← Back to 117A Park St NE
This is a private link prepared for the seller of this property — please do not share.
117A Park St NE
Gold Standard Listing
The Casey Samson Team

Gold Standard Seller Roadmap™

117A Park St NE

Vienna, Virginia

Engineered for a First-Week Sale — Highest Price, Best Terms, Lowest Risk

As of Thursday, September 24, 2026
Recommended Coming Soon
$1,899,999
Expected Sale Price
$1.92M–$2.02M

NOTE: THIS IS PRELIMINARY PRICING ONLY. FINAL PRICING CAN ONLY BE DETERMINED AFTER A VISUAL INSPECTION OF CONDITIONS, UPGRADES AND LOT PREMIUM OR DISCOUNT.

Authenticated Range
$1,920,000 – $2,025,000
Customary to Premium Value™
Value at Risk
$105,000
Customary to Premium
Vienna Luxury
Buyer's Market
Last 14 days, buyer activity is quiet. This week is not a good time for sellers to bring homes on the market.
2025
Year built
2,850
Above grade SF
$1,781,900
Assessment
$1,849,999
Fall back price

Authenticated Values™

Built 2025 · 2,850 SF · Assessment $1,781,900

Customary Value

★★☆
$1,920,000
  • Kitchen and bathrooms updated within ~15 years.
  • Paint, lighting, hardware, flooring, finishes reflect current standard.
  • Overall presentation is competitive with comparable homes.

Premium Value

★★★
$2,025,000
  • Kitchen and bathrooms updated within ~10 years.
  • Upgrades, finishes, and craftsmanship exceed the standard.
  • Overall presentation distinguishes the property from the competition.
Value at Risk
$105,000
Loss of value can occur with over pricing or poor preparation.

Moving the Needle™

Strategic improvements return 7 times the investment.

Buyers do not pay top dollar for dated or DIY homes.

Moving the Needle Up

Presentation Improvements

  • Fresh designer paint and detailed touch-ups
  • Updated lighting, hardware, and fixtures
  • Flooring and finish refinishing
  • Landscaping and curb-appeal enhancements
  • Targeted kitchen and bathroom improvements

Buyer Confidence Improvements

  • Pre-listing home inspection
  • Complete seller disclosures
  • Authenticated Values™ of the property and upgrades
  • Premium photography and cinematic video
  • Highlight condition, location, and lifestyle

Moving the Needle Down

What Buyers Discount For

Conditions buyers do not prefer, and what the market typically takes off for each.

  • Pipestem−$35K to −$50K
  • Double-yellow-line traffic−$50K to −$250K
  • No back yard
  • Non-functioning floor plan
  • Unfinished basement−$25K to −$75K depending on size

Current Competition

Vienna Luxury Market

Current conditions in the segment this home competes in.

MarketInventoryContracts% Under ContractUC Last 14 DaysControl
Vienna17%56%19%15%Buyer's
15%
14 Day Absorption
No Go Zone

Last 14 days, buyer activity is quiet. This week is not a good time for sellers to bring homes on the market.

There is no active competition in this segment — no Active, Active Under Contract or Pending listings.

CST Pricing Strategy

Position the home at the highest major buyer threshold supported by the authenticated value.

Authenticated ValueClosest Buyer Threshold
$1,920,000$1,900,000

The Customary Value of $1,920,000 is the basis for positioning, so the strategy begins at the first buyer threshold below it — the $1.90M mark.

Recommended Coming Soon Price
$1,899,999
Expected Sales Price: $1.92M–$2.02M

Predictive Analysis

If scheduled showings by Wednesday are fewer than six,

Recommended Active List Price
$1,849,999
Expected Sales Price: $1.92M–$2.02M

The standard $50,000 step applies — no special-case threshold pair exists at this level. The reduction adjusts position, not value: the authenticated Customary-to-Premium range is unchanged.

Virginia's #1 Luxury Real Estate Team

Home To

2025 Track Record

97% Success Rate|Average DOM: 6|Average $93,000 Over List

Results Count™