Four-bedroom end-unit townhouse, three finished levels, Bowie 20721.
Prepared July 2026 for a Coregia buyer client deciding what to offer. Run for a seller, the same report sets the list price and the plan behind it.
What follows is the report as delivered, with the street address and the client's name removed. Nothing else has been changed.
Three prices, one recommendation.
Six townhouses of this size sold within a mile between March and June 2026. Net of seller credits they ranged from $385,000 to $446,000, with a median of $409,575. The subject sits in the middle of that stock, not the top: it is five years older than the Westlake homes, has two full baths where they have three, and runs on a heat pump. Its end-unit position, lake view, finished lower level and renovated baths offset most of that, which is why we place market value at $400,000 to $410,000 and would advise a seller to list at $409,900 with a written move at day ten.
Five of the six sales gave the buyer a credit at closing, averaging $10,976. Whatever the sticker says, plan on netting about 2.5% less.
Six closed sales, one mile, four months.
| Community | Type · built | Sq ft | Bed · bath | Closed | Days | Price | Credit | Net | Read |
|---|---|---|---|---|---|---|---|---|---|
| Northlake | Interior · 1989 | 1,312 | 4 · 2 / 2 | Apr 2026 | 76 | $420,000 | $12,600 | $407,400 | Same community, same age and bath layout. The closest match. |
| Westlake | End unit · 1994 | 1,293 + 520 LL | 4 · 3 / 1 | Jun 2026 | 19 | $450,000 | $4,000 | $446,000 | Newer, three full baths, central air. The ceiling. |
| Westlake | End unit · 1994 | 1,293 | 3 · 3 / 1 | Apr 2026 | 11 (112) | $435,000 | $23,251 | $411,749 | Relisted once; large credit tells you the first price failed. |
| Westlake | Interior · 1994 | 1,312 + 481 LL | 4 · 3 / 1 | May 2026 | 43 | $420,000 | $12,600 | $407,400 | Reduced from $425,000 before it sold. |
| Westlake | End unit · 1994 | 1,312 | 3 · 2 / 1 | Mar 2026 | 33 | $446,900 | $13,407 | $433,493 | Walk-out level; reduced from $449,900. |
| Southlake | Interior · 1994 | 1,335 | 4 · 3 / 1 | May 2026 | 9 | $385,000 | $0 | $385,000 | Sold in nine days at ask. The floor. |
What the clock is saying.
The two homes that sold fastest (9 and 19 days) were priced at or just under the neighbors' net figures on day one. The three that took 33 to 76 days all launched higher and came down, and all three paid a credit of $12,600 or more. In this price band the market is telling sellers the same thing every time: the first two weeks decide the outcome, and a price cut later costs more than pricing right at the start.
What lands in your account at each price.
| Fast · $392,000 | Market · $405,000 | Stretch · $418,000 | |
|---|---|---|---|
| Commission (5%) | $19,600 | $20,250 | $20,900 |
| Buyer credit planned (3%) | $11,760 | $12,150 | $12,540 |
| MD and county transfer / recordation, seller share | $4,802 | $4,961 | $5,120 |
| Title, deed prep, misc. | $1,500 | $1,500 | $1,500 |
| Estimated net before mortgage payoff | $354,338 | $366,139 | $377,940 |
The number held.
The seller asked $400,000 and went under contract in ten days. That contract fell through. Our client had a back-up offer on the table at $380,000 cash, and it settled in August 2026, roughly $25,000 under the market range above.
For a buyer, that is the report doing its job: know the number, bid with conviction, wait. For a seller, it is the cost of not having a plan for the second week. The same report, prepared before listing, would have set the price at $409,900 and the day-ten move in writing, and the seller would most likely have kept that $25,000.
The Coregia Valuation Report, for your property.
Three price scenarios, the comparable sales behind them, a days-on-market read, and a seller net sheet at each price, within 48 hours of the address. Complimentary for founding clients through October 31, 2026; regular price applies after and is credited back in full if Coregia represents you.
This sample is a broker price opinion and strategy advice prepared by Dennis Obigwe, a licensed real estate salesperson with RE/MAX Excellence Realty. It is not an appraisal and may not be used as one. Comparable sales from Bright MLS, deemed reliable but not guaranteed. The address and the client are withheld; figures are unchanged from the original except where a line is marked as an assumption. See the terms.