNot recorded
Lot size22,216 sf (0.51 ac)
Annual taxes—
GarageYes / 2.0 (attached)
ParkingAttached, Driveway
HeatingForced Air, Oil
CoolingCentral Air
Fireplace—
BasementFull
PoolNo
FlooringHardwood
06

1400 Calves Neck Road

Southold

Sold Sold price $1,125,000 May 15, 2026

An estate sale half a mile from the subject, priced at $899,000 and bid up 25% to $1,125,000 in eight days. It shows how deep the buyer pool is at this level when the entry price looks fair — and that a 1966 house in original condition still clears $1.1M here.

Original list$899,000
Final list$899,000
Days on market8
$ / sq ft$388
Bedrooms4
Bathrooms3 (3 full)
Rooms9
StyleCape Cod
Year built1966
Living area2,900
Lot size21,780 sf (0.50 ac)
Annual taxes—
GarageYes / 1.0
ParkingDriveway, Garage
HeatingForced Air, Oil
CoolingCentral Air
FireplaceYes, 1 — wood burning
BasementFull
PoolNo
FlooringHardwood
07

380 Hickory Road

Southold

Sold Sold price $1,055,000 Nov 19, 2025

The newest house in the set — a 2016 custom post-modern near Kenney's and McCabe's beaches, Thermador kitchen, two-car garage — on the smallest lot. Five small cuts over four months, 165 days, and it still closed under its final ask. Drip-pricing a house down $8,000 at a time did not produce a buyer; the market waited it out.

Original list$1,129,000
Final list$1,069,000
Days on market165
$ / sq ft$406
Bedrooms4
Bathrooms3 (2 full, 1 half)
Rooms8
StylePost Modern
Year built2016
Living area2,600
Lot size12,632 sf (0.29 ac)
Annual taxes$7,400
GarageYes / 2.0 (attached)
ParkingAttached, Driveway
HeatingForced Air, Propane
CoolingCentral Air
Fireplace—
BasementFull
PoolNo
FlooringHardwood
08

75 Birch Road

Southold

Pending Last listed price $1,239,999 In contract · 50 days

2022 new construction with the subject's exact bath count. Opened at $1,399,999, cut to $1,299,999 in June and $1,239,999 in late July, and went into contract nine days after the second cut. The MLS shows no garage; the lead photo is cropped where one would be — verify before relying on it.

Original list$1,399,999
Final list$1,239,999
Days on market94
$ / sq ft$480
Bedrooms4
Bathrooms4 (3 full, 1 half)
Rooms9
StyleColonial (new construction)
Year built2022
Living area2,584
Lot size10,890 sf (0.25 ac)
Annual taxes—
GarageNone (per MLS)
ParkingDriveway
HeatingForced Air, Propane
CoolingCentral Air
Fireplace—
BasementFull
PoolNo
FlooringHardwood
09

1075 Ships Drive

Southold

Active Asking $1,299,000 Active · 95 days

The live competition that matches the subject best: a 2000 center-hall colonial on a level half acre backing to town land, four bedrooms, three baths, two-car garage. Listed June 22 at $1,299,000 — 95 days, no reduction, no contract. This is the ceiling the market is currently declining to pay.

Original list$1,299,000
Final list$1,299,000
Days on market95
$ / sq ft$580
Bedrooms4
Bathrooms3 (3 full)
Rooms9
StyleCenter Hall Colonial
Year built2000
Living area2,240
Lot size21,780 sf (0.50 ac)
Annual taxes$7,000
GarageYes / 2.0 (attached)
ParkingAttached, Driveway
HeatingForced Air, Oil
CoolingCentral Air
FireplaceYes, 1 — wood burning
BasementFull
PoolNo
FlooringHardwood
10

1025 Seawood Drive

Southold

Active Asking $1,277,000 Active · 62 days

Same layout as the subject — 2005, four bedrooms, three and a half baths, 3,000 square feet, nine-foot ceilings — on a third of an acre with no garage recorded. Listed July 25 at $1,277,000; 62 days and no offer. Together with Ships Drive it brackets where the subject cannot list.

Original list$1,277,000
Final list$1,277,000
Days on market62
$ / sq ft$426
Bedrooms4
Bathrooms4 (3 full, 1 half)
Rooms9
StyleColonial
Year built2005
Living area3,000
Lot size14,375 sf (0.33 ac)
Annual taxes$6,200
GarageNone (per MLS)
ParkingDriveway
HeatingForced Air, Oil
CoolingCentral Air
Fireplace—
BasementFull
PoolNo
FlooringHardwood

Adjustments

Each comparable, brought back to the subject

Appraisal logic: the adjustment is applied to the comparable, never to the subject. Where a comparable lacks something 215 South Street has, its price is adjusted up; where it has more, down. The result is what each house would have sold for if it were this one.

