9181 E Sugar SumacPre-Listing Brief · Roe
A plain-language recap of the property facts, the AVM disconnect, the comp set, three pricing paths, the solar story, and what happens from signing day to keys-in-buyer-hand.
Dennis Sanchez sent your number to Rich Pesqueira on April 30. Rich brought it to me the same day. By April 30 evening I had the Pima Assessor file, the 2018 MLS history, four automated valuations, and the FlexMLS comp set for Silver Pass Phases I · IV. By May 1 the Long Realty Property Verification (PVP rank-1) was in. By May 2 Dennis sent the original solar contract from Our World Energy. This brief is the consolidation.
The headline: the closest comp that exists is the twin on this street. 9128 E Sugar Sumac, identical 2,055 sqft, two-story, 4BR, with a pool, listed at $375,000 and went under contract in 18 days. The AVMs cluster near $355K and cannot see the pool or the active-contract market. The job is to price to the twin while staying inside the seller's-market band. The recommendation is $369,900 Strategic.
2,055 square feet (PVP rank-1 confirmed), 4 bedrooms, 3 baths, with a 450-sqft in-ground pool, in a gated section of Silver Pass Phase III. Built 1996 by Del Webb / Coventry Homes. 0.127-acre lot, R-3 zoning. Refrigerated air, natural gas, two-car garage. Vail USD: Desert Willow Elementary, Desert Sky Middle, Vail High. HOA $39.93 quarterly through Veracious Management. Two-story layout, matching the identical 9128 model. Confirm the full/half bath split at MLS input.
ATTOM says $339,826. Long Realty RVM (5-star confidence, refreshed 2026-06-06) says $350,040. Collateral / Public Data says $359,000 with a too-wide $309K to $409K range. Zillow says $367,700. Cluster midpoint sits near $355K. None of the four can see the pool, the gated section, the school catchment, or your assumable solar at 3.9%, and none can see the twin at 9128 that just went under contract at $375K. That is why we do not list at the AVM. We list to the comp.
Velocity ($359,900) · anchored to the RVM and the Rita Ranch median, set $15K under the twin. 7 to 14 days to under contract. Net to seller ~$232,000 if the buyer assumes your solar loan.
Strategic ($369,900) · recommended · anchored to the identical twin at 9128 ($375K, under contract in 18 days), just under it, and inside the seller's-market band. Net to seller ~$241,000 if the buyer assumes your solar loan.
Aggressive ($379,900) · $5K above the twin's proven list, inside Zillow's envelope. Crosses into the $375K to $400K buyer's-market band, so expect a longer wait. Net to seller ~$250,000 if the buyer assumes your solar loan.
Heather signed a residential PV contract with Our World Energy on June 16, 2023. The system was financed through Dividend Finance at 3.9% APR over 25 years, $53,955.77 originally financed. 10.8 kW DC, 24 panels, no battery, ~16,623 kWh/yr. Current solar loans run 7% to 9%. A buyer assuming your loan saves $15,000 to $20,000 over its life versus financing fresh. We market the assumability.
Two paperwork notes: (1) the AAR Solar Addendum currently has Box 1 (Owned) checked · correct election is Box 2 (Lease/Loan), five-minute fix at the table; (2) the loan is secured by a UCC-1 filing on the system itself, not a lien on the real property.
Heather has been on title since September 2018, seven years past the 2-of-5 primary-residence test. Married filing jointly carries a $500,000 federal exclusion. At a $369,900 sale with a $54K improvement basis, your gain is approximately $69,000, well below the exclusion. Estimated federal capital-gains tax on this sale: $0. Two questions for your CPA: confirm Karl’s residency clock from 2024 forward, and stack any other improvement receipts to push basis higher.
Tyler Lopez is your single point of contact (520-462-6023). Jeff Morris is co-listing agent and transaction coordinator. Tana Lopez is associate broker for compliance. Anthony Muse is the photographer (booked within 72 hours of signing). Kember Switzer activates marketing distribution at MLS go-live. KC Woods is designated broker on the Long Realty side. Charlie Olinger is TC backup. Rich Pesqueira (referral chain) and Dennis Sanchez (lender) stay looped in.
Signed Mon · paperwork submitted Tue · photographer Thu · photos delivered Fri · MLS final review Mon · MLS go-live Thursday May 14, 10 AM MST · email blast 10:30 · IG/FB at 11 · syndication to Zillow / Redfin / Realtor / LongRealty. Day-14 activity check-in. Day-21 first strategy review.
Estimates are not appraisals. Capital-gains figures are not tax advice. Property facts verified against Long Realty Property Verification (rank 1) on 2026-05-01 and Pima Assessor and FlexMLS on 2026-04-30. Solar facts taken from the Our World Energy purchase contract dated 2023-06-16. Equal Housing Opportunity.
