Comparative Market Analysis
1084 E 2200 N · North Logan, UT 84341
Prepared by Brent Homer · RE/MAX Peaks · April 2026
Executive Summary
Recommended Pricing Strategy
Based on a thorough review of recent North Logan sales, active competition, and the subject property's features, this home's strongest pricing position is firmly in the upper-$600s. The 2011 build year, 7-bedroom layout, 4-car tandem garage, and 0.35-acre lot all support a premium over older and smaller comparables.
$650K–$710K
Market Value Range
Supported by recent North Logan sold comps
$689,900
Suggested List Price
Recommended launch position
$675K–$695K
Most Likely Sale Range
Market-clearing value based on comp analysis
The home's strongest pricing position is in the upper-$600s, supported by recent North Logan sales, its 2011 build year, 7-bedroom utility, 0.35-acre lot, and 4-car tandem garage.
Property Profile
Subject Property Snapshot
1084 E 2200 N, North Logan, UT 84341 · MLS #1609020
Property Details
- Year Built: 2011
- Finished Sq Ft: 3,621
- Bedrooms: 7
- Bathrooms: 3
- Lot Size: 0.35 acres / 15,246 sq ft
- Garage: 4-Car Tandem
- Type: Residential Single-Family
MLS History
- Prior List Date: June 13, 2019
- Prior Close Date: August 19, 2019
- Prior List Price: $449,000
- Prior Close Price: $450,000
- 2019 Days on Market: 67
- Prior Status: Closed
Since 2019, North Logan values have increased substantially — supporting today's recommended range of $650,000–$710,000.
Seller Advantage
What Buyers Will Like
This home offers a compelling combination of size, utility, and location that gives it a distinct edge over older or smaller North Logan listings. Here's what will resonate most with today's buyers.
Newer Construction
Built in 2011, this home is newer than many established east-bench properties — offering more modern systems, materials, and design standards.
7-Bedroom Flexibility
Seven bedrooms provide exceptional utility for multi-generational living, home offices, guest suites, or rental income potential — a rare find at this price point.
4-Car Tandem Garage
A major utility advantage that appeals strongly to Utah buyers — ideal for vehicles, recreational equipment, storage, or a workshop.
0.35-Acre Lot
Competitive lot size for North Logan's east bench, with a fenced and landscaped yard plus secondary water — a meaningful long-term value add.
Prime North Logan Location
Minutes from USU, Green Canyon, Elk Ridge Park, shopping, and top-rated schools — a location that sells itself to buyers prioritizing lifestyle.
Custom Craftsmanship
MLS notes highlight an open floor plan, oversized windows, two laundry rooms, wheelchair-accessible main floor, cold storage, and a fenced landscaped yard.
Pricing Analysis
Factors That Shape Value
Every pricing recommendation requires an honest look at both the upside and the headwinds. The following factors were considered when arriving at the recommended range for this property.
⬆ Upside Factors
- 7-bedroom count exceeds most competitors at this price
- 4-car tandem garage is a rare, high-value feature
- 2011 build year is newer than many comparable sales
- Secondary water, two laundry rooms, and accessibility design
- 0.35-acre lot is competitive for the immediate area
- Strong North Logan east-bench location appeal
⚠ Value Watch Items
- Above-grade vs. basement sq ft not separated in MLS data — needs verification
- Current condition and update level must be confirmed before launch
- Utah buyers weigh basement quality, layout, and entrance utility heavily
- New construction creates an upper price ceiling in the $729K–$749K+ range
- Pricing must balance size and utility against updated or newer alternatives
Sold Comparables
Most Relevant Sold Comps
The following six sales represent the most applicable closed transactions in North Logan. All are within a relevant range of size, age, lot, and location — providing the clearest picture of where buyers have actually written checks.
The range across these six sales spans $650,000 to $725,000, with the most relevant early-2010s comparables clustering in the $650,000–$690,000 band. Higher sales at $720K–$725K reflect superior finish, newer build, or premium features.
