01 — Subject Property
1175 Wynridge Crossing
Wynridge Hillcrest · Windward · Creek View ES
5BR
2BA + 1½
3,420SF
0.30 ac
1994Built
Slab · no basement
Property Highlights
- 5 BR / 2 full BA upstairs + ½ bath on main
- Formal living (used as office, French doors) + formal dining
- Family room with fireplace + vaulted-ceiling sunroom
- Kitchen with breakfast room; laundry off kitchen
- 2-car attached garage; brick front, siding remainder
- Mostly flat backyard, small square patio
Condition Notes
KitchenLight updates prior to 2013 (black granite, white painted cabinets, stainless appliances)
Primary BathOriginal
Hall BathOriginal
BedroomsCarpet throughout
HardwoodsNeed refinishing pre-list
HVACAll new — both systems (inside + out) replaced Fall 2025; ducts cleaned
Water Heater2 years old
Roof13 years old (architectural shingle)
Windward — Trailing 12 Months
All closed sales across Windward in the trailing 12 months. Sets the baseline for what's selling, at what speed, and at what discipline before we narrow to the Tier 3 comp set.
Sold
85
homes closed
Median Close Price
$931K
all tiers
Median $/SF
$274
above-grade
Median CDOM
14 days
list to UC
Avg Sale-to-OLP
96.3%
of original list
Year Over Year — Volume + Median Price
Monthly closed sales count (gold bars) overlaid with median sale price (line). Reveals the seasonal momentum and the pricing trajectory across Windward.
2024
2025
2026 YTD
Odds of Selling
Of every home that hit the market in Windward in the trailing 12 months, here's the share that actually closed versus the share that withdrew or expired without selling.
The Pricing Discipline This Demands
71%Of 278 listings in the trailing 12 months, 198 closed and 80 withdrew or expired without ever selling.
Translation: nearly three in ten listings here fail to find a buyer. The homes that sell are priced where the buyer pool actually is. The ones that don't are reaching for a number the comps don't support.
Sold Comps — Tier 3 Interior
Six recent Tier 3 closings inside Windward — Wynridge, Beacon Hill, and Wynridge Path. Plotted geographically below, then on a price-vs-size scatter, then unpacked card-by-card with agent notes. Same street, same era, same buyer pool.
| # | Address | AG SF | BG Fin SF | BR/BA | Yr | Lot | OLP | Sold | $/SF | SP/OLP | Concess. | CDOM |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | 1220 Wynridge Crossing | 3,593 | 890 | 5/3.5 | 1995 | 0.53 ac | $899K | $900K | $250 | 100.1% | $9K | 4 |
| 2 | 2055 Beacon Hill Way | 3,310 | — | 4/3.0 | 1998 | 0.35 ac | $859K | $875K | $264 | 101.9% | $2K | 4 |
| 3 | 1205 Beacon Hill Crossing | 3,702 | — (1,936 unfin) | 4/3.0 | 2001 | 0.68 ac | $850K | $835K | $226 | 98.2% | $25K | 77 |
| 4 | 1215 Wynridge Crossing | 2,939 | — | 4/3.0 | 1994 | 0.26 ac | $850K | $835K | $284 | 98.2% | $4K | 207 |
| 5 | 1050 Beacon Hill Crossing | 3,185 | — (1,582 unfin) | 4/3.0 | 1999 | 0.31 ac | $825K | $815K | $256 | 98.8% | $13K | 30 |
| 6 | 1645 Wynridge Path | 3,003 | 1,028 | 5/3.5 | 2000 | 0.22 ac | $780K | $780K | $260 | 100.0% | $12K | 7 |
1
Same Street
1220 Wynridge Crossing
$900K
Net effective $891K · $9K concessions
Closed
2026-04-03
CDOM
4
SP/OLP
100.1%
$/SF AG
$250
Agent's Notes
- Larger lot, but sloped down
