Comparative Market Analysis
100 Orchard Hill Drive
Lincroft · New Jersey · 07738
Overview
Subject Property
Market Data
Comparable Sales
Time Adjustment
Market Appreciation Analysis
* Comp 5 used as ceiling reference — fully renovated with 5 bedrooms. Appreciation rate ~0.5%/month based on Lincroft / Middletown single-family market trends. All adjustments are analytical estimates only.
Analysis
Adjusted Valuation
| Base value — average of Comps 1, 3 & 4 (appreciation-adjusted, closest size/bath match) | ~$1,102,000 |
| Size premium — subject at 2,886 sf is 979–982 sf larger than Comps 2 & 3 (~$100/sf) | +$98,000 |
| Bath adjustment — subject has 3 full baths vs. 2.5 in Comps 1, 2, 5 | +$10,000 |
| Age/condition — subject built 1959, older than comps built 1961–1963 | −$15,000 |
| Pool premium — in-ground pool confirmed, consistent with comps 2–5 | Reflected in base |
| Market momentum — all comps sold significantly over ask; avg 13% above list price | +$20,000 |
| Estimated Market Value Range | $976,740 – $1,218,180 |
Qualifications
Notes & Considerations
Every Comp Sold Over Asking Price
A remarkable characteristic of this comp set is that all five properties sold above their list price — ranging from 7.6% over (159 Priscilla) to 27.9% over (110 Jumping Brook). The average premium was approximately 13% above asking. This reflects extraordinary demand in the Lincroft market and strongly suggests that a well-priced listing at $1,099,900 has significant upside potential through competitive offers.
Size Advantage Over Most Comps
At 2,886 sq ft, the subject property is meaningfully larger than three of the five comps (Comps 2, 3, and 4), which range from 1,904 to approximately 1,907 sq ft of living area. Comps 2 and 3 both sold at or near $1,000,000–$1,150,000 despite being nearly 1,000 sq ft smaller. The subject’s size advantage is one of the strongest factors supporting pricing at the upper end of the range.
In-Ground Pool Is a Market Expectation
Four of the five comps had in-ground pools, confirming that pool ownership is a baseline expectation — not a differentiator — in this segment of Lincroft. The subject’s vinyl in-ground pool is appropriately priced into the range. If the pool has been recently upgraded or resurfaced, documentation of that work could support pricing toward the top of the range.
Appreciation Adjusted from Older Sales
Three of the five comps sold between April and July 2025, 10–13 months before this report. Applying a conservative 0.5% monthly appreciation rate to bring those sales to present-day equivalents reflects the continued upward pressure on Lincroft single-family home values. The two most recent comps (March and April 2026) required only 1% adjustment, confirming that the market has remained strong through early 2026.
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