Comp Takeaways
What the Sales Tell Us
Analyzing the six closed sales reveals a clear and actionable pricing picture. The market has spoken — here's how to interpret what buyers are actually paying in North Logan today.
Sales Cluster: $650K–$725K
The most relevant closed transactions fall within this range, establishing the realistic ceiling and floor for this home's market value.
Early-2010s Homes Support Mid-to-Upper $600s
Similar vintage homes (2007–2014) consistently sold in the $650,000–$690,000 range — exactly where this home belongs given its build year and condition expectations.
$700K+ Requires Superior Finish
Homes reaching the low-$700s demonstrated premium finishes, exceptional presentation, or newer construction. This creates the upper ceiling unless updates are confirmed as excellent.
Strongest Support: $675,000–$695,000
When weighing all six sales against the subject's size, age, bedroom count, and garage utility, the most credible value conclusion centers on $675,000–$695,000.
Active Market
Active Competition
These five active listings represent the homes buyers will be comparing directly against your property. Understanding this landscape is essential for positioning your home to stand out on value, utility, and price.
The listing at 2640 Aspen Park Ln has sat for 158 days at $689,900 — a signal that buyers are selective at this price point and that condition, presentation, and positioning matter enormously.
Market Signals
Pending / Under Contract Signals
Pending transactions reveal where buyer confidence is translating into contracts right now. These are among the most valuable data points in any CMA — they reflect the current moment in the market, not history.
Key Signal: The pending listing at 2540 N 2150 E ($664,900) is a 2012 North Logan home with similar age and location appeal. Its quick activity under contract confirms buyer demand is active in the mid-to-upper $600s — supporting the recommended launch at $689,900.
Price Per Sq Ft
PPSF Reality Check
Price per square foot is a useful gut-check tool. When applied to the most relevant comps, it consistently points toward the same conclusion: this home's value is grounded in the $650,000–$710,000 range.
Comp Benchmark Range
- Most relevant comps: $171–$205/sq ft
- Strongest cluster: $183–$193/sq ft
- Subject size: 3,621 sq ft
Applied to Subject Property
- $180/sq ft = $651,780
- $190/sq ft = $687,990
- $195/sq ft = $706,095
- $200/sq ft = $724,200
Conclusion
Because the subject is not new construction, but does offer strong size, bedroom count, garage utility, and location, the most credible pricing bracket falls between $650,000 and $710,000.
The recommended list price of $689,900 lands at approximately $190/sq ft — a defensible, competitive figure that positions the home as a genuine value without underpricing its rare utility.
Absorption Analysis
Buyer Demand Around the Target Price
Understanding the pace of the market in your specific price band helps calibrate how aggressively — or conservatively — to launch. Here's what the data shows for the $625,000–$725,000 range in North Logan.
5
Active Listings in Band
$625,000–$725,000 range currently
7
Closed Sales (6 Months)
Confirmed buyer activity in the target band
4.3
Months of Inventory
Moderately balanced market segment
At 4.3 months of inventory, this segment is moderately balanced. There is enough buyer activity to support a strong launch, but current competition means pricing must be sharp. A list price at $689,900 places the home squarely inside the active buyer pool — without crossing into the higher-risk new-construction bracket above $725K where buyer expectations shift significantly.
Strategy
Pricing Strategy: Three Tiers
Every seller faces a fundamental choice: speed, balance, or maximum upside. Here's how each approach plays out for this property given current market conditions.
⚡ Aggressive / Quick Sale
$649,900 – $665,000
Best for fast activity, multiple-offer potential, and buyers who prioritize closing quickly. Maximizes urgency but leaves money on the table if the home shows well.
✅ Balanced / Recommended
$679,900 – $689,900
The best balance of seller upside and market support. This tier attracts serious buyers, keeps the home competitive, and preserves negotiating room. Recommended list price: $689,900.
🎯 Premium / Aspirational
$699,900 – $715,000
Only recommended if condition, updates, basement utility, and overall presentation are confirmed as excellent. Requires strong marketing and patience — buyers at this tier compare closely to new construction.
