Comparative Market Analysis
33 Westbrook Drive
Morganville · New Jersey · 07751 · Westbrook Estates
Overview
Subject Property
Market Data
Comparable Sales
Time Adjustment
Market Appreciation Analysis
Appreciation rate applied: ~0.5%/month based on Monmouth County luxury single-family market trends in Westbrook Estates. All four comps sold over asking price, confirming a strong seller’s market. All adjustments are analytical estimates only.
Analysis
Adjusted Valuation
| Base value — appreciation-adjusted average of all four comps | ~$1,334,000 |
| Size premium — subject is 330–650 sf larger than Comps 1, 2 & 4 (~$350/sf blended) | +$50,000 |
| Bath premium — subject has 4 full baths vs 2.5 full baths in Comps 1 & 4 | +$22,000 |
| Pool adjustment — subject has vinyl pool; Comp 3 has premium gunite/heated/spa | −$30,000 |
| Condition premium — updated & pristine with effective age 25 years; truly move-in ready | +$25,000 |
| Deck premium — 916 sf deck is among the largest in the comparable set | +$10,000 |
| Market momentum — all four comps sold over asking; Westbrook Estates demand remains extremely strong | +$10,000 |
| Estimated Market Value Range | $1,375,000 – $1,450,000 |
Qualifications
Notes & Considerations
Every Single Comp in This Neighborhood Sold Over Asking
This is not a coincidence — it is a pattern. Comp 1 sold $155,001 over asking. Comp 2 sold $201,000 over asking. Comp 3 received multiple offers and sold $160,000 over asking. Comp 4 went under contract the day it listed at full price. Westbrook Estates is a highly coveted Morganville neighborhood with tight inventory and a consistent pool of buyers who know exactly what they want and are willing to compete for it. A well-priced, well-presented listing at 33 Westbrook Drive has every reason to follow the same pattern.
The Pristine Condition Premium
The tax record reflects an effective age of 25 years — meaning this 1980 home has been maintained and updated to a condition equivalent to a home built around 2001. Buyers and their agents notice this immediately. A move-in ready, updated colonial in this neighborhood commands a premium over homes that need work and dramatically shortens days on market. The condition of 33 Westbrook Drive is one of its strongest competitive advantages and is reflected in the upper end of the recommended list range.
Pool Consideration: Vinyl vs. Gunite
The subject has an inground vinyl pool — a highly desirable feature in this market. However, Comp 3 (the highest sale at $1,510,000) featured a premium gunite heated pool with a spa and waterfall, which added meaningful value. This distinction is accounted for in the valuation with a $30,000 downward adjustment. The subject’s pool is still a strong amenity that differentiates this listing from homes without a pool and supports pricing at the upper range relative to Comps 1, 2, and 4. Highlighting the pool in marketing photography will be important to maximizing perceived value.
Solar Panels — Owned vs. Leased
Solar panels are visible on the roof and are a desirable feature that buyers in this market appreciate. Before listing, it is important to clarify whether the panels are owned outright or subject to a lease or power purchase agreement (PPA). Owned panels increase value and are a marketing asset. Leased panels require buyer assumption of the contract and must be disclosed clearly in the MDS and attorney review. Addressing this upfront — with documentation ready — will prevent delays and keep the transaction moving efficiently to closing.
This Comparative Market Analysis is prepared for informational purposes and reflects market data available as of July 2026. Market conditions change and individual property features may affect final value. This analysis does not constitute a formal appraisal. All appreciation estimates are based on general market trends and are not guaranteed. Information sourced from Monmouth County tax records and MLS data. © 2026 ProLegacy Realty LLC · Jamie Martin Kline · Lic# 1647030
Included With Every Listing
The VIP Listing Program
Selling your home isn't just about putting it on the MLS. It's about positioning, exposure, and negotiation — handled by one of New Jersey's top-rated brokers.
What's Included
Every Listing. Every Time.
