The prior listing rested at $280,000 for 147 days before the market quietly stepped back. Thirty-nine days into a $280,000 follow-up, the room has been just as reflective. Two listing chapters, 186 combined days at the same number, no offers written · a gentle pattern worth listening to.
Realtors Property Resource RVM® reads $276,110 at five-star confidence, down $2,670 in the last thirty days and 4.12% over the year. Zillow’s Zestimate sits at $279,400. The Public Data AVM sits at $274,000. Three independent automated valuations, three numbers inside the same $5K window.
8221 E Victoria · same street · closed at $250,000 in December 2025 at 1,174 SqFt and $213/SqFt, 4/2, 1971, conventional buyer, 59 days on market. Apply that rate to our 1,294 SqFt and bring forward for the −4.12% softening since: $264,250. Add a renovation premium for 8032’s fully refreshed interior: $269K · $274K.
3303 S Manitoba · a renovated 4/2 at 1,170 SqFt · closed $290,000 in January at $247.86/SqFt, 45 days on market, FHA buyer, 3% under list. Apply that rate to our 1,294 SqFt and subtract for what 8032 doesn’t have yet · full backyard landscaping, fresh exterior paint, no kitchen-adjacent washer/dryer. The market is already telling us the gap is real. The math lands $271K · $281K.
Closed sales in Lakeside Park over the last nine months · the closest matches to 8032 E Victoria.
| Address | SF | BR/BA | Year | Sold | $/SF | DOM | Date | Tag |
|---|---|---|---|---|---|---|---|---|
| 8221 E Victoria Drive ↗ | 1,174 | 4/2 | 1971 | $250,000 | $213 | 59 | Dec 2025 | same street |
| 3303 S Manitoba Avenue ↗ | 1,170 | 4/2 | 1973 | $290,000 | $248 | 45 | Jan 2026 | closest renovated 4/2 |
| 3241 S Mead Avenue ↗ | 1,180 | 3/2 | 1969 | $290,000 | $246 | 81 | May 2026 | same vintage |
| 8222 E Victoria Drive ↗ | 1,700 | 4/3 | 1971 | $337,900 | $199 | 123 | Mar 2026 | same street, bigger |
| 7901 E Winnepeg Drive ↗ | 1,317 | 3/2 | 1965 | $350,000 | $266 | 71 | Mar 2026 | pool · over list |
| 3432 S Nayasa Avenue ↗ | 1,135 | 3/2 | 1973 | $302,000 | $266 | 30 | Oct 2025 | half-bath |
| 3402 S Nayasa Avenue ↗ | 1,700 | 4/2 | 1974 | $330,000 | $194 | 24 | Sep 2025 | pool · bigger |
| 3224 S Manitoba Avenue ↗ | 1,259 | 3/2 | 1973 | $275,000 | $218 | 99 | Oct 2025 | pool |
| 3333 S Mead Avenue ↗ | 1,088 | 3/2 | 1963 | $265,000 | $244 | 10 | Nov 2025 | VA buyer · fast |
| 8301 E Wildcat Drive ↗ | 1,170 | 3/2 | 1975 | $208,500 | $178 | 66 | May 2026 | cash · condition |
| 2611 S Sarnoff Drive ↗ | 1,526 | 4/2 | 1976 | $225,000 | $147 | 138 | Mar 2026 | FHA · long DOM |
| 3362 S Champlain Avenue ↗ | 1,341 | 2/2 | 1972 | $250,000 | $186 | 20 | Aug 2025 | pool · 2 bed |
Four active listings in Lakeside Park today. We are the freshest renovation, and we are the second-oldest in the room.
| Address | List price | SF | DOM | Note |
|---|---|---|---|---|
| 7902 E Winnepeg Drive ↗ | $245,000 | 996 | 52 | 3/1 · cancelled twice prior at $249,500 |
| 8032 E Victoria Drive (this home) ↗ | $280,000 | 1,294 | 39 | 4/2 · renovated · this home |
| 8135 E Escalante Road ↗ | $295,000 | 1,289 | 217 | 4/2 · nearly identical footprint · stuck 217 days |
| 3711 S Le Beaux Place ↗ | $315,000 | 1,370 | 50 | 3/2 · pool premium |
Drawn from the official MLSSAZ Listing Activity Report · every buyer-agent visit between April 17 and May 9, and the written feedback the agents kindly chose to share.
“I think you might be closer to the 260K range. We saw about 8 properties similar.”
Price: Above Market Value. Interior: Good. Exterior: Fair. Most appealing: Floor Plan/Design. Least appealing: Backyard. Additional: "The washing machine in the kitchen was a turn off for the buyers." (A buyer's agent putting a price in writing · the strongest piece of evidence we have.)
Price: At Market Value. Interior: Good. Exterior: Fair. Least appealing: Exterior Paint. Most appealing: Backyard. No offer interest · opted to request broker-comp information instead.
Tours from Keller Williams (Schmidt, Sanchez), Coldwell Banker (Colan), Tierra Antigua (Ortiz, Allen), and eXp (Ward). No written feedback received. In a healthy listing, the silent stretch tends to be the buyers who simply move on without comment · and that is what we appear to be hearing.
After eight showings in the first 22 days, the calendar has been empty for sixteen straight days. Showing pace going from steady to silent typically reflects buyers crossing under the search-filter where this listing currently sits.
Eight showings inside the first three weeks · a respectable opening · and then sixteen straight days of nothing. Front-loaded interest followed by silence is the pattern buyers show us when the position is just outside the filter where they are searching.
RPR's automated valuation reads $276,110 at five-star confidence and has eased $2,670 in the last thirty days. Zestimate $279,400. Public Data $274,000. Three independent models in quiet agreement.
The 2025 listing at $280,000 rested 147 days before the room stepped back. The current $280,000 follow-up has invited the same reflective quiet at 39 days. Two listing chapters, 186 combined days at the same number, no offers written · a gentle pattern worth listening to.
Melissa Preciado at Real Broker kindly suggested in her written feedback that the right number sits closer to the $260K range. An outside voice arriving precisely where the data is also pointing.
Not $269K. Not $274K. The exact number matters because real-estate search filters are bracketed at round numbers · and one cooperating agent already put $260K in writing.
At $280,000, every buyer with a sub-$275K filter has never seen this home. The $250K · $275K bracket is the largest active demographic in 85730. $259,900 crosses two filters in one move · under $275K and under $260K · and lands at the exact number a buyer's agent already named in writing. A $5,000 trim does not do that. The move from $280,000 to $259,900 does.
Every channel running on your listing · re-activated and amplified the moment we reprice.
Click any link to see the listing on the public-facing platform.
A refreshed four-bedroom on a quiet stretch of Victoria · slump-block, central air, double-pane windows, mountain view. The bones are right. We just need to meet the buyers where they are searching.