ComparableStatusPrice basisGarageBathsBedroomsAge / conditionLotPoolOtherNetAdjusted
770 Chablis PathSold$1,297,000sold−$10,0002-car vs 1+$15,0002.5 vs 3.5—same+$5,0001996, well kept−$50,0000.92 ac vs 0.41−$50,000in-ground pool−$15,0004-season room−$105,000$1,192,000
205 Pine AvenueSold$1,205,000sold−$10,0002-car vs 1+$7,5003 full, no half—same—1930, updated throughout−$15,0000.57 ac vs 0.41−$50,000in-ground pool, patio—−$67,500$1,137,500
1475 Oaklawn AvenueSold$1,175,000sold−$10,0002-car vs 1+$15,0002.5 vs 3.5—same−$25,0001966, gut-renovated 2025 (net)−$7,5000.48 ac vs 0.41−$50,000in-ground pool—−$77,500$1,097,500
2120 Brigantine DriveSold$1,150,000sold—1-car — same−$7,5004 full vs 3.5—same+$15,0001972, updated−$5,0000.46 ac vs 0.41−$50,000in-ground pool—−$47,500$1,102,500
70 Mockingbird LaneSold$1,130,000sold−$10,0002-car vs 1+$7,5003 full, no half—same−$10,0002001, kitchen 2018−$10,0000.51 ac vs 0.41—none — same—−$22,500$1,107,500
1400 Calves Neck RoadSold$1,125,000sold—1-car — same+$7,5003 full, no half—same+$40,0001966, estate condition−$10,0000.50 ac vs 0.41—none — same—+$37,500$1,162,500
380 Hickory RoadSold$1,055,000sold−$10,0002-car vs 1+$15,0002.5 vs 3.5—same−$30,0002016 custom build+$10,0000.29 ac vs 0.41—none — same—−$15,000$1,040,000
75 Birch RoadPending$1,239,999last list+$20,000no garage recorded—same 3.5—same−$75,0002022 new construction+$15,0000.25 ac vs 0.41—none — same—−$40,000$1,199,999
1075 Ships DriveActive$1,299,000asking−$10,0002-car vs 1+$7,5003 full, no half—same+$5,0002000−$10,0000.50 ac vs 0.41—none — same—−$7,500$1,291,500
1025 Seawood DriveActive$1,277,000asking+$20,000no garage recorded—same 3.5—same−$5,0002005+$5,0000.33 ac vs 0.41—none — same−$10,0003,000 sf, 9-ft ceilings+$10,000$1,287,000

How the figures were set. Garage: a first bay is worth about $20,000 here, a second about $10,000. Baths: $15,000 per full bath, $7,500 per half. Lot: roughly $10,000 per tenth of an acre near the subject's size, flattening sharply above an acre. Pool: $50,000 for an in-ground pool. Age and condition: about $15,000 per decade, offset by renovation — a 2025 gut renovation or new construction carries a premium of $50,000–$75,000 over a well-kept 2003 house. Taxes and $/sf are shown in the matrix but not adjusted. These are contributory values typical of non-waterfront Southold homes in this band, not appraisal figures, and the subject's own condition since 2020 — unverified — moves them more than anything else.

Recommendation

Where the numbers land

$1,195,000

Supported range · $1,150,000 – $1,195,000

Adjusted closed sales $1,040,000 – $1,192,000 Adjusted median $1,107,500 RealAVM $1,167,200 Taxes $9,742

Adjust the seven closed sales back to this house and they land between $1,040,000 and $1,192,000, with a median of $1,107,500. The two that match it most closely on paper — 70 Mockingbird Lane (2001, four bedrooms, three baths, half acre, two-car garage) and 1475 Oaklawn Avenue (half a mile away on the subject's own cross street) — adjust to roughly $1,107,000 and $1,097,000. CoreLogic's automated value, $1,167,200, sits in the same neighborhood.

215 South Street brings what buyers in this band have paid up for: a 2003 build with a first-floor ensuite, three and a half baths, central air, a full basement and an attached garage. What it does not bring is the in-ground pool that four of the seven closed comparables had, or a lot much over 0.4 acre. Its taxes, at $9,742, are the highest in the set, and the cesspool will come up in every negotiation.

The case against reaching is written in the two active listings that match the subject best. 1075 Ships Drive — a 2000 colonial on a half acre with a two-car garage — has asked $1,299,000 for 95 days without a contract. 1025 Seawood Drive, the subject's exact layout, has asked $1,277,000 for 62. And 70 Mockingbird Lane, which opened at $1,349,000, took 143 days and two reductions to sell for $1,130,000.

$1,195,000 opens under both stale actives, above every adjusted closed sale, and squarely in the band where Chablis Path, Pine Avenue and Oaklawn Avenue drew full-price offers inside five weeks.

Presented by

Prepared by

AA

Alexander Aquino

Licensed Real Estate Salesperson

Douglas Elliman Real Estate

Mobile · 631.902.7351 · Office 631.477.2220
Alexander.Aquino@Elliman.com
124 Front Street, Greenport, NY 11944