- Full finished basement
- Updated light fixtures throughout main level and primary bathroom
- Primary bathroom has updated plumbing fixtures, vanities/sinks, and shower/tub/floor tile
- New LVP flooring in primary bedroom
- Kitchen has painted cabinets with new hardware, updated backsplash, and 3-year-old stainless appliances
- 17-year-old roof
- Only one updated HVAC system
2
2055 Beacon Hill Way
$875K
Net effective $873K · $2K concessions
Closed
2025-07-21
CDOM
4
SP/OLP
101.9%
$/SF AG
$264
Agent's Notes
- Kitchen renovated in 2019
- Bedroom and full bath on the main (renovated)
- Primary bath renovated
- Hall bath upstairs with updated counters, cabinet hardware, lighting, and floor/tub tile
- Similar backyard
- Stucco front
- 2nd-floor entire HVAC 4 years old
- Main-floor AC 7 years old (furnace unknown)
- Roof 4 years old
- Water heater 8.5 years old
3
1205 Beacon Hill Crossing
$835K
Net effective $810K · $25K concessions
Closed
2025-11-21
CDOM
77
SP/OLP
98.2%
$/SF AG
$226
Agent's Notes
- Newly refinished hardwoods
- Bedroom and full bath on the main
- Bonus room/loft upstairs
- Full unfinished basement
- Primary bath with some updates — floor tile, shower tile, and plumbing fixtures (no brass)
- Yard slopes down in the back, but has a nice flagstone patio area
- Roof 7 years old
- Water heater 4 years old
- HVAC age unknown
- $25,000 closing-cost concession
4
Same Street
1215 Wynridge Crossing
$835K
Net effective $831K · $4K concessions
Closed
2025-06-30
CDOM
207
SP/OLP
98.2%
$/SF AG
$284
Agent's Notes
- Full bath on main (but no bedroom)
- Newly refinished floors and new carpet on main level
- New appliances in kitchen; rest of kitchen is dated
- 5-year-old roof, HVAC system, and water heater
- Primary bath mostly original
- Hall bath original
- 4-season room off back
- Nicely landscaped back yard
- Extended days-on-market was a deliberate choice: the seller had a target price and was patient (confirmed directly with the listing agent)
5
1050 Beacon Hill Crossing
$815K
Net effective $802K · $13K concessions
Closed
2025-11-06
CDOM
30
SP/OLP
98.8%
$/SF AG
$256
Agent's Notes
- Backs to golf course
- Unfinished basement (1,582 SF)
- Bedroom and full bath on the main
- Large back deck
- Hardwoods throughout the entire home and in good condition
- Primary bathroom — some updates, but still looks dated
- Sloped back yard, not much play area
- Roof 25 years old
- Water heater 6 years old
- HVAC age unknown
6
1645 Wynridge Path
$780K
Net effective $768K · $12K concessions
Closed
2025-09-03
CDOM
7
SP/OLP
100.0%
$/SF AG
$260
Agent's Notes
- Full finished basement
- No backyard
- Roof and water heater 7 years old
- HVAC age unknown
- Kitchen has updated quartz counters, new sink, subway backsplash, newer appliances, and updated cabinet hardware
- Primary bath was updated with travertine tile (older update) and frameless glass shower door
The Competition — Within 2 Miles, Creek View ES Zone
11 live listings (Active + Pending) within Windward and the immediate Creek View ES zone. The map shows positioning, the table shows price history and total chained days on market, and the cards unpack the most consequential ones — especially the same-street competition. Card addresses link to each Compass listing.