Every seller who lists with ProLegacy Realty receives the full VIP treatment — no tiers, no add-ons, no exceptions.
Zillow Showcase Partner
Jamie is one of only 10% of agents with access to Zillow Showcase — an AI-powered premium listing experience with HD room-by-room photos, 3D tours, floor plans on the map, and priority placement in search results.
Views
Saves
Sale Price
Showcase Avg
Don't Take Our Word for It —
Hear It Directly From Zillow
This isn't just a feature — it's a competitive edge. Watch Zillow's own video and see exactly how Showcase stops buyers in their tracks and puts more money in sellers' pockets.
Real Estate
Done Right.
As a licensed broker at ProLegacy Realty, LLC, I bring an ownership-level commitment to every transaction — protecting your interests with the same care and strategy I'd apply to my own property.
Built for Sellers.
Trusted by Clients.
I am Jamie Martin Kline, the Broker and Owner of ProLegacy Realty, LLC — a New Jersey brokerage built around a single belief: that every client deserves accountability and expertise, not just a licensed assistant. When you work with me, you're working directly with someone who treats your transaction with the same care they'd give their own.
My practice is focused on residential real estate throughout New Jersey, with deep expertise in pricing strategy, high-impact marketing, and the kind of negotiation that consistently produces results above market expectations. From first consultation to final closing, I personally oversee every detail.
Over the course of my career I've earned the trust of hundreds of buyers and sellers — not through volume alone, but through the quality of representation I bring to each individual client. That commitment has been recognized by New Jersey REALTORS® on three separate occasions with the Circle of Excellence Sales Award, one of the most competitive performance recognitions in the state.
I hold the Seller Representative Specialist (SRS) designation, reflecting a specialized understanding of seller representation — from pricing psychology and disclosure strategy to offer evaluation and contract management. This isn't a general designation; it's earned through advanced training specifically in what it means to represent a seller at the highest level.
Awards & Credentials
NJ Circle of Excellence — 2020
New Jersey REALTORS® Sales Award — recognized for elite production and client outcomes in a competitive market.
NJ Circle of Excellence — 2024
Repeat recognition reflecting sustained excellence and consistent results for clients across New Jersey.
NJ Circle of Excellence — 2025
Consecutive recognition confirming continued performance at the highest level.
Seller Representative Specialist (SRS)
National designation from the Real Estate Business Institute — advanced training in seller representation, pricing, and contract strategy.
What the SRS Means for You
Specialized Training. Applied on Every Listing.
The SRS designation is conferred by the Real Estate Business Institute and is one of the most respected seller-side credentials in the industry. Earning it requires completing rigorous coursework in seller agency, pricing methodology, listing presentations, and advanced negotiation — then demonstrating real-world application through verified transaction volume. It signals that your agent has gone beyond the standard license to develop a deeper, more specialized understanding of what it takes to maximize a seller's outcome.
Advanced training in CMA methodology, pricing psychology, and positioning a home to generate competitive offers.
Deep understanding of fiduciary duty, disclosure requirements, and the legal framework governing true seller agency.
Structured approach to evaluating offers, managing contingencies, and negotiating terms that protect seller interests.
What Sets This
Brokerage Apart
Broker-Level Accountability
You work directly with a licensed broker — not a new agent building their book.
No Long-Term Contracts
Day-to-day listing agreements only. Results earn trust — not paperwork.
Full-Service From Day One
Photography, 3D tours, digital advertising — every tool included, not upsold.
Data-Driven Pricing
Every recommended price is backed by a rigorous CMA — not a number to win the listing.
Award-Winning Production
NJ Circle of Excellence 2020, 2024, and 2025 — earned, not purchased.
Verified Client Reviews
A track record built on real client experiences and 5-star reviews.
Ready to Talk
Strategy?
Whether you're thinking about selling, curious about your home's value, or just want an honest conversation about the market — I'm available. No pressure, no obligation.
Call (732) 337-6992