The Providence market (89166) has shifted. While your home is listed at $534,900, direct competition is selling significantly lower. Specifically, a similar-sized home nearby sold for $475,000 just days ago, and new construction homes built in 2023 are selling for $540,000. Buyers are choosing the brand-new homes over resale at this price point.
This schematic shows why buyers are hesitating. You (Blue) are priced near the New Builds (C) but are surrounded by lower-priced sales (A).
| Map | Address | Date Sold | Sold Price | $/Sq.Ft. | Sq.Ft. | Analysis |
|---|---|---|---|---|---|---|
| A | 10631 Auburn Springs Ave | Dec 16, 2025 | $475,000 | $257 | 1,847 | [cite_start]Sold for $10k under list. Smaller, but establishes a low floor. [cite: 316] |
| C | 6850 Sweet Bay St | Mar 31, 2025 | $540,000 | $214 | 2,526 | New Construction (2023). Identical size. [cite_start]Buyers prefer this for the same price. [cite: 165] |
| B | 10623 Auburn Springs Ave | Sep 03, 2025 | $618,000 | $206 | 2,997 | Much larger (approx 3,000 sq ft). [cite_start]Justifies higher price. [cite: 316] |
| Map | Address | DOM* | List Price | $/Sq.Ft. | Notes |
|---|---|---|---|---|---|
| YOU | 10668 Berkshire Woods Ave | 174 | $534,900 | $212 | [cite_start]Danger Zone. High Days on Market (174) signals "overpriced" to agents. [cite: 307] |
| D | 6425 Scotts Crossing St | 149 | $638,888 | $213 | Listing is stagnant. [cite_start]Larger home (5 Bed/3 Bath). [cite: 307] |
The table below compares your Current Net Sheet (based on the $535k list price) with the Recommended Price Strategy. Note: We kept your fixed costs (Escrow, Title, HOA) conservative, even though they might decrease slightly with price.