Note: comp #6 (310 Fieldstone Walk) appears on Compass under "310 Fieldstone Path" — same property, link is correct.
| # | Status | Address | AG SF | BG Fin SF | BR/BA | Yr | Lot | OLP | List | CDOM | Price History |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Active | 3770 Newport Bay Drive | 4,438 | — (1,800 unfin) | 4/3.5 | 1997 | 0.46 ac | $925K | $940K | 202 | Originally listed 9/11/25; expired 11/30/25; re-listed 1/23/26 |
| 2 | Pending | 1265 Beacon Hill Crossing | 3,253 | 1,686 | 4/5.0 | 2000 | 1.07 ac | $900K | $900K | 8 | New / Single listing |
| 3 | Pending | 565 Flying Scot Way | 3,412 | — | 3/2.5 | 1985 | 0.60 ac | $900K | $900K | 1 | New / Single listing |
| 4 | Active | 1110 Compass Pointe Crossing | 3,026 | — | 5/4.0 | 1996 | 0.65 ac | $975K | $895K | 52 | Multi-period listing — gap dates pending |
| 5 | Active | 1575 Wynridge Pointe | 3,063 | 1,512 | 5/4.5 | 1995 | 0.80 ac | $875K | $850K | 206 | Multi-period listing — gap dates pending |
| 6 | Active | 310 Fieldstone Walk | 3,703 | — | 5/4.0 | 1994 | 0.22 ac | $850K | $835K | 20 | ↓ $15K from OLP |
| 7 | Pending | 270 Graystone Way | 2,984 | 1,048 | 5/3.5 | 1997 | 0.23 ac | $830K | $800K | 47 | UC 5/14/26 · ↓ $30K from OLP |
| 8 | Pending | 1605 Spinnaker Drive | 2,707 | — | 4/3.5 | 1993 | 0.20 ac | $848K | $795K | 316 | Multi-period listing — gap dates pending |
| 9 | Pending | 240 Fieldstone Path | 3,437 | — | 5/3.0 | 1993 | 0.31 ac | $775K | $775K | 42 | New / Single listing |
| 10 | Pending | 3750 Spinnaker Circle | 2,358 | — | 4/2.5 | 1994 | 0.23 ac | $750K | $750K | 3 | New / Single listing |
| 11 | Active | 750 Bentwood Trace | 2,825 | — | 4/2.5 | 1988 | 0.43 ac | $725K | $725K | 4 | New / Single listing |
1
3770 Newport Bay Drive
$940K
$212/SF · OLP $925K · CDOM 202 (total chained)
Originally listed 9/11/25; expired 11/30/25; re-listed 1/23/26
4
1110 Compass Pointe Crossing
$895K
$296/SF · OLP $975K · CDOM 52 (total chained)
Listed 7/9/25 at $825K; withdrawn 8/22/25 at same price. Re-listed 4/16/26 at $975K; reduced 5/14/26 to $895K. Between listing periods, seller updated the kitchen and all bathrooms.
Agent's Notes
- Updated kitchen and baths
- Hardwoods throughout main level
- Finished basement
- Backyard slopes down
5
Same Street
1575 Wynridge Pointe
$850K
$278/SF · OLP $875K · CDOM 206 (total chained)
Listed 5/6/25 at $900K; withdrawn 6/26/25. Re-listed same day at $875K; UC 8/23/25, fell through 9/19/25, withdrawn 10/2/25 at $875K. Re-listed 2/16/26 at $875K (137-day gap); reduced 4/21/26 to $850K.
Agent's Notes
- Hardwood throughout main level
- Covered back deck
- Finished basement with kitchen
- Tiny backyard that drops off
6
310 Fieldstone Walk
$835K
$225/SF · OLP $850K · CDOM 20
Agent's Notes
- Stucco front
- Hardwoods throughout main level
- Some updates in primary bathroom
- Nice backyard, but smaller lot
- No basement
8
1605 Spinnaker Drive
$795K
$294/SF · OLP $848K · CDOM 316 (total chained)
Listed 6/19/25 at $899K; UC 6/24, back on market 8/13, withdrawn 8/26 at $899K. Re-listed 8/27/25 at $875K, expired 12/1/25 at $859,900. Re-listed 12/1/25 at $848K, reduced 4/17/26 to $795K, UC 4/22/26.
07 — Recommended List Price
Recommended List Price Range
$775,000 – $799,000
$227–$234/SF · 3,420 AG SF · 0.30 ac