109 Bells Lake Road
109 Bells Lake Road
109 Bells Lake Rd, Blackwood NJ
| RPR's own RVM (Realtor Valuation Model) for the subject | $450,070 |
| 12 Castor Ct — closest match, partially updated ($250/sf) | $480,000 |
| 7 Pin Oak Ct — condition unconfirmed ($233/sf) | $399,000 |
| 1724 Lee Ct — original condition, floor reference ($182/sf) | $455,000 |
| 1779 Congress Dr — fully remodeled, ceiling reference ($211/sf) | $521,500 |
| Recommended List Price Range | $419,900 – $439,900 |
Condition Reference (Agent Notes)
1779 Congress Dr — Fully remodeled. 12 Castor Ct — Partially updated. 1724 Lee Ct — Original condition, not updated. 7 Pin Oak Ct — Condition not confirmed. Subject (109 Bells Lake Rd) — Condition not yet confirmed; bed/bath count (4/2) is an estimate pending MLS or in-person verification. Keep this reference handy when finalizing the list price within the recommended range.
Blackwood / 08012 Market Overview
Closed sales near the subject over the past several months span a wide range ($399,000 to $521,500), largely explained by condition — fully remodeled homes are commanding a premium, while original-condition homes trade meaningfully lower even when larger.
Subject Property Opportunity
At an estimated 1,900 sq ft with 4 bedrooms and 2 bathrooms, 109 Bells Lake Rd is nearly a direct size and configuration match for 12 Castor Ct, the strongest comp in this report. Confirming the subject's actual condition and bed/bath count should be a priority before finalizing pricing.
Pricing Strategy & Buyer Psychology
A list price range of $419,900-$439,900 is recommended rather than a single figure, reflecting the unconfirmed condition of the subject relative to comps that vary widely by condition. Starting near $429,900 keeps the listing competitive against 12 Castor Ct's $480,000 sale while accounting for uncertainty.
Why the $450,000 Estimate Is Supported
RPR's own automated valuation model places the subject at $450,070, and this independently lines up with 12 Castor Ct's $480,000 sale (nearly identical size/configuration, only partially updated) scaled down modestly for condition uncertainty. 1724 Lee Ct and 1779 Congress Dr bracket the realistic range based on condition alone. This convergence across an independent valuation model and the closest physical comp gives this estimate solid support.
Chris Farruggio
Buying or selling a home is one of the biggest decisions you'll make — and you deserve more than just a transaction. My goal is to showcase your property in the best possible light or help you find the perfect match that truly feels like home. Every client I work with receives dedicated service, clear communication, and a commitment to creating an exceptional experience from start to finish.
With over 20 years of experience in real estate investment, remodeling, and property management, I bring a unique perspective to the process. My background in construction management and house flipping allows me to help you see potential, avoid costly mistakes, and maximize your results — whether you're preparing to sell or searching for the right home.
Clients benefit from my strong negotiation skills, market knowledge, and hands-on approach. Whether you're a first-time buyer, seasoned investor, or homeowner ready to move on, I'm here to guide you with confidence and ensure every detail is handled with care.