Launch Position
Launch at $689,900
A $689,900 list price is the sweet spot — positioned strategically within the active buyer pool while signaling quality and value. Here's exactly where this price places the home in the competitive landscape.
Above Older / Less-Updated Homes
The subject's 2011 build year, 7-bedroom count, and 4-car garage justify a pricing premium over 1990s-era competitors asking similar or lower prices.
In Line With Proven North Logan Utility
At $689,900, this home aligns directly with the most relevant sold comps that reflect similar size, age, and location — making it easy for buyers and appraisers to support.
Below Newer / Custom Construction
With brand-new homes asking $729K–$749K+, listing at $689,900 keeps the subject well-positioned as a clear value relative to new construction in the area.
Inside the Active Buyer Pool
Recent pending sales and closed activity confirm buyers are writing contracts in the mid-to-upper $600s. This price puts the home directly in front of that demand.
The goal is to look like one of the best values in the upper-$600s — not just another option competing with newer homes above $725K.
Pre-Listing
Pre-Listing Recommendations
The steps taken before a home hits the MLS can meaningfully impact final sale price and days on market. A well-prepared listing commands attention, justifies pricing, and reduces buyer objections before they arise.
Verify & Confirm
Verify above-grade vs. basement finished square footage and confirm accurate MLS measurements
Confirm basement layout — walkout, separate entrance, kitchenette, or ADU/mother-in-law utility
Document recent updates: roof, HVAC, water heater, flooring, paint, kitchen, and bathrooms
Prepare & Present
Complete light prep: deep clean, declutter, touch-up paint, and a landscaping refresh
Use professional photography — first impressions online drive showing requests
Lead marketing with garage, lot size, bedroom count, location, secondary water, and accessibility features
Marketing Plan
How We Create Buyer Confidence
A great price alone doesn't sell a home — it takes strategic marketing that puts the right message in front of the right buyers at the right moment. Here's the plan for maximizing exposure and driving serious showings from day one.
MLS Launch with Strong Positioning
Accurate feature positioning, competitive pricing, and a compelling listing description that leads with buyer benefits — not just room counts.
Professional Photography
High-quality photos and listing copy focused on the home's best features: open floor plan, oversized windows, garage, lot, and lifestyle setting.
Premium Online Presence
Zillow Showcase and premium online presentation tools where available — maximizing visibility to the buyers searching in this price range today.
Social Media & Agent Outreach
Targeted social media promotion and direct buyer-agent outreach to generate early awareness and showing activity before the home has been on market long.
Lifestyle-Driven Messaging
Highlight North Logan's east-bench appeal: proximity to USU, Green Canyon, Elk Ridge Park, schools, trails, and community — the full lifestyle, not just the home.
Active Monitoring — First 10–14 Days
Track showing feedback and competing listing activity closely. If the market signals an adjustment is needed, we act quickly to protect your position.
Final Recommendation
Final Opinion of Value
After reviewing six relevant sold comparables, five active listings, four pending transactions, and a price-per-square-foot analysis, the evidence consistently points to the same conclusion for 1084 E 2200 N.
Market Value Range
$650,000 – $710,000
Supported by closed sales, PPSF analysis, and current competition
Most Likely Sale Range
$675,000 – $695,000
Where qualified buyers are most likely to write and perform
Recommended List Price
$689,900
Strong launch position with preserved negotiating room
This pricing gives the home a strong launch position while preserving negotiating room and avoiding the higher-risk bracket where buyers begin comparing more heavily against newer construction and premium updated homes above $725,000.
Disclaimer
Important Disclosure
This CMA is an estimate of market value and is not an appraisal. For lending purposes, contact a licensed appraiser. This analysis is based on publicly available MLS data and the professional judgment of the preparing agent. Market conditions change, and actual sale results may vary. This document does not constitute a guarantee of value or sale price.
Prepared By
Thank you for the opportunity to present this analysis. Brent Homer and RE/MAX Peaks are committed to helping you achieve the best possible outcome for your home sale in North Logan, UT.